9774 Blanton Dr · Windham, OH 44288

$189,900

3 bd · 2.0 ba · 2,172 sqft · SingleFamily public records · 15 Days on market

Built 1972 10,558 sqft lot Est $209k · 9% under

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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 +12.3/30.0
• ARV discount +11.5/15.0
• DSCR +3.7/10.0
• 1% rule +3.2/10.0
• Livability +3.1/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Bi-level in Windham. City water, sewer and large yard.

Key facts

• Flexible floor plan
• Large newer shed
• Fenced backyard

Tags

• FENCED BACKYARD
• STAINLESS STEEL APPLIANCES
• LARGE NEWER SHED
• OPEN CONCEPT FLOOR PLAN
• FLEXIBLE FLOOR PLAN
• OUTSIDE DECKING MAKEOVER

Property features AI

Exterior

• Parking: Driveway (gravel)
• Utilities: Public water; Public sewer
• Home design: 2-story home; Updated/remodeled condition; Entry level includes main living areas (daylight basement and walk-up access)
• Construction: Vinyl siding; Wood siding; Asphalt/fiberglass roof; Block foundation; Year built per public records
• Exterior features: Deck; Side porch; Shed(s); Fenced backyard; Front yard

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 3 main-level bedrooms
• Bathrooms: 2 full bathrooms; 1 main-level bathroom
• Heating & cooling: Baseboard heating; Forced air heating; Gas heating; Ceiling fans for cooling; Window unit(s)
• Interior features: Double-pane windows; Ceiling fan(s)
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $-33 ($-400/yr) — negative.
• To cash-flow at today's rent, offer at most $184k (3.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $155k (18.4% below list).
• Recommended offer: $155k (18.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 62/100 on livability (#886 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: amenities F, commute F, employment F.
• Windham Exempted Village (town): math 27% / reading 43% proficiency, ranked #564 of 656 in OH (top 86%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Katherine Thomas Elementary School (math 37% / reading 42%, grade F, #1,055 of 1,584 statewide, top 68%, 223 students, 0% FRL); Windham Junior High School (math 22% / reading 47%, grade F, #547 of 654 statewide, top 84%, 130 students, 0% FRL); Windham High School (math 24% / reading 34%, grade F, #619 of 781 statewide, top 80%, 109 students, 0% FRL) — zoned schools average 0% FRL vs 68% district-wide (68 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 17 active listings in the ZIP; 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 $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($187k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 27y 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 $89k; list at $190k implies a 113% gain — meaningful room to come down on a strong offer.

Recommended offer $154,978 (18.4% 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 1972 — 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. 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: 0.82% ✗
• Cap rate: 6.08%
• Cash-on-cash: -0.75%
• DSCR: 0.97
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $208,512
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9829 Belden Dr	0.11mi	3/2.0	2,011 (-7%)	15mo	$181,000	$90	70
8998 Horn Rd	0.49mi	4/2.0 (+1)	1,944 (-10%)	10mo	$186,000	$96	46

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: -17.5%
• Equity multiple: 0.38×
• Total profit: $-32,903
• Equity at exit: $28,315

10-year hold

• IRR: -9.6%
• Equity multiple: 0.41×
• Total profit: $-31,424
• Equity at exit: $16,419

Cash invested: $53,172 (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 44288

• Home prices YoY: -22.1%
• Active inventory: 17
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,550 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$183 /mo · $2,192/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$325
• Net cashflow: $-33

Break-even live

Break-even rent $1,592

Max offer price $184,017

Occupancy floor 97%

Sensitivity live

Price	-10% $74	-5% $20	+0% $-33	+5% $-87	+10% $-141
Rent	-10% $-156	-5% $-95	+0% $-33	+5% $28	+10% $89
Rate	-1.0pp $62	-0.5pp $15	base $-33	+0.5pp $-83	+1.0pp $-133

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-03
   status $189,900 Pending 15 DOM
2. 2026-06-02
   days on market $189,900 Active 15 DOM
3. 2026-06-01
   days on market $189,900 Active 14 DOM
4. 2026-05-31
   days on market $189,900 Active 13 DOM
5. 2026-05-18
   listed $189,900 Active
6. 2018-10-05
   soldstatus $89,000
7. 2018-10-04
   soldstatus $89,000 Sold 54-char remark

   Show marketing remark (54 chars)

   Bi-level in Windham. City water, sewer and large yard.

8. 2018-08-30
   status Pending 54-char remark

   Show marketing remark (54 chars)

   Bi-level in Windham. City water, sewer and large yard.

9. 2018-08-01
   listed $99,900 Active 54-char remark

   Show marketing remark (54 chars)

   Bi-level in Windham. City water, sewer and large yard.

10. 1999-10-22
    soldstatus $76,000
11. 1999-08-09
    listed $81,500

ⓘ 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: $2,192 · $183/mo
• Projected year-2 tax: $2,577 · $215/mo
• Expected delta: +$385/yr (+$32/mo · 17.6%)

ⓘ 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 3/10 Moderate 1 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,597
• − Mortgage interest: −$10,637
• − Property taxes: −$2,192
• − Insurance: −$950
• − Repairs & maintenance: −$1,488
• − Management: −$1,488
• − Depreciation: −$5,524
• Taxable loss: −$3,681
• Est. tax savings @ 24.0%: +$883
• After-tax cash flow: $484/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: Windham Exempted Village
• NCES district ID: 3904566
• Math proficiency: 27% ▼ -27.00%
• Reading proficiency: 43% ▼ -9.00%
• Median HH income: $40,882
• Composite: 29.42/100
• National rank: #6522
• State rank: #564 of 656 in OH

Livability — Windham

• Score: 62/100
• State rank: #886
• US rank: #16824

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Windham, OH
• County: Portage · 165,699 people
• Metro: Akron, OH
• Population (ZIP): 3,555
• Household income: $65,147
• Rent vs Own: 28.5% rent · 71.5% own
• Severe rent burden: 12.9

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 (89%)
• Race & ethnicity: White 89% Two or more races 8% Hispanic / Latino 3% Black 3%
• Common ancestry: Romanian 5% Iranian 1% Scotch-Irish 1%
• Foreign-born: 0%

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: ▼ -49.36%
• Current HPI: 173.5838
• 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

+133.0% since first listed

7 events — show timeline

• 2026-05-18 Listed $189,900 MLSNOW
• 2018-10-05 Sold (Public Records) $89,000 Public Records
• 2018-10-04 Sold (MLS) $89,000 MLSNOW
• 2018-08-30 Pending — MLSNOW
• 2018-08-01 Listed $99,900 MLSNOW
• 1999-10-22 Sold (Public Records) $76,000 Public Records
• 1999-08-09 Listed $81,500 MLSNOW

Property tax history

+4.6%/yr

Latest (2025): $2,192 · +2.2% YoY. Source: county tax records.