5221 Cline Rd Unit A · Kent, OH 44240

$143,000

2 bd · 1.5 ba · 1,088 sqft · Condo · 3 Days on market

Built 1974 Good condition $205/mo HOA · 15% of rent

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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 +9.9/30.0
• ARV discount +7.5/15.0
• Schools +5.6/10.0
• 1% rule +4.8/10.0
• Livability +4.5/5.0
• Rent growth +4.2/5.0
• Condition / age +3.8/5.0
• DSCR +2.8/10.0
• Appreciation +0.0/10.0

Listing remarks

5221 Unit A Cline Road in Kent, Ohio, is a well-maintained 2-bedroom, 1.5-bath unit offering approximately 1,552 square feet of comfortable living space. This move-in-ready end unit features an open-concept living and dining area, abundant natural light, a private patio, spacious bedrooms with ample closet space, and a finished basement that provides additional living, recreation, or storage space. Conveniently located near Kent State University, shopping, dining, and major highways, this low-maintenance home combines comfort, convenience, and value.

Key facts

• Private patio
• Finished basement
• Low-maintenance home

Tags

• OPEN-CONCEPT LIVING
• PRIVATE PATIO
• FINISHED BASEMENT
• LOW-MAINTENANCE HOME

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $143k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-89 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $130k (9.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $140k (2.2% below list).
• Recommended offer: $130k (9.0% below list) — sets the bar for cash-flow.
• Cap rate 5.5% 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.
• Field Local (rural): math 65% / reading 66% proficiency, ranked #198 of 656 in OH (top 30%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising fast (+6.8%/yr); 140 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 196 units permitted in Portage County in 2024 (10 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $989 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $130,147 (9.0% 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 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.98% ✗
• Cap rate: 5.55%
• Cash-on-cash: -2.66%
• DSCR: 0.88
• GRM: 8.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -15.6%
• Equity multiple: 0.42×
• Total profit: $-23,133
• Equity at exit: $21,322

10-year hold

• IRR: -0.7%
• Equity multiple: 0.94×
• Total profit: $-2,205
• Equity at exit: $12,364

Cash invested: $40,040 (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: 140
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,398 medium
• Mortgage (P&I): −$750
• Tax est. 1.5%: −$179 /mo · $2,145/yr
• Insurance: −$60
• HOA: −$205
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $-89

Break-even live

Break-even rent $1,510

Max offer price $130,147

Occupancy floor —

Sensitivity live

Price	-10% $10	-5% $-39	+0% $-89	+5% $-138	+10% $-188
Rent	-10% $-199	-5% $-144	+0% $-89	+5% $-34	+10% $22
Rate	-1.0pp $-17	-0.5pp $-52	base $-89	+0.5pp $-126	+1.0pp $-164

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: $35,750
• Closing costs: $4,290
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1800 Rhodes Rd Kent, OH	2.0	1.0–2.0	620	$1,325	$2.14	14d	1	1.36mi

HOA detail condo

• Monthly dues: $205 · $2,460/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 4 events

1. 2026-06-15
   status $143,000 Pending 3 DOM
2. 2026-06-15
   days on market $143,000 Active 3 DOM
3. 2026-06-14
   remarks 556-char remark
4. 2026-06-14
   listed $143,000 Active 1 DOM

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% 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: $16,776
• − Mortgage interest: −$8,010
• − Property taxes: −$2,145
• − Insurance: −$715
• − Repairs & maintenance: −$1,342
• − Management: −$1,342
• − HOA: −$2,460
• − Depreciation: −$4,160
• Taxable loss: −$3,398
• Est. tax savings @ 24.0%: +$816
• After-tax cash flow: $-250/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.

Condition & rehab AI · 1 photo

Good 75/100 Cosmetic rehab

This move-in-ready townhouse in Kent, Ohio, offers a good condition with minimal repairs needed. Upgrades in appearance and functionality would significantly enhance its value.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics
• Both Reorganizing and decluttering interior spaces — Improves functionality and visual appeal
• Both Upgrading window treatments — Enhances energy efficiency and aesthetics
• Both Upgrading flooring in common areas — Improves durability and aesthetics

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Reorganizing and decluttering interior spaces — Improves functionality and visual appeal ↑
• Both Upgrading window treatments — Enhances energy efficiency and aesthetics ↑
• Both Upgrading flooring in common areas — Improves durability and aesthetics ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Field Local
• NCES district ID: 3904919
• Math proficiency: 65% ▼ -9.00%
• Reading proficiency: 66% ▼ -8.00%
• Median HH income: $54,727
• Composite: 56.09/100
• National rank: #1183
• State rank: #198 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

• 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

1 event — show timeline

• 2026-06-11 Listed $143,000 MLSNOW