3789 Hummel St · Portage Lakes, OH 44319

$370,000

3 bd · 2.0 ba · 1,273 sqft · SingleFamily public records · 7 Days on market

Built 1939 5,279 sqft lot

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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 +23.6/30.0
• DSCR +7.6/10.0
• ARV discount +7.5/15.0
• 1% rule +5.8/10.0
• 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

Welcome to this fabulous home with views of Portage Lakes. This lovely home boasts 3 bedrooms and 2 full baths. This home is completely updated from top to bottom and is move in ready. The kitchen has shaker style white cabinetry and stainless appliances. The inviting living room is spacious and has stunning gray bamboo flooring. There are 2 first floor bedrooms and a full bathroom. The entire 2nd floor is the master suite with a huge walk in closet and additional bonus room. Enjoy your morning coffee and take in the lake views from your deck. There is also a heated sunroom perfect for relaxing. Updates include central air & humidifer in 2018, hot water tank 2018, well pump 2017 and waterproofed basement with a tranferable warranty 2019. All of this plus a 2 car attached garage. Stop looking! Start packing! Call to schedule a showing today!

Key facts

• Bright kitchen
• Move-in-ready home
• Panoramic overlook

Tags

• MOVE-IN-READY HOME
• BRIGHT KITCHEN
• WHITE SHAKER CABINETRY
• STAINLESS STEEL APPLIANCES
• PANORAMIC OVERLOOK
• BAMBOO FLOORING

Property features AI

Finance

• Financial info: Annual taxes listed (tax year 2025)

Exterior

• Parking: Attached garage with 2 spaces; Garage has electricity and garage door opener; Unpaved areas for additional parking
• Utilities: Public sewer; Private well water
• Home design: 2-story home; Vinyl siding exterior; Asphalt/fiberglass roof
• Construction: Built (year per public records); Vinyl siding construction; Asphalt/fiberglass roof; Full foundation (basement)
• Exterior features: Lot recorded at approximately 0.12 acres

Interior

• Bedrooms: 2 main-level bedrooms
• Bathrooms: 2 full bathrooms total; 1 bathroom on the main level
• Heating & cooling: Central air conditioning; Forced-air gas heating
• Interior features: Full unfinished basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $370k.

Deal economics

• At list price, monthly cash flow is $694 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $370k).
• Cap rate 8.5% vs local median 13.7% in Portage Lakes — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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 $4,010/mo this rent would consume 64% 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 $3k of loan paydown is wiped out by about $11k 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.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 14y 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 $250k; 48% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1939 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $370,000

Questions for the listing agent

1. Built in 1939 — 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. 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.
5. 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.
6. 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: 1.08% ✓
• Cap rate: 8.54%
• Cash-on-cash: 8.04%
• DSCR: 1.36
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $194,769
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
268 E Willowview Dr	0.10mi	3/2.0	1,370 (+8%)	6mo	$330,000	$241	77
3597 Ponciana Ave	0.31mi	3/2.0	1,250 (-2%)	9mo	$500,000	$400	75
222 Olden Ave	0.23mi	3/2.0	1,166 (-8%)	3mo	$175,000	$150	73
228 Olden Ave	0.21mi	4/2.0 (+1)	1,335 (+5%)	8mo	$165,000	$124	70
3590 Ponciana Ave	0.34mi	3/1.0	1,195 (-6%)	9mo	$160,000	$134	62
3704 S Turkeyfoot Rd	0.18mi	2/1.5 (-1)	1,404 (+10%)	8mo	$212,000	$151	61
4119 Melton Ave	0.63mi	3/2.0	1,238 (-3%)	7mo	$250,000	$202	60
3956 S Turkeyfoot Rd	0.57mi	3/2.0	1,200 (-6%)	9mo	$650,000	$542	56
3644 Portage Point Blvd	0.37mi	2/2.5 (-1)	1,159 (-9%)	7mo	$398,000	$343	55
428 Canova Dr	0.69mi	3/2.0	1,188 (-7%)	3mo	$90,000	$76	54
538 Melcher Ave	0.68mi	3/1.0	1,164 (-9%)	6mo	$178,000	$153	45
79 Weil Ave	0.66mi	2/1.0 (-1)	1,120 (-12%)	9mo	$152,500	$136	33

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: -4.1%
• Equity multiple: 0.85×
• Total profit: $-15,722
• Equity at exit: $55,168

10-year hold

• IRR: 5.6%
• Equity multiple: 1.42×
• Total profit: $43,292
• Equity at exit: $31,991

Cash invested: $103,600 (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 44319

• Active inventory: 90
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $4,010 medium
• Mortgage (P&I): −$1,940
• Tax from tax record: −$379 /mo · $4,546/yr
• Insurance: −$154
• HOA: −$0
• Vacancy / Maint / Mgmt: −$842
• Net cashflow: $694

Break-even live

Break-even rent $3,131

Max offer price $370,000

Occupancy floor 78%

Sensitivity live

Price	-10% $904	-5% $799	+0% $694	+5% $590	+10% $485
Rent	-10% $378	-5% $536	+0% $694	+5% $853	+10% $1,011
Rate	-1.0pp $881	-0.5pp $788	base $694	+0.5pp $598	+1.0pp $501

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: $92,500
• Closing costs: $11,100
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
686 Portage Lakes Dr Coventry Township, OH	2.0	1.0	882	$1,695	$1.92	24d	1	0.72mi
829 Portage Lakes Dr Unit 1496076P Akron, OH	3.0	1.0	1356	$7,700	$5.68	14d	1	0.98mi
234 Mallard Point Dr Akron, OH	1.0–2.0	1.0–2.0	945	$1,530	$1.62	14d	18	1.43mi

Listing history 7 events

1. 2026-06-18
   days on market $370,000 Active 7 DOM
2. 2026-06-17
   days on market $370,000 Active 6 DOM
3. 2026-06-16
   days on market $370,000 Active 5 DOM
4. 2026-06-15
   days on market $370,000 Active 4 DOM
5. 2026-06-14
   days on market $370,000 Active 2 DOM
6. 2026-06-13
   remarks 699-char remark
7. 2026-06-13
   listed $370,000 Active 1 DOM

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

Tax reassessment forecast OH · Partial reset (capped growth)

• Current annual tax: $4,546 · $379/mo
• Projected year-2 tax: $5,159 · $430/mo
• Expected delta: +$613/yr (+$51/mo · 13.5%)

ⓘ 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: $48,117
• − Mortgage interest: −$20,726
• − Property taxes: −$4,546
• − Insurance: −$1,850
• − Repairs & maintenance: −$3,849
• − Management: −$3,849
• − Depreciation: −$10,764
• Taxable income: $2,533
• Est. tax owed @ 24.0%: −$608
• After-tax cash flow: $7,725/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

+641.5% since first listed

16 events — show timeline

• 2026-06-11 Listed $370,000 MLSNOW
• 2019-07-02 Listing Removed — MLSNOW
• 2019-07-01 Sold (Public Records) $250,000 Public Records
• 2019-07-01 Sold (MLS) $250,000 MLSNOW
• 2019-06-13 Pending — MLSNOW
• 2019-05-25 Pending — MLSNOW
• 2019-05-20 Contingent — MLSNOW
• 2019-05-13 Listed $250,000 MLSNOW
• 2016-06-16 Sold (Public Records) $194,000 Public Records
• 2016-06-14 Sold (MLS) $194,000 MLSNOW
• 2016-05-17 Pending — MLSNOW
• 2016-05-05 Contingent — MLSNOW
• 2016-05-02 Listed $189,900 MLSNOW
• 2013-04-01 Sold (Public Records) $45,000 Public Records
• 2013-03-29 Sold (MLS) $46,000 MLSNOW
• 2012-09-20 Listed $49,900 MLSNOW

Property tax history

+9.1%/yr

Latest (2025): $4,546 · +4.1% YoY. Source: county tax records.