731 Mae St · Kent, OH 44240

$270,000

4 bd · 1.0 ba · 1,400 sqft · SingleFamily public records · 29 Days on market

Built 1945 8,520 sqft lot Est $269k · at est.

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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 +12.8/30.0
• ARV discount +7.3/15.0
• Livability +4.5/5.0
• Schools +4.3/10.0
• Rent growth +4.2/5.0
• DSCR +3.8/10.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Location, location, location! KSU is just steps away from this darling four bedroom 1 1/2 bath ranch home! Ideally located next to Kent State University where students can walk to class within minutes! Professors, parents or landlords can benefit from its proximity to everything needed for campus life. Solid block and cement house, low maintenance. The full basement has a laundry room area, rec room and additional room that would make a great space for an office or workout room. The backyard is 3/4 fenced in which is nice for your children or pets! Lots of space for the fire pit, garden, and picnic area. Some newer improvements include sinks, countertops, carpeting, flooring, stove and some windows. The half bath has plenty of space for the new owner to install a walk-in shower to make it a true 2 full bath. This home is move in ready! Excellent income opportunity for anyone looking for student housing or make it your new home!

Key facts

• Framed basement
• New windows
• 8,520 sq ft lot

Tags

• SOLID BLOCK CONSTRUCTION
• NEW WINDOWS
• FRAMED BASEMENT

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $270k.

Deal economics

• At list price, monthly cash flow is $-27 ($-320/yr) — negative.
• To cash-flow at today's rent, offer at most $265k (1.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $209k (22.5% below list).
• Recommended offer: $209k (22.5% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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; 5 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% of comp listings sitting > 30 days — soft ceiling on asking rent; 196 units permitted in Portage County in 2024 (10 in 5+ unit buildings).
• This rent runs 44% of the median local income ($58k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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 29 days — a 2% lower offer ($266k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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.
• Current owner paid $225k; 20% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $209,290 (22.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.78% ✗
• Cap rate: 6.17%
• Cash-on-cash: -0.42%
• DSCR: 0.98
• GRM: 10.8

CMA / ARV

• ARV (on-the-fly): $268,800
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
561 E School St	0.15mi	3/2.0 (-1)	1,368 (-2%)	7mo	$238,000	$174	74
238 Valleyview Dr	0.47mi	4/2.0	1,398 (-0%)	6mo	$225,850	$162	69
540 E School St	0.20mi	3/2.5 (-1)	1,451 (+4%)	8mo	$232,500	$160	67
408 Valleyview Dr	0.35mi	3/2.0 (-1)	1,360 (-3%)	6mo	$259,900	$191	65
708 Berkeley St	0.25mi	3/2.0 (-1)	1,326 (-5%)	8mo	$265,098	$200	64
720 Ivan Dr	0.54mi	3/2.0 (-1)	1,416 (+1%)	7mo	$289,000	$204	58
207 E School St	0.48mi	3/3.0 (-1)	1,476 (+5%)	4mo	$252,500	$171	52
320 Bowman Dr	0.45mi	3/1.5 (-1)	1,284 (-8%)	9mo	$273,372	$213	51
1587 Chadwick Rd	0.48mi	3/2.0 (-1)	1,510 (+8%)	7mo	$290,000	$192	50
1625 S Lincoln St	0.63mi	3/2.0 (-1)	1,460 (+4%)	8mo	$280,000	$192	48
218 E School St	0.47mi	3/2.0 (-1)	1,256 (-10%)	6mo	$245,000	$195	47
410 Beryl Dr	0.74mi	3/1.5 (-1)	1,245 (-11%)	1mo	$223,000	$179	39

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: -13.3%
• Equity multiple: 0.51×
• Total profit: $-37,223
• Equity at exit: $40,258

10-year hold

• IRR: 0.3%
• Equity multiple: 1.03×
• Total profit: $1,933
• Equity at exit: $23,345

Cash invested: $75,600 (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: 10.8×

Monthly cashflow live

• Estimated rent: $2,093 high
• Mortgage (P&I): −$1,416
• Tax from tax record: −$152 /mo · $1,819/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$440
• Net cashflow: $-27

Break-even live

Break-even rent $2,127

Max offer price $265,295

Occupancy floor 96%

Sensitivity live

Price	-10% $126	-5% $50	+0% $-27	+5% $-103	+10% $-179
Rent	-10% $-192	-5% $-109	+0% $-27	+5% $56	+10% $139
Rate	-1.0pp $109	-0.5pp $42	base $-27	+0.5pp $-97	+1.0pp $-168

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: $67,500
• Closing costs: $8,100
• Reserves months: —
• Total cash needed: —

Rent comps 5 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	0.67mi
213 Dodge St Unit 1 Kent, OH	3.0	1.0	1100	$1,400	$1.27	44d	1	0.74mi
1652 Mulberry Ct Kent, OH	2.0–3.0	1.5–2.0	962	$1,975	$2.05	14d	1	0.95mi
356 Cherry St Unit NA Kent, OH	3.0	1.5	1175	$1,900	$1.62	44d	1	0.97mi
6253 3rd Ave Kent, OH	3.0	1.0	1071	$1,450	$1.35	24d	1	1.20mi

Listing history 24 events

1. 2026-06-18
   days on market $270,000 Active 29 DOM
2. 2026-06-17
   days on market $270,000 Active 28 DOM
3. 2026-06-16
   days on market $270,000 Active 27 DOM
4. 2026-06-15
   days on market $270,000 Active 26 DOM
5. 2026-06-14
   days on market $270,000 Active 24 DOM
6. 2026-06-13
   days on market $270,000 Active 23 DOM
7. 2026-06-10
   days on market $270,000 Active 21 DOM
8. 2026-06-09
   days on market $270,000 Active 20 DOM
9. 2026-06-08
   days on market $270,000 Active 19 DOM
10. 2026-06-07
    days on market $270,000 Active 18 DOM
11. 2026-06-03
    days on market $270,000 Active 14 DOM
12. 2026-06-02
    days on market $270,000 Active 13 DOM
13. 2026-06-01
    days on market $270,000 Active 12 DOM
14. 2026-05-31
    days on market $270,000 Active 11 DOM
15. 2026-05-31
    days on market $270,000 Active 10 DOM
16. 2026-05-20
    listed $270,000 Active
17. 2025-01-30
    soldstatus $225,000 Closed 941-char remark

    Show marketing remark (941 chars)

    Location, location, location! KSU is just steps away from this darling four bedroom 1 1/2 bath ranch home! Ideally located next to Kent State University where students can walk to class within minutes! Professors, parents or landlords can benefit from its proximity to everything needed for campus life. Solid block and cement house, low maintenance. The full basement has a laundry room area, rec room and additional room that would make a great space for an office or workout room. The backyard is 3/4 fenced in which is nice for your children or pets! Lots of space for the fire pit, garden, and picnic area. Some newer improvements include sinks, countertops, carpeting, flooring, stove and some windows. The half bath has plenty of space for the new owner to install a walk-in shower to make it a true 2 full bath. This home is move in ready! Excellent income opportunity for anyone looking for student housing or make it your new home!

18. 2025-01-30
    soldstatus $225,000

    Show marketing remark (941 chars)

    Location, location, location! KSU is just steps away from this darling four bedroom 1 1/2 bath ranch home! Ideally located next to Kent State University where students can walk to class within minutes! Professors, parents or landlords can benefit from its proximity to everything needed for campus life. Solid block and cement house, low maintenance. The full basement has a laundry room area, rec room and additional room that would make a great space for an office or workout room. The backyard is 3/4 fenced in which is nice for your children or pets! Lots of space for the fire pit, garden, and picnic area. Some newer improvements include sinks, countertops, carpeting, flooring, stove and some windows. The half bath has plenty of space for the new owner to install a walk-in shower to make it a true 2 full bath. This home is move in ready! Excellent income opportunity for anyone looking for student housing or make it your new home!

19. 2025-01-17
    status Pending 941-char remark

    Show marketing remark (941 chars)

    Location, location, location! KSU is just steps away from this darling four bedroom 1 1/2 bath ranch home! Ideally located next to Kent State University where students can walk to class within minutes! Professors, parents or landlords can benefit from its proximity to everything needed for campus life. Solid block and cement house, low maintenance. The full basement has a laundry room area, rec room and additional room that would make a great space for an office or workout room. The backyard is 3/4 fenced in which is nice for your children or pets! Lots of space for the fire pit, garden, and picnic area. Some newer improvements include sinks, countertops, carpeting, flooring, stove and some windows. The half bath has plenty of space for the new owner to install a walk-in shower to make it a true 2 full bath. This home is move in ready! Excellent income opportunity for anyone looking for student housing or make it your new home!

20. 2025-01-14
    listed $239,000 Active 941-char remark

    Show marketing remark (941 chars)

    Location, location, location! KSU is just steps away from this darling four bedroom 1 1/2 bath ranch home! Ideally located next to Kent State University where students can walk to class within minutes! Professors, parents or landlords can benefit from its proximity to everything needed for campus life. Solid block and cement house, low maintenance. The full basement has a laundry room area, rec room and additional room that would make a great space for an office or workout room. The backyard is 3/4 fenced in which is nice for your children or pets! Lots of space for the fire pit, garden, and picnic area. Some newer improvements include sinks, countertops, carpeting, flooring, stove and some windows. The half bath has plenty of space for the new owner to install a walk-in shower to make it a true 2 full bath. This home is move in ready! Excellent income opportunity for anyone looking for student housing or make it your new home!

21. 2024-09-06
    soldstatus $101,000 Closed 616-char remark

    Show marketing remark (616 chars)

    This 1945-built, single-story home is a cash buyer's dream. Constructed entirely of concrete, this property boasts the durability of a bunker. While it requires a complete renovation, the solid foundation provides a blank canvas for your vision. With a potential for four bedrooms, this property offers ample space for future development. Its prime location in Kent, near the university, ensures a steady stream of potential renters. The dry basement adds additional square footage for future expansion or storage. Don't miss this opportunity to capitalize on a property with immense potential in a high-demand area.

22. 2024-09-05
    soldstatus $50,500
23. 2024-08-13
    status Pending 616-char remark

    Show marketing remark (616 chars)

    This 1945-built, single-story home is a cash buyer's dream. Constructed entirely of concrete, this property boasts the durability of a bunker. While it requires a complete renovation, the solid foundation provides a blank canvas for your vision. With a potential for four bedrooms, this property offers ample space for future development. Its prime location in Kent, near the university, ensures a steady stream of potential renters. The dry basement adds additional square footage for future expansion or storage. Don't miss this opportunity to capitalize on a property with immense potential in a high-demand area.

24. 2024-08-07
    listed $80,000 Active 616-char remark

    Show marketing remark (616 chars)

    This 1945-built, single-story home is a cash buyer's dream. Constructed entirely of concrete, this property boasts the durability of a bunker. While it requires a complete renovation, the solid foundation provides a blank canvas for your vision. With a potential for four bedrooms, this property offers ample space for future development. Its prime location in Kent, near the university, ensures a steady stream of potential renters. The dry basement adds additional square footage for future expansion or storage. Don't miss this opportunity to capitalize on a property with immense potential in a high-demand area.

ⓘ 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: $1,819 · $152/mo
• Projected year-2 tax: $3,016 · $251/mo
• Expected delta: +$1,196/yr (+$100/mo · 65.8%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 72% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥96°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,115
• − Mortgage interest: −$15,124
• − Property taxes: −$1,819
• − Insurance: −$1,350
• − Repairs & maintenance: −$2,009
• − Management: −$2,009
• − Depreciation: −$7,855
• Taxable loss: −$5,052
• Est. tax savings @ 24.0%: +$1,212
• After-tax cash flow: $893/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

+237.5% since first listed

9 events — show timeline

• 2026-05-20 Listed $270,000 MLSNOW
• 2025-01-30 Sold (Public Records) $225,000 Public Records
• 2025-01-30 Sold (MLS) $225,000 MLSNOW
• 2025-01-17 Pending — MLSNOW
• 2025-01-14 Listed $239,000 MLSNOW
• 2024-09-06 Sold (MLS) $101,000 MLSNOW
• 2024-09-05 Sold (Public Records) $50,500 Public Records
• 2024-08-13 Pending — MLSNOW
• 2024-08-07 Listed $80,000 MLSNOW

Property tax history

-0.2%/yr

Latest (2025): $1,819 · +1.6% YoY. Source: county tax records.