3064 Kent Rd Unit 309 A · Stow, OH 44224

$60,000

1 bd · 1.0 ba · 753 sqft · Condo public records · 4 Days on market

Built 1966 $510/mo HOA · 44% of rent

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Why this score? — see what drove the C- 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 +16.0/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.3/10.0
• DSCR +4.9/10.0
• Rent growth +4.6/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Experience carefree, active senior living at its best in Silver Lake Towers! This bright and inviting one-bedroom, one-bath condo offers the perfect blend of comfort, convenience, and community. Designed for easy one-floor living, the open-concept layout is filled with natural light from large windows that make every day feel sunny and welcoming. The spacious kitchen offers plenty of counter space and cabinets, with all appliances included for the new owner. The living and dining areas flow effortlessly together and open to a relaxing 3-season room overlooking beautiful community green space — a wonderful spot to enjoy morning coffee, fresh air, or conversation with neighbors and frie

Key facts

• $510 HOA
• Garage
• Community pool

Property features AI

Finance

• Other: Pets not allowed
• HOA & community: Part of Silver Lake Towers homeowners association; Monthly association fee; Association fee includes management, common area maintenance, cable, electricity, gas, heat, HVAC, hot water, insurance, internet, grounds maintenance, structure maintenance, parking, pools, recreation facilities, reserve fund, roof, sewer, snow removal, security; Community amenities: clubhouse, fitness center, pool; Senior community

Exterior

• Parking: Assigned parking; Attached garage; Garage with door opener; Gated and paved parking lot; See remarks
• Security: Gated community; Association-provided security
• Utilities: Public water; Public sewer
• Home design: One-story unit; Entry on level 3
• Construction: Brick construction; Asphalt/fiberglass roof
• Exterior features: Enclosed patio/porch; Patio; Porch; In-ground outdoor pool (community); Private pool access

Interior

• Kitchen: Dishwasher; Disposal; Range; Refrigerator
• Bedrooms: One main-level bedroom
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Baseboard heating (electric); Central air conditioning
• Interior features: Storage
• Laundry & utility: Laundry room; Inside laundry; Common area laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $60k.

Deal economics

• At list price, monthly cash flow is $30 ($355/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Cap rate 6.9% vs local median 3.5% in Stow — 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 76/100 on livability (#217 in OH, #3,390 nationally) — a middle-class / working-renter tenant base. Strengths: schools A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Stow-Munroe Falls City School District (suburban): math 58% / reading 64% proficiency, ranked #247 of 656 in OH (top 38%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 18% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising fast (+8.6%/yr); 113 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,114 units permitted in Summit County in 2024 (397 in 5+ unit buildings).
• This rent is only 15% of the median local income ($94k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $415 of loan paydown is wiped out by about $2k 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 + 8.0% rent growth), your $17k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 35y 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: HOA is 44% of rent.

Recommended offer $60,000

Questions for the listing agent

1. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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 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: 1.95% ✓
• Cap rate: 6.88%
• Cash-on-cash: 2.11%
• DSCR: 1.09
• GRM: 4.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -1.9%
• Equity multiple: 0.92×
• Total profit: $-1,358
• Equity at exit: $8,946

10-year hold

• IRR: 15.7%
• Equity multiple: 2.82×
• Total profit: $30,587
• Equity at exit: $5,188

Cash invested: $16,800 (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 44224

• Rents YoY: 8.6%
• Active inventory: 113
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $1,167 high
• Mortgage (P&I): −$315
• Tax from tax record: −$43 /mo · $516/yr
• Insurance: −$25
• HOA: −$510
• Vacancy / Maint / Mgmt: −$245
• Net cashflow: $30

Break-even live

Break-even rent $1,130

Max offer price $60,000

Occupancy floor 92%

Sensitivity live

Price	-10% $64	-5% $47	+0% $30	+5% $13	+10% $-4
Rent	-10% $-63	-5% $-17	+0% $30	+5% $76	+10% $122
Rate	-1.0pp $60	-0.5pp $45	base $30	+0.5pp $14	+1.0pp $-2

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3538 Orchard Dr Stow, OH	2.0	1.0	884	$1,395	$1.58	44d	1	0.90mi
3674 Kent Rd Stow, OH	1.0–2.0	1.0–1.5	815	$1,074	$1.32	14d	7	1.11mi
2876 Hudson Dr Unit A Cuyahoga Falls, OH	2.0	1.0	900	$1,150	$1.28	14d	1	1.29mi
2876 Hudson Dr Unit A Cuyahoga Falls, OH	2.0	1.0	900	$1,150	$1.28	24d	1	1.29mi
2371 Graham Rd Unit 238108 Stow, OH	1.0	1.0	600	$910	$1.52	24d	1	1.42mi
2393 Graham Rd Stow, OH	1.0	1.0	600	$888	$1.48	14d	3	1.46mi
3856 Genevieve Blvd Stow, OH	1.0	1.0	637	$925	$1.45	14d	4	1.48mi
2198 Liberty Rd Stow, OH	1.0–2.0	1.0	850	$925	$1.09	21d	2	1.49mi

HOA detail condo

• Monthly dues: $510 · $6,120/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 6 events

1. 2026-05-12
   status Pending
2. 2026-05-08
   listed $60,000 Active
3. 1992-12-30
   soldstatus $52,900
4. 1991-09-05
   listed $54,900
5. 1991-05-23
   soldstatus $55,000
6. 1991-01-22
   listed $59,900

ⓘ 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: $516 · $43/mo
• Projected year-2 tax: $726 · $61/mo
• Expected delta: +$210/yr (+$17/mo · 40.6%)

ⓘ 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 ≥96°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,009
• − Mortgage interest: −$3,361
• − Property taxes: −$516
• − Insurance: −$300
• − Repairs & maintenance: −$1,121
• − Management: −$1,121
• − HOA: −$6,120
• − Depreciation: −$1,745
• Taxable loss: −$275
• Est. tax savings @ 24.0%: +$66
• After-tax cash flow: $421/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: Stow-Munroe Falls City School District
• NCES district ID: 3904483
• Math proficiency: 58% ▼ -11.00%
• Reading proficiency: 64% ▼ -6.00%
• Median HH income: $64,663
• Composite: 53.29/100
• National rank: #1488
• State rank: #247 of 656 in OH

Livability — Stow

• Score: 76/100
• State rank: #217
• US rank: #3390

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Stow, OH
• County: Summit County · 440,783 people
• City population: 39,200
• Metro: Akron, OH
• Population (ZIP): 39,200
• Household income: $94,287
• Rent vs Own: 30.9% rent · 69.1% own
• Severe rent burden: 1165.0

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 (85%)
• Race & ethnicity: White 85% Two or more races 6% Black 5% Asian 3% Hispanic / Latino 2%
• Common ancestry: Romanian 6% Slovak 3% Italian 3%
• Foreign-born: 7% · Canada, China
• Languages at home: 93% English-only · Arabic 2% Spanish 1% Other Asian/Pacific 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: ▼ -218.72%
• Current HPI: 208.3063
• Rent YoY: ▲ 8.56%
• 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

+0.2% since first listed

6 events — show timeline

• 2026-05-12 Pending — MLSNOW
• 2026-05-08 Listed $60,000 MLSNOW
• 1992-12-30 Sold (Public Records) $52,900 Public Records
• 1991-09-05 Listed $54,900 MLSNOW
• 1991-05-23 Sold (Public Records) $55,000 Public Records
• 1991-01-22 Listed $59,900 MLSNOW

Property tax history

+1.4%/yr

Latest (2025): $516 · -5.1% YoY. Source: county tax records.