638 Vine St · Kent, OH 44240

$259,000

4 bd · 2.0 ba · 1,862 sqft · SingleFamily public records · 21 Days on market

Built 1920 10,249 sqft lot $139/sqft · 19% above area Est $217k · 19% over

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Why this score? — see what drove the D grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +17.0/30.0
• DSCR +5.3/10.0
• Livability +4.5/5.0
• 1% rule +4.3/10.0
• Schools +4.3/10.0
• Rent growth +4.2/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Perfect home for those treasured antiques! This 2 1/2 story home convenient to KSU campus and downtown Kent has much to offer. The hardwood floors, natural oak trim, French doors, open oak staircase, front parlor with gas fireplace and wood pillars are just a few of the many features that add to the charm and character of this classic home. There are 4 bedrooms, 2 full baths, renovated kitchen with breakfast nook, formal dining room with built-in buffet and much more. Take in the outdoors by relaxing on the front porch or sitting on the rear patio overlooking the deep backyard. The walk up attic has been wired, insulated and rough plumbed for a bath. Owner has also added a central wood burning furnace which gives you the option to conserve on your gas heating bills

Key facts

• Beautiful pillars
• Cozy fireplace
• Original woodwork

Tags

• ORIGINAL WOODWORK
• REFINISHED HARDWOOD FLOORS
• ELEGANT OPEN OAK STAIRCASE
• COZY FIREPLACE
• BEAUTIFUL PILLARS
• GORGEOUS FRENCH DOORS

Property features AI

Exterior

• Parking: Detached garage with electricity and garage door opener; Paved parking
• Utilities: Public water; Public sewer
• Home design: Two-story house; Aluminum siding exterior; Asphalt/fiberglass roof
• Construction: Built according to public records; Aluminum siding construction; Asphalt/fiberglass roof
• Exterior features: Covered front porch; Patio; Wooded lot

Interior

• Kitchen: Eat-in kitchen; Range; Microwave; Dishwasher; Refrigerator
• Bedrooms: Four bedrooms on the second floor (wood floors)
• Flooring: Wood flooring throughout main living areas and bedrooms
• Bathrooms: One full bathroom; One half bathroom; One main-level bathroom
• Heating & cooling: Forced-air gas heating; Central air conditioning
• Interior features: Built-in features; Cedar closets; Ceiling fans; Chandelier; Crown molding; Cathedral ceilings; Entrance foyer with fireplace; Eat-in kitchen
• Laundry & utility: Washer and dryer; Laundry located in the basement

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $259k.

Deal economics

• At list price, monthly cash flow is $176 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $241k (6.9% below list).
• Recommended offer: $241k (6.9% below list) — sets the bar for 1% rule.
• Cap rate 7.1% vs local median 4.1% in Kent — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 89/100 on livability (#13 in OH, #129 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+; Watch: employment F.
• Kent City (suburban): math 46% / reading 58% proficiency, ranked #433 of 656 in OH (top 66%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising fast (+6.8%/yr); 139 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 196 units permitted in Portage County in 2024 (10 in 5+ unit buildings).
• At $2,411/mo this rent would consume 50% of the median local household income ($58k/yr) (locally 2634% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($255k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 10y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $241,101 (6.9% below list)

Questions for the listing agent

1. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
5. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
6. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.93% ✗
• Cap rate: 7.11%
• Cash-on-cash: 2.92%
• DSCR: 1.13
• GRM: 9.0

CMA / ARV

• ARV (median comp): $216,893
• List price: $259,000
• Delta: 19.41%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
625 Vine St	0.03mi	4/2.0	1,728 (-7%)	20mo	$173,150	$100	70
339 High St	0.11mi	3/1.5 (-1)	1,663 (-11%)	11mo	$210,000	$126	61
220 E Elm St	0.21mi	3/1.5 (-1)	1,623 (-13%)	8mo	$229,376	$141	55
146 W Elm St	0.31mi	3/1.0 (-1)	1,627 (-13%)	1mo	$129,700	$80	55
329 N Willow St	0.66mi	4/2.0	1,752 (-6%)	8mo	$259,900	$148	53
703 Avondale St	0.55mi	4/2.0	1,675 (-10%)	6mo	$219,500	$131	52
707 Avondale St	0.56mi	4/2.0	1,915 (+3%)	21mo	$249,000	$130	52
308 Wilson Ave	0.73mi	4/2.5	2,024 (+9%)	10mo	$290,000	$143	41
414 Ivan Dr	0.69mi	3/3.0 (-1)	1,988 (+7%)	17mo	$315,500	$159	33

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 6.8% rent growth · sell at horizon

5-year hold

• IRR: -7.6%
• Equity multiple: 0.71×
• Total profit: $-21,167
• Equity at exit: $38,618

10-year hold

• IRR: 6.1%
• Equity multiple: 1.53×
• Total profit: $38,498
• Equity at exit: $22,394

Cash invested: $72,520 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 73 Landlord-Friendly
• State Ohio: 73 Landlord-Friendly · R+6
• County: — inherits STATE
• City: — inherits STATE

3-day notice; Cleveland / Columbus have some habitability code enforcement; otherwise landlord-leaning.

Methodology + full state rankings →

ZIP-level market 44240

• Rents YoY: 6.8%
• Active inventory: 139
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $2,411 medium
• Mortgage (P&I): −$1,358
• Tax from tax record: −$262 /mo · $3,146/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$506
• Net cashflow: $176

Break-even live

Break-even rent $2,188

Max offer price $259,000

Occupancy floor 88%

Sensitivity live

Price	-10% $323	-5% $250	+0% $176	+5% $103	+10% $30
Rent	-10% $-14	-5% $81	+0% $176	+5% $272	+10% $367
Rate	-1.0pp $307	-0.5pp $242	base $176	+0.5pp $109	+1.0pp $41

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $64,750
• Closing costs: $7,770
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
129 Sherman St Kent, OH	4.0	2.0	1246	$2,500	$2.01	44d	1	0.63mi
486 Needham Ave Kent, OH	3.0	1.0	1512	$1,950	$1.29	44d	1	1.32mi

Listing history 16 events

1. 2026-06-07
   statusdays on market $259,000 Pending 21 DOM
2. 2026-06-03
   days on market $259,000 Contingent 20 DOM
3. 2026-06-02
   days on market $259,000 Contingent 19 DOM
4. 2026-06-01
   days on market $259,000 Contingent 18 DOM
5. 2026-05-31
   days on market $259,000 Contingent 17 DOM
6. 2026-05-31
   days on market $259,000 Contingent 16 DOM
7. 2026-05-18
   historical Contingent 2031-char remark
8. 2026-05-14
   listed $259,000 Active 2031-char remark
9. 2016-09-26
   status Pending 775-char remark

   Show marketing remark (775 chars)

   Perfect home for those treasured antiques! This 2 1/2 story home convenient to KSU campus and downtown Kent has much to offer. The hardwood floors, natural oak trim, French doors, open oak staircase, front parlor with gas fireplace and wood pillars are just a few of the many features that add to the charm and character of this classic home. There are 4 bedrooms, 2 full baths, renovated kitchen with breakfast nook, formal dining room with built-in buffet and much more. Take in the outdoors by relaxing on the front porch or sitting on the rear patio overlooking the deep backyard. The walk up attic has been wired, insulated and rough plumbed for a bath. Owner has also added a central wood burning furnace which gives you the option to conserve on your gas heating bills

10. 2016-09-23
    soldstatus $134,900
11. 2016-09-22
    soldstatus $134,900 Sold 775-char remark

    Show marketing remark (775 chars)

    Perfect home for those treasured antiques! This 2 1/2 story home convenient to KSU campus and downtown Kent has much to offer. The hardwood floors, natural oak trim, French doors, open oak staircase, front parlor with gas fireplace and wood pillars are just a few of the many features that add to the charm and character of this classic home. There are 4 bedrooms, 2 full baths, renovated kitchen with breakfast nook, formal dining room with built-in buffet and much more. Take in the outdoors by relaxing on the front porch or sitting on the rear patio overlooking the deep backyard. The walk up attic has been wired, insulated and rough plumbed for a bath. Owner has also added a central wood burning furnace which gives you the option to conserve on your gas heating bills

12. 2016-08-19
    historical Contingent 775-char remark

    Show marketing remark (775 chars)

    Perfect home for those treasured antiques! This 2 1/2 story home convenient to KSU campus and downtown Kent has much to offer. The hardwood floors, natural oak trim, French doors, open oak staircase, front parlor with gas fireplace and wood pillars are just a few of the many features that add to the charm and character of this classic home. There are 4 bedrooms, 2 full baths, renovated kitchen with breakfast nook, formal dining room with built-in buffet and much more. Take in the outdoors by relaxing on the front porch or sitting on the rear patio overlooking the deep backyard. The walk up attic has been wired, insulated and rough plumbed for a bath. Owner has also added a central wood burning furnace which gives you the option to conserve on your gas heating bills

13. 2016-08-16
    listed $134,900 Active 775-char remark

    Show marketing remark (775 chars)

    Perfect home for those treasured antiques! This 2 1/2 story home convenient to KSU campus and downtown Kent has much to offer. The hardwood floors, natural oak trim, French doors, open oak staircase, front parlor with gas fireplace and wood pillars are just a few of the many features that add to the charm and character of this classic home. There are 4 bedrooms, 2 full baths, renovated kitchen with breakfast nook, formal dining room with built-in buffet and much more. Take in the outdoors by relaxing on the front porch or sitting on the rear patio overlooking the deep backyard. The walk up attic has been wired, insulated and rough plumbed for a bath. Owner has also added a central wood burning furnace which gives you the option to conserve on your gas heating bills

14. 2002-08-14
    soldstatus $60,000
15. 2000-08-17
    soldstatus $135,000
16. 1993-08-26
    soldstatus $66,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast OH · Partial reset (capped growth)

• Current annual tax: $3,146 · $262/mo
• Projected year-2 tax: $3,593 · $299/mo
• Expected delta: +$447/yr (+$37/mo · 14.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥97°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,932
• − Mortgage interest: −$14,508
• − Property taxes: −$3,146
• − Insurance: −$1,295
• − Repairs & maintenance: −$2,315
• − Management: −$2,315
• − Depreciation: −$7,535
• Taxable loss: −$2,181
• Est. tax savings @ 24.0%: +$523
• After-tax cash flow: $2,640/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Kent City
• NCES district ID: 3904416
• Math proficiency: 46% ▼ -23.00%
• Reading proficiency: 58% ▼ -15.00%
• Median HH income: $36,095
• Composite: 43.07/100
• National rank: #3092
• State rank: #433 of 656 in OH

Livability — Kent

• Score: 89/100
• State rank: #13
• US rank: #129

Category grades

Amenities A+ Commute A+ Cost of living A+ Crime A Employment F Housing B+ Health & safety A+ User ratings A-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kent, OH
• County: Portage County · 70,400 people
• City population: 37,788
• Metro: Akron, OH
• Population (ZIP): 37,788
• Household income: $57,627
• Rent vs Own: 49.5% rent · 50.5% own
• Severe rent burden: 2634.0

Population outlook (Portage County) Hauer SSP2

• Today (2025): 166,109 people
• By 2030: 167,752 · +1.0%
• By 2040: 168,640 · +1.5%
• By 2050: 167,469 · +0.8%
• By 2075: 170,131 · +2.4%
• By 2100: 167,958 · +1.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Two or more races 6% Black 6% Asian 4% Hispanic / Latino 3%
• Common ancestry: Romanian 7% Slovak 2% Italian 2%
• Foreign-born: 7% · Canada, China
• Languages at home: 92% English-only · Other Indo-European 2% Arabic 2% Other Asian/Pacific 1%

Political lean MEDSL · Portage

• 2024 margin: R (+15.5) · D 41.8% · R 57.3%
• 2008→2024 swing: -24.5pp toward R · 2008: 9.0pp · 2024: -15.5pp
• All cycles: 2024: R+15.5 2020: R+12.5 2016: R+10.2 2012: D+4.9 2008: D+9.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -162.04%
• Current HPI: 189.3174
• Rent YoY: ▲ 6.80%
• Metro: Akron, OH
• State GDP YoY: ▲ 1.98%
• F500 in state: 48

Industry mix (Fortune 500 HQ in OH)

Industry	F500 HQs	Revenue
▸Insurance	3	$145B
▸Industrial Machinery	3	$49B
▸Financial Services	3	$24B
▸Consumer Goods	2	$93B
▸Aerospace / Defense	2	$47B
▸Utilities	2	$33B

Price history

+316.7% since first listed

12 events — show timeline

• 2026-06-05 Sold (MLS) $275,000 MLSNOW
• 2026-06-04 Pending — MLSNOW
• 2026-05-18 Contingent — MLSNOW
• 2026-05-14 Listed $259,000 MLSNOW
• 2016-09-26 Pending — MLSNOW
• 2016-09-23 Sold (Public Records) $134,900 Public Records
• 2016-09-22 Sold (MLS) $134,900 MLSNOW
• 2016-08-19 Contingent — MLSNOW
• 2016-08-16 Listed $134,900 MLSNOW
• 2002-08-14 Sold (Public Records) $60,000 Public Records
• 2000-08-17 Sold (Public Records) $135,000 Public Records
• 1993-08-26 Sold (Public Records) $66,000 Public Records

Property tax history

+1.9%/yr

Latest (2025): $3,146 · +1.6% YoY. Source: county tax records.