593 Meredith Ln · Akron, OH 44223

$119,300

1 bd · 1.0 ba · 1,050 sqft · Condo public records · 39 Days on market

Built 1988

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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 +8.3/30.0
• ARV discount +7.5/15.0
• 1% rule +6.2/10.0
• Schools +4.6/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

unique 1 bedroom condo with a second floor loft. serene pond/wooded views. located just seconds to bike/hike trails & many of the shops and restaurants that cuyahoga falls has to offer. a wrap around deck leads to the main entrance w/ refinished hardwood floors & a large closet for extra storage. the spacious LR features neutral carpeting (recently cleaned), a handsome stone FP, accent lighting, large sliding glass doors & sightlines of the formal dining room with a breakfast bar. the adjacent kitchen has been updated with sleek cabinetry, a new custom stone backsplash (2016), modern fixtures (2016), and stainless steel frigidaire gallery appliances (2015). upstairs, the vaulted master bedroom is complete with double closets and a new ceiling fan (2015). the loft has an oversized picture window, its own skylight & could be easily enclosed to serve as an excellent home office or optional second bedroom. the large full bathroom is neutral in décor with an updated vanity, second skylight f

Key facts

• Second floor loft
• Serene pond views
• Wooded views

Tags

• SECOND FLOOR LOFT
• SERENE POND VIEWS
• WOODED VIEWS
• BIKE HIKE TRAILS
• WRAP AROUND DECK
• REFINISHED HARDWOOD FLOORS

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $119k.

Deal economics

• At list price, monthly cash flow is $-108 ($-1k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $119k).
• Recommended offer: $116k (3.0% below list) — sets the bar for market timing.
• Cap rate 5.2% vs local median 6.6% in Akron — 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 81/100 on livability (#104 in OH, #1,591 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+; Watch: crime F, employment F.
• Woodridge Local (rural): math 49% / reading 59% proficiency, ranked #379 of 656 in OH (top 58%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 63 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,114 units permitted in Summit County in 2024 (397 in 5+ unit buildings).
• This rent is only 18% of the median local income ($90k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $825 of loan paydown is wiped out by about $4k 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 39 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• 6 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 $60k; list at $119k implies a 99% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 26% of rent.

Recommended offer $115,721 (3.0% 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. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.12% ✓
• Cap rate: 5.20%
• Cash-on-cash: -3.89%
• DSCR: 0.83
• GRM: 7.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -22.6%
• Equity multiple: 0.22×
• Total profit: $-25,994
• Equity at exit: $17,788

10-year hold

• IRR: -16.2%
• Equity multiple: 0.08×
• Total profit: $-30,582
• Equity at exit: $10,315

Cash invested: $33,404 (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 44223

• Active inventory: 63
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,334 high
• Mortgage (P&I): −$626
• Tax from tax record: −$134 /mo · $1,613/yr
• Insurance: −$50
• HOA est. from 2 same-building comps: −$352
• Vacancy / Maint / Mgmt: −$280
• Net cashflow: $-108

Break-even live

Break-even rent $1,471

Max offer price $100,192

Occupancy floor —

Sensitivity live

Price	-10% $-41	-5% $-74	+0% $-108	+5% $-142	+10% $-176
Rent	-10% $-214	-5% $-161	+0% $-108	+5% $-55	+10% $-3
Rate	-1.0pp $-48	-0.5pp $-78	base $-108	+0.5pp $-139	+1.0pp $-171

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: $29,825
• Closing costs: $3,579
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
223 W Portage Trl Cuyahoga Falls, OH	2.0	2.0	1250	$1,625	$1.30	15d	1	0.47mi
1738 Northampton Rd Akron, OH	2.0	1.5–2.0	1000	$1,754	$1.75	14d	5	0.79mi
1553 Treetop Trl Akron, OH	1.0–3.0	1.0–2.0	962	$850	$0.88	13d	1	1.02mi
1747 Portage Trl Unit 4 Cuyahoga Falls, OH	2.0	1.0	806	$1,100	$1.36	15d	1	1.04mi
1737 Portage Trl Cuyahoga Falls, OH	2.0	1.0	806	$900	$1.12	24d	1	1.06mi
1761 E Waterford Ct Akron, OH	1.0–4.0	1.0–2.0	975	$1,155	$1.18	3d	8	1.15mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 35 events

1. 2026-06-21
   days on market $119,300 Active 39 DOM
2. 2026-06-18
   days on market $119,300 Active 36 DOM
3. 2026-06-17
   days on market $119,300 Active 35 DOM
4. 2026-06-16
   days on market $119,300 Active 34 DOM
5. 2026-06-15
   days on market $119,300 Active 33 DOM
6. 2026-06-14
   days on market $119,300 Active 31 DOM
7. 2026-06-13
   days on market $119,300 Active 30 DOM
8. 2026-06-10
   days on market $119,300 Active 28 DOM
9. 2026-06-09
   days on market $119,300 Active 27 DOM
10. 2026-06-08
    days on market $119,300 Active 26 DOM
11. 2026-06-07
    days on market $119,300 Active 25 DOM
12. 2026-06-03
    days on market $119,300 Active 21 DOM
13. 2026-06-02
    days on market $119,300 Active 20 DOM
14. 2026-06-01
    days on market $119,300 Active 19 DOM
15. 2026-05-31
    days on market $119,300 Active 18 DOM
16. 2026-05-31
    days on market $119,300 Active 17 DOM
17. 2026-05-14
    listed $119,300 Active 1360-char remark
18. 2016-11-03
    status Pending 1032-char remark

    Show marketing remark (1032 chars)

    unique 1 bedroom condo with a second floor loft. serene pond/wooded views. located just seconds to bike/hike trails & many of the shops and restaurants that cuyahoga falls has to offer. a wrap around deck leads to the main entrance w/ refinished hardwood floors & a large closet for extra storage. the spacious LR features neutral carpeting (recently cleaned), a handsome stone FP, accent lighting, large sliding glass doors & sightlines of the formal dining room with a breakfast bar. the adjacent kitchen has been updated with sleek cabinetry, a new custom stone backsplash (2016), modern fixtures (2016), and stainless steel frigidaire gallery appliances (2015). upstairs, the vaulted master bedroom is complete with double closets and a new ceiling fan (2015). the loft has an oversized picture window, its own skylight & could be easily enclosed to serve as an excellent home office or optional second bedroom. the large full bathroom is neutral in décor with an updated vanity, second skylight f

19. 2016-11-01
    soldstatus $59,900 Sold 1032-char remark

    Show marketing remark (1032 chars)

    unique 1 bedroom condo with a second floor loft. serene pond/wooded views. located just seconds to bike/hike trails & many of the shops and restaurants that cuyahoga falls has to offer. a wrap around deck leads to the main entrance w/ refinished hardwood floors & a large closet for extra storage. the spacious LR features neutral carpeting (recently cleaned), a handsome stone FP, accent lighting, large sliding glass doors & sightlines of the formal dining room with a breakfast bar. the adjacent kitchen has been updated with sleek cabinetry, a new custom stone backsplash (2016), modern fixtures (2016), and stainless steel frigidaire gallery appliances (2015). upstairs, the vaulted master bedroom is complete with double closets and a new ceiling fan (2015). the loft has an oversized picture window, its own skylight & could be easily enclosed to serve as an excellent home office or optional second bedroom. the large full bathroom is neutral in décor with an updated vanity, second skylight f

20. 2016-09-14
    historical Contingent 1032-char remark

    Show marketing remark (1032 chars)

    unique 1 bedroom condo with a second floor loft. serene pond/wooded views. located just seconds to bike/hike trails & many of the shops and restaurants that cuyahoga falls has to offer. a wrap around deck leads to the main entrance w/ refinished hardwood floors & a large closet for extra storage. the spacious LR features neutral carpeting (recently cleaned), a handsome stone FP, accent lighting, large sliding glass doors & sightlines of the formal dining room with a breakfast bar. the adjacent kitchen has been updated with sleek cabinetry, a new custom stone backsplash (2016), modern fixtures (2016), and stainless steel frigidaire gallery appliances (2015). upstairs, the vaulted master bedroom is complete with double closets and a new ceiling fan (2015). the loft has an oversized picture window, its own skylight & could be easily enclosed to serve as an excellent home office or optional second bedroom. the large full bathroom is neutral in décor with an updated vanity, second skylight f

21. 2016-07-07
    price $59,900 1032-char remark

    Show marketing remark (1032 chars)

    unique 1 bedroom condo with a second floor loft. serene pond/wooded views. located just seconds to bike/hike trails & many of the shops and restaurants that cuyahoga falls has to offer. a wrap around deck leads to the main entrance w/ refinished hardwood floors & a large closet for extra storage. the spacious LR features neutral carpeting (recently cleaned), a handsome stone FP, accent lighting, large sliding glass doors & sightlines of the formal dining room with a breakfast bar. the adjacent kitchen has been updated with sleek cabinetry, a new custom stone backsplash (2016), modern fixtures (2016), and stainless steel frigidaire gallery appliances (2015). upstairs, the vaulted master bedroom is complete with double closets and a new ceiling fan (2015). the loft has an oversized picture window, its own skylight & could be easily enclosed to serve as an excellent home office or optional second bedroom. the large full bathroom is neutral in décor with an updated vanity, second skylight f

22. 2016-06-21
    listed $64,900 Active 1032-char remark

    Show marketing remark (1032 chars)

    unique 1 bedroom condo with a second floor loft. serene pond/wooded views. located just seconds to bike/hike trails & many of the shops and restaurants that cuyahoga falls has to offer. a wrap around deck leads to the main entrance w/ refinished hardwood floors & a large closet for extra storage. the spacious LR features neutral carpeting (recently cleaned), a handsome stone FP, accent lighting, large sliding glass doors & sightlines of the formal dining room with a breakfast bar. the adjacent kitchen has been updated with sleek cabinetry, a new custom stone backsplash (2016), modern fixtures (2016), and stainless steel frigidaire gallery appliances (2015). upstairs, the vaulted master bedroom is complete with double closets and a new ceiling fan (2015). the loft has an oversized picture window, its own skylight & could be easily enclosed to serve as an excellent home office or optional second bedroom. the large full bathroom is neutral in décor with an updated vanity, second skylight f

23. 2015-09-18
    soldstatus $47,500 Sold

    Show marketing remark (532 chars)

    Why Rent? 1 Bedroom condo with second floor loft and 2 garages. One garage at the unit’s location. 2nd garage a short walking distance away (for private use or as rental income). Wooded and Pond views. Private association pool to enjoy in the summer. Fully funded HOA with reserve fund. You will appreciate all the nice updates in this move-in ready condo. Monthly fee covers landscaping, snow removal, GAS (heat, hot water, stove), water service, sewer, trash, and exterior building maintenance. Newer washer and dryer-2012.

24. 2015-09-18
    soldstatus $47,500

    Show marketing remark (532 chars)

    Why Rent? 1 Bedroom condo with second floor loft and 2 garages. One garage at the unit’s location. 2nd garage a short walking distance away (for private use or as rental income). Wooded and Pond views. Private association pool to enjoy in the summer. Fully funded HOA with reserve fund. You will appreciate all the nice updates in this move-in ready condo. Monthly fee covers landscaping, snow removal, GAS (heat, hot water, stove), water service, sewer, trash, and exterior building maintenance. Newer washer and dryer-2012.

25. 2015-08-10
    status Pending

    Show marketing remark (532 chars)

    Why Rent? 1 Bedroom condo with second floor loft and 2 garages. One garage at the unit’s location. 2nd garage a short walking distance away (for private use or as rental income). Wooded and Pond views. Private association pool to enjoy in the summer. Fully funded HOA with reserve fund. You will appreciate all the nice updates in this move-in ready condo. Monthly fee covers landscaping, snow removal, GAS (heat, hot water, stove), water service, sewer, trash, and exterior building maintenance. Newer washer and dryer-2012.

26. 2015-05-07
    price $54,900

    Show marketing remark (532 chars)

    Why Rent? 1 Bedroom condo with second floor loft and 2 garages. One garage at the unit’s location. 2nd garage a short walking distance away (for private use or as rental income). Wooded and Pond views. Private association pool to enjoy in the summer. Fully funded HOA with reserve fund. You will appreciate all the nice updates in this move-in ready condo. Monthly fee covers landscaping, snow removal, GAS (heat, hot water, stove), water service, sewer, trash, and exterior building maintenance. Newer washer and dryer-2012.

27. 2015-04-01
    price $59,900

    Show marketing remark (532 chars)

    Why Rent? 1 Bedroom condo with second floor loft and 2 garages. One garage at the unit’s location. 2nd garage a short walking distance away (for private use or as rental income). Wooded and Pond views. Private association pool to enjoy in the summer. Fully funded HOA with reserve fund. You will appreciate all the nice updates in this move-in ready condo. Monthly fee covers landscaping, snow removal, GAS (heat, hot water, stove), water service, sewer, trash, and exterior building maintenance. Newer washer and dryer-2012.

28. 2015-03-04
    listed $69,900 Active

    Show marketing remark (532 chars)

    Why Rent? 1 Bedroom condo with second floor loft and 2 garages. One garage at the unit’s location. 2nd garage a short walking distance away (for private use or as rental income). Wooded and Pond views. Private association pool to enjoy in the summer. Fully funded HOA with reserve fund. You will appreciate all the nice updates in this move-in ready condo. Monthly fee covers landscaping, snow removal, GAS (heat, hot water, stove), water service, sewer, trash, and exterior building maintenance. Newer washer and dryer-2012.

29. 2011-12-05
    historical
30. 2010-08-04
    listed $54,000
31. 2010-04-30
    historical
32. 2009-08-26
    listed $84,900
33. 2009-07-10
    historical
34. 2008-11-03
    listed $89,900
35. 1988-08-31
    soldstatus $67,100

ⓘ 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: $1,613 · $134/mo
• Projected year-2 tax: $1,737 · $145/mo
• Expected delta: +$124/yr (+$10/mo · 7.7%)

ⓘ 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 ≥98°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,003
• − Mortgage interest: −$6,683
• − Property taxes: −$1,613
• − Insurance: −$596
• − Repairs & maintenance: −$1,280
• − Management: −$1,280
• − HOA: −$4,224
• − Depreciation: −$3,471
• Taxable loss: −$3,144
• Est. tax savings @ 24.0%: +$754
• After-tax cash flow: $-544/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: Woodridge Local
• NCES district ID: 3904997
• Math proficiency: 49% ▼ -14.00%
• Reading proficiency: 59% ▼ -7.00%
• Median HH income: $52,564
• Composite: 46.31/100
• National rank: #2475
• State rank: #379 of 656 in OH

Livability — Akron

• Score: 81/100
• State rank: #104
• US rank: #1591

Category grades

Amenities A+ Commute A+ Cost of living A+ Crime F Employment F Housing A+ Health & safety A+ User ratings D-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Akron, OH
• County: Summit County · 440,783 people
• City population: 174,375
• Metro: Akron, OH
• Population (ZIP): 18,459
• Household income: $90,335
• Rent vs Own: 25.5% rent · 74.5% own
• Severe rent burden: 334.0

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 (90%)
• Race & ethnicity: White 90% Two or more races 4% Black 3% Hispanic / Latino 1% Asian 1%
• Common ancestry: Romanian 4% Slovak 3% Italian 2%
• Foreign-born: 3% · China, Canada
• Languages at home: 95% English-only · Other Indo-European 3% Spanish 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: ▼ -180.58%
• Current HPI: 193.6074
• Rent YoY: —
• 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

+77.8% since first listed

19 events — show timeline

• 2026-05-14 Listed $119,300 FSBO.com
• 2016-11-03 Pending — MLSNOW
• 2016-11-01 Sold (MLS) $59,900 MLSNOW
• 2016-09-14 Contingent — MLSNOW
• 2016-07-07 Price Changed $59,900 MLSNOW
• 2016-06-21 Listed $64,900 MLSNOW
• 2015-09-18 Sold (Public Records) $47,500 Public Records
• 2015-09-18 Sold (MLS) $47,500 MLSNOW
• 2015-08-10 Pending — MLSNOW
• 2015-05-07 Price Changed $54,900 MLSNOW
• 2015-04-01 Price Changed $59,900 MLSNOW
• 2015-03-04 Listed $69,900 MLSNOW
• 2011-12-05 Listing Removed — MLSNOW
• 2010-08-04 Listed $54,000 MLSNOW
• 2010-04-30 Listing Removed — MLSNOW
• 2009-08-26 Listed $84,900 MLSNOW
• 2009-07-10 Listing Removed — MLSNOW
• 2008-11-03 Listed $89,900 MLSNOW
• 1988-08-31 Sold (Public Records) $67,100 Public Records

Property tax history

-1.6%/yr

Latest (2025): $1,613 · -1.3% YoY. Source: county tax records.