590 Pear Dr · Portage Lakes, OH 44319

$260,000

3 bd · 2.0 ba · 1,314 sqft · SingleFamily public records · 13 Days on market

Built 1925 5,340 sqft lot Est $335k · 22% under

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +5.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Imagine waking up everyday on the lake, without the lakefront taxes!! Check out this completely rebuilt and beautiful 3 bedroom, 2 full bath ranch overlooking North Reservoir in beautiful Portage Lakes, just across the street from a great local fishing and kayaking spot! Lined with windows and sliding doors w/ beautiful wood beams, enjoy gorgeous lake views at every turn. NEW construction inside and out. Seller has added on to include a huge master suite, with HUGE walk-in closet. NEW awesome metal roof with 40 year materials warranty. NEW siding, high efficiency windows/sliding doors, doors, drywall, fixtures, lighting, electrical, plumbing, gutters, downspouts, HWT, AC, furnace, electric box, sump pump, well pump, softener, retaining wall, carpet, LVP flooring and paint. New eat-in kitchen with stainless appliances, new countertops & cabinets. Walkout basement has new 2nd full bath w/ shower. Extra large clean attic for tons of storage. Huge NEW deck includes tons of storage space be

Key facts

• Sliding glass doors
• Gorgeous lake views
• Rustic wood beams

Tags

• OPEN CONCEPT LAYOUT
• HIGH EFFICIENCY WINDOWS
• SLIDING GLASS DOORS
• GORGEOUS LAKE VIEWS
• VAULTED CEILINGS
• RUSTIC WOOD BEAMS

Property features AI

Exterior

• Parking: No garage; Paved parking
• Utilities: Well water; Septic tank
• Home design: Single-story home; Entry level: main; Built as shown in public records
• Construction: Aluminum and vinyl siding; Asphalt fiberglass roof; Home warranty in place; Built year per public records
• Exterior features: Deck; Property has a view

Interior

• Kitchen: Microwave; Range; Refrigerator
• Bedrooms: Three main-level bedrooms
• Bathrooms: Two full bathrooms, including one on the main level
• Heating & cooling: Forced air gas heating; Central air conditioning
• Interior features: Partially finished basement with walk-out access; One fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $3k ($37k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $260k).
• Cap rate 20.5% vs local median 13.7% in Portage Lakes — 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 64/100 on livability (#772 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: employment D+, schools D-, amenities F.
• Coventry Local (suburban): math 52% / reading 64% proficiency, ranked #315 of 656 in OH (top 48%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 90 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 1,114 units permitted in Summit County in 2024 (397 in 5+ unit buildings).
• At $6,128/mo this rent would consume 98% of the median local household income ($75k/yr) — 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.
• Summit County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $73k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 19y 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; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $260,000

Questions for the listing agent

1. Built in 1925 — 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 D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
5. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
6. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
7. 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.
8. 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.
9. 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: 2.36% ✓
• Cap rate: 20.49%
• Cash-on-cash: 50.70%
• DSCR: 3.26
• GRM: 3.5

CMA / ARV

• ARV (on-the-fly): $335,070
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
829 Portage Lakes Dr	0.13mi	3/1.0	1,368 (+4%)	1mo	$365,000	$267	83
3719 Bower Ave	0.59mi	3/1.5	1,292 (-2%)	4mo	$384,000	$297	64
428 Canova Dr	0.49mi	3/2.0	1,188 (-10%)	3mo	$90,000	$76	58
3826 Powell Ave	0.74mi	2/2.0 (-1)	1,322 (+1%)	2mo	$248,000	$188	57
673 Fruit Dr	0.21mi	3/1.0	1,440 (+10%)	21mo	$180,000	$125	53
3101 Wagoner St	0.63mi	4/2.0 (+1)	1,243 (-5%)	4mo	$295,000	$237	53
3549 Malley Ave	0.58mi	3/1.5	1,216 (-8%)	10mo	$317,500	$261	50
3078 Greenhill Rd	0.56mi	3/2.0	1,450 (+10%)	9mo	$295,000	$203	49
325 Hohman Ave	0.55mi	3/2.0	1,450 (+10%)	12mo	$244,000	$168	48
3809 Powell Ave	0.71mi	3/2.0	1,472 (+12%)	2mo	$375,000	$255	46
680 Isle View Dr	0.50mi	3/2.5	1,494 (+14%)	12mo	$750,000	$502	42
3673 Ace Dr	0.60mi	3/1.5	1,482 (+13%)	9mo	$585,000	$395	41

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 48.5%
• Equity multiple: 3.11×
• Total profit: $153,826
• Equity at exit: $38,767

10-year hold

• IRR: 54.1%
• Equity multiple: 6.31×
• Total profit: $386,479
• Equity at exit: $22,480

Cash invested: $72,800 (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 44319

• Active inventory: 90
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $6,128 medium
• Mortgage (P&I): −$1,363
• Tax from tax record: −$294 /mo · $3,530/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,287
• Net cashflow: $3,076

Break-even live

Break-even rent $2,235

Max offer price $260,000

Occupancy floor 45%

Sensitivity live

Price	-10% $3,223	-5% $3,149	+0% $3,076	+5% $3,002	+10% $2,928
Rent	-10% $2,591	-5% $2,833	+0% $3,076	+5% $3,318	+10% $3,560
Rate	-1.0pp $3,206	-0.5pp $3,142	base $3,076	+0.5pp $3,008	+1.0pp $2,940

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: $65,000
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
829 Portage Lakes Dr Unit 1496076P Akron, OH	3.0	1.0	1356	$7,700	$5.68	15d	1	0.14mi
686 Portage Lakes Dr Coventry Township, OH	2.0	1.0	882	$1,695	$1.92	24d	1	0.39mi
234 Mallard Point Dr Akron, OH	1.0–2.0	1.0–2.0	945	$1,530	$1.62	15d	18	1.01mi

Listing history 11 events

1. 2026-06-18
   days on market $260,000 Active 13 DOM
2. 2026-06-17
   days on market $260,000 Active 12 DOM
3. 2026-06-16
   days on market $260,000 Active 11 DOM
4. 2026-06-15
   days on market $260,000 Active 10 DOM
5. 2026-06-14
   days on market $260,000 Active 8 DOM
6. 2026-06-13
   days on market $260,000 Active 7 DOM
7. 2026-06-10
   days on market $260,000 Active 5 DOM
8. 2026-06-09
   days on market $260,000 Active 4 DOM
9. 2026-06-08
   days on market $260,000 Active 3 DOM
10. 2026-06-07
    remarks 699-char remark
11. 2026-06-07
    listed $260,000 Active 2 DOM

ⓘ 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: $3,530 · $294/mo
• Projected year-2 tax: $3,793 · $316/mo
• Expected delta: +$263/yr (+$22/mo · 7.5%)

ⓘ 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 3/10 Moderate 7 d/yr ≥97°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $73,542
• − Mortgage interest: −$14,564
• − Property taxes: −$3,530
• − Insurance: −$1,300
• − Repairs & maintenance: −$5,883
• − Management: −$5,883
• − Depreciation: −$7,564
• Taxable income: $34,818
• Est. tax owed @ 24.0%: −$8,356
• After-tax cash flow: $28,550/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: Coventry Local
• NCES district ID: 3904999
• Math proficiency: 52% ▼ -13.00%
• Reading proficiency: 64% ▼ -2.00%
• Median HH income: $52,981
• Composite: 49.66/100
• National rank: #1976
• State rank: #315 of 656 in OH

Livability — Portage Lakes

• Score: 64/100
• State rank: #772
• US rank: #14032

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Portage Lakes, OH
• County: Summit · 539,389 people
• Metro: Akron, OH
• Population (ZIP): 21,469
• Household income: $74,781
• Rent vs Own: 25.6% rent · 74.4% own
• Severe rent burden: 12.4

Population outlook (Summit County) Hauer SSP2

• Today (2025): 546,583 people
• By 2030: 544,028 · -0.5%
• By 2040: 531,363 · -2.8%
• By 2050: 514,923 · -5.8%
• By 2075: 481,765 · -11.9%
• By 2100: 432,265 · -20.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 4% Black 2% Hispanic / Latino 2% Asian 2%
• Common ancestry: Romanian 5% Slovak 2% Serbian 1%
• Foreign-born: 2% · China, Vietnam
• Languages at home: 97% English-only · Other Indo-European 1% Spanish 1% Chinese 1%

Political lean MEDSL · Summit

• 2024 margin: Lean D (+7.0) · D 53.0% · R 46.0%
• 2008→2024 swing: -9.6pp toward R · 2008: 16.6pp · 2024: 7.0pp
• All cycles: 2024: D+7.0 2020: D+9.6 2016: D+8.2 2012: D+14.8 2008: D+16.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -236.58%
• Current HPI: 213.2267
• Rent YoY: —
• Metro: —
• 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

+108.0% since first listed

14 events — show timeline

• 2026-06-05 Listed $260,000 MLSNOW
• 2025-01-10 Listing Removed — MLSNOW
• 2024-11-07 Price Changed $251,000 MLSNOW
• 2024-09-17 Price Changed $254,000 MLSNOW
• 2024-08-19 Listed $259,000 MLSNOW
• 2023-04-26 Pending — MLSNOW
• 2023-04-25 Sold (Public Records) $225,000 Public Records
• 2023-04-25 Sold (MLS) $225,000 MLSNOW
• 2023-03-20 Contingent — MLSNOW
• 2023-03-03 Relisted — MLSNOW
• 2023-02-16 Contingent — MLSNOW
• 2022-11-29 Listed $239,000 MLSNOW
• 2007-12-15 Listing Removed — MLSNOW
• 2007-10-15 Listed $125,000 MLSNOW

Property tax history

+11.9%/yr

Latest (2025): $3,530 · +2.4% YoY. Source: county tax records.