955 Howe Rd · Kent, OH 44240

$209,900

2 bd · 1.0 ba · 1,072 sqft · SingleFamily public records · 4 Days on market

Built 1937 2.00 ac lot

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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 +9.9/30.0
• ARV discount +7.5/15.0
• Schools +5.6/10.0
• Livability +4.5/5.0
• Rent growth +4.2/5.0
• DSCR +2.8/10.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

A little piece of the country. 2.05 acres, backing up to portage county parks. 3 bedroom, 1 bath home, located in Field School District. Newer roof, furnace, well (2022). 2 car detached garage. Attic has a bonus room, used to have a spiral staircase for access! All appliances stay! SO much potential!

Key facts

• Nature play area
• Attic bonus room
• Newer roof

Tags

• PICTURESQUE ACRES
• NATURE TRAIL
• NATURE PLAY AREA
• OPEN PICNIC SPACES
• ATTIC BONUS ROOM
• NEWER ROOF

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $-132 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $187k (11.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $158k (24.5% below list).
• Recommended offer: $158k (24.5% below list) — sets the bar for 1% rule.
• Cap rate 5.5% 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.
• Market conditions: Rents rising fast (+6.8%/yr); 140 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 196 units permitted in Portage County in 2024 (10 in 5+ unit buildings).
• This rent runs 33% 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 $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 12y 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 $171k; 23% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1937 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $158,394 (24.5% 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 1937 — 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. 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?
5. 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?
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 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: 0.75% ✗
• Cap rate: 5.54%
• Cash-on-cash: -2.69%
• DSCR: 0.88
• GRM: 11.0

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: -16.8%
• Equity multiple: 0.39×
• Total profit: $-36,136
• Equity at exit: $31,297

10-year hold

• IRR: -3.2%
• Equity multiple: 0.75×
• Total profit: $-14,443
• Equity at exit: $18,148

Cash invested: $58,772 (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: 140
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $1,584 medium
• Mortgage (P&I): −$1,101
• Tax from tax record: −$195 /mo · $2,339/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$333
• Net cashflow: $-132

Break-even live

Break-even rent $1,751

Max offer price $186,622

Occupancy floor —

Sensitivity live

Price	-10% $-13	-5% $-72	+0% $-132	+5% $-191	+10% $-251
Rent	-10% $-257	-5% $-194	+0% $-132	+5% $-69	+10% $-7
Rate	-1.0pp $-26	-0.5pp $-78	base $-132	+0.5pp $-186	+1.0pp $-241

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: $52,475
• Closing costs: $6,297
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1405 Wyles Dr Brimfield, OH	2.0–3.0	2.0	1444	$2,255	$1.56	14d	1	1.16mi

Listing history 21 events

1. 2026-05-15
   status Pending
2. 2026-05-12
   status Active
3. 2026-05-11
   status Pending
4. 2026-05-08
   listed $209,900 Active
5. 2023-05-05
   soldstatus $171,000 Closed 301-char remark

   Show marketing remark (301 chars)

   A little piece of the country. 2.05 acres, backing up to portage county parks. 3 bedroom, 1 bath home, located in Field School District. Newer roof, furnace, well (2022). 2 car detached garage. Attic has a bonus room, used to have a spiral staircase for access! All appliances stay! SO much potential!

6. 2023-05-05
   soldstatus $171,000

   Show marketing remark (301 chars)

   A little piece of the country. 2.05 acres, backing up to portage county parks. 3 bedroom, 1 bath home, located in Field School District. Newer roof, furnace, well (2022). 2 car detached garage. Attic has a bonus room, used to have a spiral staircase for access! All appliances stay! SO much potential!

7. 2023-04-28
   status Pending 301-char remark

   Show marketing remark (301 chars)

   A little piece of the country. 2.05 acres, backing up to portage county parks. 3 bedroom, 1 bath home, located in Field School District. Newer roof, furnace, well (2022). 2 car detached garage. Attic has a bonus room, used to have a spiral staircase for access! All appliances stay! SO much potential!

8. 2023-03-27
   historical Contingent 301-char remark

   Show marketing remark (301 chars)

   A little piece of the country. 2.05 acres, backing up to portage county parks. 3 bedroom, 1 bath home, located in Field School District. Newer roof, furnace, well (2022). 2 car detached garage. Attic has a bonus room, used to have a spiral staircase for access! All appliances stay! SO much potential!

9. 2023-03-23
   listed $170,000 Active 301-char remark

   Show marketing remark (301 chars)

   A little piece of the country. 2.05 acres, backing up to portage county parks. 3 bedroom, 1 bath home, located in Field School District. Newer roof, furnace, well (2022). 2 car detached garage. Attic has a bonus room, used to have a spiral staircase for access! All appliances stay! SO much potential!

10. 2019-12-19
    historical
11. 2019-11-09
    price $20,000
12. 2019-11-04
    listed $25,000 Active
13. 2019-09-27
    historical
14. 2019-03-27
    listed $25,000 Active
15. 2015-09-14
    historical
16. 2015-07-31
    price $130,000
17. 2015-07-03
    listed $125,000 Active
18. 2015-04-22
    historical
19. 2015-03-23
    listed $130,000 Active
20. 2015-02-20
    historical
21. 2014-06-20
    listed $140,000

ⓘ 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: $2,339 · $195/mo
• Projected year-2 tax: $2,807 · $234/mo
• Expected delta: +$468/yr (+$39/mo · 20.0%)

ⓘ 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 2/10 Low 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,007
• − Mortgage interest: −$11,758
• − Property taxes: −$2,339
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,521
• − Management: −$1,521
• − Depreciation: −$6,106
• Taxable loss: −$5,286
• Est. tax savings @ 24.0%: +$1,269
• After-tax cash flow: $-313/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: 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

Price history

+49.9% since first listed

21 events — show timeline

• 2026-05-15 Pending — MLSNOW
• 2026-05-12 Relisted — MLSNOW
• 2026-05-11 Pending — MLSNOW
• 2026-05-08 Listed $209,900 MLSNOW
• 2023-05-05 Sold (Public Records) $171,000 Public Records
• 2023-05-05 Sold (MLS) $171,000 MLSNOW
• 2023-04-28 Pending — MLSNOW
• 2023-03-27 Contingent — MLSNOW
• 2023-03-23 Listed $170,000 MLSNOW
• 2019-12-19 Listing Removed — MLSNOW
• 2019-11-09 Price Changed $20,000 MLSNOW
• 2019-11-04 Listed $25,000 MLSNOW
• 2019-09-27 Listing Removed — MLSNOW
• 2019-03-27 Listed $25,000 MLSNOW
• 2015-09-14 Listing Removed — MLSNOW
• 2015-07-31 Price Changed $130,000 MLSNOW
• 2015-07-03 Listed $125,000 MLSNOW
• 2015-04-22 Listing Removed — MLSNOW
• 2015-03-23 Listed $130,000 MLSNOW
• 2015-02-20 Listing Removed — MLSNOW
• 2014-06-20 Listed $140,000 MLSNOW

Property tax history

+4.5%/yr

Latest (2025): $2,339 · +1.6% YoY. Source: county tax records.