Pine Plan · Kent, OH 44240

$249,990

3 bd · 2.0 ba · 1,498 sqft · Townhouse · 14 Days on market

Excellent condition

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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 +11.4/30.0
• ARV discount +7.5/15.0
• Schools +5.6/10.0
• Condition / age +4.8/5.0
• Livability +4.5/5.0
• Rent growth +4.2/5.0
• 1% rule +3.3/10.0
• DSCR +3.3/10.0
• Appreciation +0.0/10.0

Listing remarks

The Pine townhome blends sensibility and style. Enter the welcoming foyer from the covered porch or through the garage. It's the perfect location for a family zone. The wide-open great room flows seamlessly into the gourmet kitchen and light-filled dining area, where an optional island can provide extra storage and counter space. Upstairs, find two generous secondary bedrooms and a full bath; continue past the laundry toward the owner's suite. This private retreat includes a dual vanity bath and enormous walk-in closet. The full unfinished basement can be used as you wish! The Pine is perfect for your family.

Key facts

• Covered porch
• Welcoming foyer
• Gourmet kitchen

Tags

• WELCOMING FOYER
• COVERED PORCH
• GOURMET KITCHEN
• LIGHT-FILLED DINING AREA
• OPTIONAL ISLAND
• DUAL VANITY BATH

Property features AI

Finance

• Other: Address: Pine Plan, Kent, OH 44240; Listing status: Active
• Financial info: List price $249,990

Exterior

• Parking: 1 parking space
• Utilities: Has cooling (central air)
• Home design: Plan home named Pine; New construction plan
• Exterior features: Living area approximately 1498

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning
• Interior features: Central air conditioning

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $250k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-85 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $238k (4.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $208k (16.8% below list).
• Recommended offer: $208k (16.8% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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.
• Zoned schools: Brimfield Elementary School (math 69% / reading 62%, grade B+, #510 of 1,584 statewide, top 32%, 528 students, 38% FRL); Field Middle School (math 66% / reading 63%, grade A-, #205 of 654 statewide, top 34%, 444 students, 31% FRL); Field High School (math 52% / reading 72%, grade B-, #202 of 781 statewide, top 29%, 524 students, 24% FRL) — zoned schools at 31% FRL track the district average.
• Market conditions: Rents rising fast (+6.8%/yr); 143 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 196 units permitted in Portage County in 2024 (10 in 5+ unit buildings).
• This rent runs 43% of the median local income ($58k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $207,875 (16.8% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.83% ✗
• Cap rate: 5.88%
• Cash-on-cash: -1.46%
• DSCR: 0.93
• GRM: 10.0

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: -14.5%
• Equity multiple: 0.46×
• Total profit: $-37,667
• Equity at exit: $37,274

10-year hold

• IRR: -0.5%
• Equity multiple: 0.96×
• Total profit: $-3,059
• Equity at exit: $21,615

Cash invested: $69,997 (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: 143
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $2,079 medium
• Mortgage (P&I): −$1,311
• Tax est. 1.5%: −$312 /mo · $3,750/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$437
• Net cashflow: $-85

Break-even live

Break-even rent $2,187

Max offer price $237,631

Occupancy floor 99%

Sensitivity live

Price	-10% $87	-5% $1	+0% $-85	+5% $-172	+10% $-258
Rent	-10% $-250	-5% $-168	+0% $-85	+5% $-3	+10% $79
Rate	-1.0pp $40	-0.5pp $-22	base $-85	+0.5pp $-150	+1.0pp $-216

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: $62,498
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
356 Cherry St Unit NA Kent, OH	3.0	1.5	1175	$1,900	$1.62	45d	1	1.30mi
213 Dodge St Unit 1 Kent, OH	3.0	1.0	1100	$1,400	$1.27	45d	1	1.34mi
1405 Wyles Dr Brimfield, OH	2.0–3.0	2.0	1444	$2,755	$1.91	15d	1	1.47mi

Listing history 10 events

1. 2026-06-21
   days on market $249,990 Active 14 DOM
2. 2026-06-18
   days on market $249,990 Active 11 DOM
3. 2026-06-17
   days on market $249,990 Active 10 DOM
4. 2026-06-16
   days on market $249,990 Active 9 DOM
5. 2026-06-15
   days on market $249,990 Active 8 DOM
6. 2026-06-14
   days on market $249,990 Active 6 DOM
7. 2026-06-10
   days on market $249,990 Active 3 DOM
8. 2026-06-09
   days on market $249,990 Active 2 DOM
9. 2026-06-07
   remarks 616-char remark
10. 2026-06-07
    listed $249,990 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 2/10 Low 7 d/yr ≥96°F today · 16 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: $24,945
• − Mortgage interest: −$14,003
• − Property taxes: −$3,750
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,996
• − Management: −$1,996
• − Depreciation: −$7,272
• Taxable loss: −$5,322
• Est. tax savings @ 24.0%: +$1,277
• After-tax cash flow: $252/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 · 13 photos

Excellent 95/100 None rehab

This townhome is in excellent condition with a modern kitchen, good exterior, and hardwood flooring. It is move-in ready and has the potential for further value increases through landscaping and smart home features.

Value-add opportunities

• Both Landscaping and curb appeal — Enhanced landscaping can improve both the resale and rental value.
• Both Add smart home features — Smart home features can increase both the resale and rental value by making the home more modern and convenient.

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping and curb appeal — Enhanced landscaping can improve both the resale and rental value. ↑
• Both Add smart home features — Smart home features can increase both the resale and rental value by making the home more modern and convenient. ↑

ⓘ 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