2611 Canvasback Cir · Portage Lakes, OH 44319

$220,000

2 bd · 2.0 ba · 1,549 sqft · SingleFamily public records · 21 Days on market

Built 2002 2,591 sqft lot Est $251k · 12% under $300/mo HOA · 11% 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 +19.0/30.0
• ARV discount +13.0/15.0
• 1% rule +7.4/10.0
• DSCR +6.0/10.0
• 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

Enjoy low maintenance living in this 2-3 bedroom home in Coventry Twp. The owners have recently updated the kitchen and freshly painted throughout the home. You will love the open concept of the main level, featuring a living room with vaulted ceilings, dining room with access to the patio and a kitchen with pantry and breakfast bar. The first floor office (3rd bedroom) would make a great guest suite since it has an attached full bathroom and double closets! The laundry room is conveniently located on the main level too. Upstairs, there is a cat walk that overlooks the living room. The master bedroom and a second bedroom share another full bath. Outside, you will enjoy sitting on the patio with views of the pond with fountain. Two car attached garage. This development includes exterior maintenance of the home and roof plus lawn, landscape, snow removal and salt! Updates include dishwasher 12, tile flooring in the bathroom 12, laminate flooring throughout the main level 14. A

Key facts

• Backyard pond view
• Attached garage
• Dining area

Tags

• BACKYARD POND VIEW
• SPACIOUS LIVING ROOM
• DINING AREA
• ATTACHED GARAGE

Property features AI

Finance

• HOA & community: Homeowners association managed by Sentry Management; HOA fee $300 monthly; HOA covers grounds and structure maintenance, roof, snow removal, and trash

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Two-story home; Shingle roof; Aluminum siding
• Construction: Built (year recorded in public records); Aluminum siding construction; Shingle roof
• Exterior features: Lot recorded at approximately 0.0595 acres

Interior

• Kitchen: Range; Dishwasher; Refrigerator
• Bedrooms: One main-level bedroom
• Bathrooms: Two full bathrooms; One main-level bathroom
• Heating & cooling: Gas forced-air heating; Central air conditioning
• Interior features: Water softener
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $230 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $220k).
• Recommended offer: $217k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.5% 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; 2 comparable units currently listed for rent nearby; 1,114 units permitted in Summit County in 2024 (397 in 5+ unit buildings).
• This rent runs 44% of the median local income ($75k/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 $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.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($217k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 19y 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 $115k; list at $220k implies a 91% gain — meaningful room to come down on a strong offer.

Recommended offer $216,700 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.24% ✓
• Cap rate: 7.55%
• Cash-on-cash: 4.49%
• DSCR: 1.20
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $250,938
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2668 Canvasback Cir	0.06mi	3/2.5 (+1)	1,530 (-1%)	12mo	$217,000	$142	78
2976 S Main St	0.48mi	3/1.5 (+1)	1,639 (+6%)	8mo	$265,000	$162	54
2679 N Bender Ave	0.35mi	3/1.5 (+1)	1,352 (-13%)	1mo	$195,000	$144	54
2813 N Bender Ave	0.61mi	3/3.0 (+1)	1,445 (-7%)	2mo	$320,000	$221	50
2735 N Bender Ave	0.46mi	3/1.5 (+1)	1,476 (-5%)	18mo	$250,000	$169	49
3078 Greenhill Rd	0.60mi	3/2.0 (+1)	1,450 (-6%)	9mo	$295,000	$203	49
2743 N Bender Ave	0.47mi	3/2.0 (+1)	1,725 (+11%)	9mo	$220,000	$128	46
325 Hohman Ave	0.68mi	3/2.0 (+1)	1,450 (-6%)	12mo	$244,000	$168	43
224 W Ingleside Dr	0.49mi	3/1.5 (+1)	1,338 (-14%)	9mo	$200,000	$149	40

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: -9.2%
• Equity multiple: 0.66×
• Total profit: $-20,686
• Equity at exit: $32,803

10-year hold

• IRR: 0.5%
• Equity multiple: 1.03×
• Total profit: $2,048
• Equity at exit: $19,022

Cash invested: $61,600 (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: 6.7×

Monthly cashflow live

• Estimated rent: $2,720 medium
• Mortgage (P&I): −$1,154
• Tax from tax record: −$373 /mo · $4,475/yr
• Insurance: −$92
• HOA: −$300
• Vacancy / Maint / Mgmt: −$571
• Net cashflow: $230

Break-even live

Break-even rent $2,428

Max offer price $220,000

Occupancy floor 87%

Sensitivity live

Price	-10% $355	-5% $293	+0% $230	+5% $168	+10% $106
Rent	-10% $16	-5% $123	+0% $230	+5% $338	+10% $445
Rate	-1.0pp $341	-0.5pp $286	base $230	+0.5pp $173	+1.0pp $115

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	15d	18	0.18mi
829 Portage Lakes Dr Unit 1496076P Akron, OH	3.0	1.0	1356	$7,700	$5.68	15d	1	1.10mi

HOA detail

• Monthly dues: $300 · $3,600/yr
• Likely covers: snow removalexterior maint.

Listing history 33 events

1. 2026-06-18
   days on market $220,000 Active 21 DOM
2. 2026-06-17
   price $220,000 Active 20 DOM
3. 2026-06-17
   days on market $230,000 Active 20 DOM
4. 2026-06-16
   days on market $230,000 Active 19 DOM
5. 2026-06-15
   days on market $230,000 Active 18 DOM
6. 2026-06-14
   days on market $230,000 Active 16 DOM
7. 2026-06-13
   days on market $230,000 Active 15 DOM
8. 2026-06-10
   days on market $230,000 Active 13 DOM
9. 2026-06-09
   days on market $230,000 Active 12 DOM
10. 2026-06-08
    days on market $230,000 Active 11 DOM
11. 2026-06-07
    days on market $230,000 Active 10 DOM
12. 2026-06-03
    days on market $230,000 Active 6 DOM
13. 2026-06-02
    days on market $230,000 Active 5 DOM
14. 2026-06-01
    days on market $230,000 Active 4 DOM
15. 2026-05-31
    days on market $230,000 Active 3 DOM
16. 2026-05-31
    days on market $230,000 Active 2 DOM
17. 2026-05-28
    listed $230,000 Active
18. 2015-10-01
    soldstatus $114,900 Sold 992-char remark

    Show marketing remark (992 chars)

    Enjoy low maintenance living in this 2-3 bedroom home in Coventry Twp. The owners have recently updated the kitchen and freshly painted throughout the home. You will love the open concept of the main level, featuring a living room with vaulted ceilings, dining room with access to the patio and a kitchen with pantry and breakfast bar. The first floor office (3rd bedroom) would make a great guest suite since it has an attached full bathroom and double closets! The laundry room is conveniently located on the main level too. Upstairs, there is a cat walk that overlooks the living room. The master bedroom and a second bedroom share another full bath. Outside, you will enjoy sitting on the patio with views of the pond with fountain. Two car attached garage. This development includes exterior maintenance of the home and roof plus lawn, landscape, snow removal and salt! Updates include dishwasher 12, tile flooring in the bathroom 12, laminate flooring throughout the main level 14. A

19. 2015-10-01
    soldstatus $114,900

    Show marketing remark (992 chars)

    Enjoy low maintenance living in this 2-3 bedroom home in Coventry Twp. The owners have recently updated the kitchen and freshly painted throughout the home. You will love the open concept of the main level, featuring a living room with vaulted ceilings, dining room with access to the patio and a kitchen with pantry and breakfast bar. The first floor office (3rd bedroom) would make a great guest suite since it has an attached full bathroom and double closets! The laundry room is conveniently located on the main level too. Upstairs, there is a cat walk that overlooks the living room. The master bedroom and a second bedroom share another full bath. Outside, you will enjoy sitting on the patio with views of the pond with fountain. Two car attached garage. This development includes exterior maintenance of the home and roof plus lawn, landscape, snow removal and salt! Updates include dishwasher 12, tile flooring in the bathroom 12, laminate flooring throughout the main level 14. A

20. 2015-08-25
    status Pending 992-char remark

    Show marketing remark (992 chars)

    Enjoy low maintenance living in this 2-3 bedroom home in Coventry Twp. The owners have recently updated the kitchen and freshly painted throughout the home. You will love the open concept of the main level, featuring a living room with vaulted ceilings, dining room with access to the patio and a kitchen with pantry and breakfast bar. The first floor office (3rd bedroom) would make a great guest suite since it has an attached full bathroom and double closets! The laundry room is conveniently located on the main level too. Upstairs, there is a cat walk that overlooks the living room. The master bedroom and a second bedroom share another full bath. Outside, you will enjoy sitting on the patio with views of the pond with fountain. Two car attached garage. This development includes exterior maintenance of the home and roof plus lawn, landscape, snow removal and salt! Updates include dishwasher 12, tile flooring in the bathroom 12, laminate flooring throughout the main level 14. A

21. 2015-05-02
    listed $114,900 Active 992-char remark

    Show marketing remark (992 chars)

    Enjoy low maintenance living in this 2-3 bedroom home in Coventry Twp. The owners have recently updated the kitchen and freshly painted throughout the home. You will love the open concept of the main level, featuring a living room with vaulted ceilings, dining room with access to the patio and a kitchen with pantry and breakfast bar. The first floor office (3rd bedroom) would make a great guest suite since it has an attached full bathroom and double closets! The laundry room is conveniently located on the main level too. Upstairs, there is a cat walk that overlooks the living room. The master bedroom and a second bedroom share another full bath. Outside, you will enjoy sitting on the patio with views of the pond with fountain. Two car attached garage. This development includes exterior maintenance of the home and roof plus lawn, landscape, snow removal and salt! Updates include dishwasher 12, tile flooring in the bathroom 12, laminate flooring throughout the main level 14. A

22. 2014-07-29
    historical
23. 2014-01-29
    listed $114,900
24. 2010-10-22
    soldstatus $103,500
25. 2010-09-18
    historical
26. 2010-05-21
    listed $109,900
27. 2007-12-03
    historical
28. 2007-12-03
    historical
29. 2007-09-03
    listed $149,000
30. 2007-09-03
    listed $149,000
31. 2007-09-01
    historical
32. 2007-03-01
    listed $145,000
33. 2003-06-25
    soldstatus $129,500

ⓘ 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: $4,475 · $373/mo
• Projected year-2 tax: $4,475 · $373/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 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: $32,639
• − Mortgage interest: −$12,323
• − Property taxes: −$4,475
• − Insurance: −$1,100
• − Repairs & maintenance: −$2,611
• − Management: −$2,611
• − HOA: −$3,600
• − Depreciation: −$6,400
• Taxable loss: −$482
• Est. tax savings @ 24.0%: +$116
• After-tax cash flow: $2,881/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

+77.6% since first listed

17 events — show timeline

• 2026-05-28 Listed $230,000 MLSNOW
• 2015-10-01 Sold (Public Records) $114,900 Public Records
• 2015-10-01 Sold (MLS) $114,900 MLSNOW
• 2015-08-25 Pending — MLSNOW
• 2015-05-02 Listed $114,900 MLSNOW
• 2014-07-29 Listing Removed — MLSNOW
• 2014-01-29 Listed $114,900 MLSNOW
• 2010-10-22 Sold (MLS) $103,500 MLSNOW
• 2010-09-18 Listing Removed — MLSNOW
• 2010-05-21 Listed $109,900 MLSNOW
• 2007-12-03 Listing Removed — MLSNOW
• 2007-12-03 Listing Removed — MLSNOW
• 2007-09-03 Listed $149,000 MLSNOW
• 2007-09-03 Listed $149,000 MLSNOW
• 2007-09-01 Listing Removed — MLSNOW
• 2007-03-01 Listed $145,000 MLSNOW
• 2003-06-25 Sold (Public Records) $129,500 Public Records

Property tax history

+4.4%/yr

Latest (2025): $4,475 · -20.7% YoY. Source: county tax records.