50 Kirby Dr · Portage Lakes, OH 44319

$229,900

2 bd · 2.0 ba · 1,340 sqft · SingleFamily public records · 18 Days on market

Built 1988 0.27 ac lot Est $220k · at est.

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +5.4/15.0
• 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

Wow! This beautifully maintained home won't last!! Immaculate and updated home is in great area close to Portage Lakes. Nice well manicured lot with a park right across the street. Nothing to do but move right in. The lot is beautiful with flowers and shrubs. There are two bedrooms and two baths on the main level and another room on the lower level that could be used for a third bedroom, office or craft room. All appliances stay except the microwave. A home warranty is also being offered with the listing.

Key facts

• Water softener
• Finished area
• 0.27 acre lot

Tags

• NEW LUXURY VINYL TILE FLOORING
• RENOVATED PRIMARY BATHROOM
• WATER SOFTENER
• FINISHED AREA

Property features AI

Exterior

• Parking: Attached 2-car garage; Asphalt driveway
• Security: Smoke detectors
• Utilities: Public sewer; Well water; Central air conditioning; Forced air gas heating
• Home design: Two-story home; Updated/remodeled condition; Block foundation
• Construction: Vinyl siding; Asphalt roof; Built (year per public records)
• Exterior features: Deck; Lot approximately 0.27 acres

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator; Water softener
• Bedrooms: Two main-level bedrooms
• Bathrooms: Two full bathrooms (both on the main level)
• Interior features: Ceiling fans; Chandelier; Finished basement with sump pump
• Laundry & utility: Washer; Dryer; Washer hookup; Electric dryer hookup; Lower-level laundry with laundry tub and sink

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $230k).
• Recommended offer: $226k (1.5% below list) — sets the bar for market timing.

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 $3,559/mo this rent would consume 57% 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 $2k of loan paydown is wiped out by about $7k 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 + 3.0% rent growth), your $64k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($226k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 18y 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 $127k; list at $230k implies a 81% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $226,451 (1.5% below list)

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.55% ✓
• Cap rate: 12.46%
• Cash-on-cash: 22.01%
• DSCR: 1.98
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $219,760
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2679 N Bender Ave	0.16mi	3/1.5 (+1)	1,352 (+1%)	1mo	$195,000	$144	83
2805 Glencoe	0.37mi	3/1.5 (+1)	1,308 (-2%)	4mo	$140,000	$107	69
3025 Lamb Dr	0.32mi	3/2.0 (+1)	1,248 (-7%)	2mo	$235,870	$189	67
2813 N Bender Ave	0.22mi	3/3.0 (+1)	1,445 (+8%)	2mo	$320,000	$221	66
71 Delora Dr	0.11mi	3/1.0 (+1)	1,200 (-10%)	6mo	$229,000	$191	64
224 W Ingleside Dr	0.49mi	3/1.5 (+1)	1,338 (-0%)	9mo	$200,000	$149	62
65 E Bellisle Dr	0.18mi	3/2.0 (+1)	1,222 (-9%)	12mo	$217,500	$178	62
107 E Wellock Dr	0.21mi	3/1.0 (+1)	1,240 (-8%)	10mo	$180,000	$145	60
149 Orton Dr	0.42mi	2/2.0	1,180 (-12%)	9mo	$159,900	$136	53
3189 Kingsley Dr	0.45mi	2/2.0	1,152 (-14%)	11mo	$188,500	$164	46
325 Hohman Ave	0.70mi	3/2.0 (+1)	1,450 (+8%)	12mo	$244,000	$168	39
2668 Canvasback Cir	0.53mi	3/2.5 (+1)	1,530 (+14%)	12mo	$217,000	$142	35

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: 13.4%
• Equity multiple: 1.54×
• Total profit: $34,521
• Equity at exit: $34,279

10-year hold

• IRR: 22.3%
• Equity multiple: 2.91×
• Total profit: $122,798
• Equity at exit: $19,878

Cash invested: $64,372 (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: 5.4×

Monthly cashflow live

• Estimated rent: $3,559 medium
• Mortgage (P&I): −$1,206
• Tax from tax record: −$330 /mo · $3,955/yr
• Insurance: −$96
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$747
• Net cashflow: $1,125

Break-even live

Break-even rent $2,135

Max offer price $229,900

Occupancy floor 63%

Sensitivity live

Price	-10% $1,255	-5% $1,190	+0% $1,125	+5% $1,060	+10% $995
Rent	-10% $844	-5% $985	+0% $1,125	+5% $1,266	+10% $1,406
Rate	-1.0pp $1,241	-0.5pp $1,184	base $1,125	+0.5pp $1,066	+1.0pp $1,005

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: $57,475
• Closing costs: $6,897
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
234 Mallard Point Dr Akron, OH	1.0–2.0	1.0–2.0	945	$1,530	$1.62	14d	18	0.59mi
686 Portage Lakes Dr Coventry Township, OH	2.0	1.0	882	$1,695	$1.92	24d	1	1.11mi
829 Portage Lakes Dr Unit 1496076P Akron, OH	3.0	1.0	1356	$7,700	$5.68	14d	1	1.16mi

Listing history 14 events

1. 2026-06-18
   days on market $229,900 Active 18 DOM
2. 2026-06-17
   days on market $229,900 Active 17 DOM
3. 2026-06-16
   days on market $229,900 Active 16 DOM
4. 2026-06-15
   days on market $229,900 Active 15 DOM
5. 2026-06-14
   days on market $229,900 Active 13 DOM
6. 2026-06-13
   days on market $229,900 Active 12 DOM
7. 2026-06-10
   days on market $229,900 Active 10 DOM
8. 2026-06-09
   days on market $229,900 Active 9 DOM
9. 2026-06-08
   days on market $229,900 Active 8 DOM
10. 2026-06-07
    pricedays on market $229,900 Active 7 DOM
11. 2026-06-03
    days on market $239,900 Active 3 DOM
12. 2026-06-02
    days on market $239,900 Active 2 DOM
13. 2026-05-31
    remarks 699-char remark
14. 2026-05-31
    listed $239,900 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: $3,955 · $330/mo
• Projected year-2 tax: $3,955 · $330/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 99% 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: $42,710
• − Mortgage interest: −$12,878
• − Property taxes: −$3,955
• − Insurance: −$1,816
• − Repairs & maintenance: −$3,417
• − Management: −$3,417
• − Depreciation: −$6,688
• Taxable income: $10,539
• Est. tax owed @ 24.0%: −$2,529
• After-tax cash flow: $10,972/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

+86.1% since first listed

16 events — show timeline

• 2026-05-30 Listed $239,900 MLSNOW
• 2017-08-21 Pending — MLSNOW
• 2017-08-18 Sold (MLS) $127,000 MLSNOW
• 2017-08-17 Sold (Public Records) $127,000 Public Records
• 2017-07-13 Contingent — MLSNOW
• 2017-06-19 Price Changed $129,900 MLSNOW
• 2017-06-09 Listed $131,900 MLSNOW
• 2015-04-24 Sold (Public Records) $119,000 Public Records
• 2015-04-24 Sold (MLS) $119,000 MLSNOW
• 2015-04-14 Pending — MLSNOW
• 2015-03-04 Listed — MLSNOW
• 2013-10-06 Listing Removed — MLSNOW
• 2013-06-05 Listed $123,000 MLSNOW
• 2008-03-20 Sold (Public Records) $122,100 Public Records
• 2008-03-20 Sold (MLS) $122,000 MLSNOW
• 2008-01-11 Listed $128,900 MLSNOW

Property tax history

+3.4%/yr

Latest (2025): $3,955 · +3.6% YoY. Source: county tax records.