75 Atterbury Blvd · Hudson, OH 44236

$129,997

1 bd · 1.0 ba · 779 sqft · Condo public records · 34 Days on market

Built 1970

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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 +23.0/30.0
• 1% rule +10.0/10.0
• Schools +7.9/10.0
• ARV discount +7.5/15.0
• DSCR +7.4/10.0
• Livability +4.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Awesome condo available at Versailles in Hudson! Newly updated and clean 1 bedroom condo with large open rooms and walk in closet. Walking distance to downtown shops/restaurants and next to The Brew Kettle and Chipotle. Wont last long! All utilities included. 12 month lease.

Key facts

• Next to chipotle
• Walk in closet
• Large open rooms

Tags

• WALKING DISTANCE TO DOWNTOWN
• NEXT TO THE BREW KETTLE
• NEXT TO CHIPOTLE
• LARGE OPEN ROOMS
• WALK IN CLOSET

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $130k.

Deal economics

• At list price, monthly cash flow is $231 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $126k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.4% vs local median 2.6% in Hudson — 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 88/100 on livability (#20 in OH, #196 nationally) — a professional / high-income tenant draw. Strengths: schools A+, crime A+, amenities A+; Watch: commute F, cost of living F.
• Hudson City (suburban): math 84% / reading 88% proficiency, ranked #4 of 656 in OH (top 1%) — strong family-tenant draw, lease renewals of 3-5y typical; only 4% free/reduced lunch — higher-income household profile.
• Market conditions: 95 active listings in the ZIP; 2 comparable units currently listed for rent nearby; high-income renter base; 1,114 units permitted in Summit County in 2024 (397 in 5+ unit buildings).
• This rent is only 14% of the median local income ($169k/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 $899 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 34 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 24y 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 $64k; list at $130k implies a 102% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 23% of rent.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $126,097 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
7. 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.
8. 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.
9. 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: 1.52% ✓
• Cap rate: 8.43%
• Cash-on-cash: 7.61%
• DSCR: 1.34
• GRM: 5.5

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: -4.4%
• Equity multiple: 0.83×
• Total profit: $-6,061
• Equity at exit: $19,383

10-year hold

• IRR: 5.5%
• Equity multiple: 1.41×
• Total profit: $14,855
• Equity at exit: $11,240

Cash invested: $36,399 (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 44236

• Active inventory: 95
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,972 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$140 /mo · $1,679/yr
• Insurance: −$54
• HOA est. from 2 same-building comps: −$451
• Vacancy / Maint / Mgmt: −$414
• Net cashflow: $231

Break-even live

Break-even rent $1,680

Max offer price $129,997

Occupancy floor 83%

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: $32,499
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
77 Atterbury Blvd Hudson, OH	2.0	2.0	1126	$1,920	$1.70	14d	2	0.09mi
77 Atterbury Blvd #208 Hudson, OH	2.0	2.0	1060	$1,990	$1.88	23d	1	0.10mi

HOA detail condo

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

Listing history 29 events

1. 2026-06-15
   days on market $129,997 Active 34 DOM
2. 2026-06-14
   days on market $129,997 Active 32 DOM
3. 2026-06-10
   days on market $129,997 Active 29 DOM
4. 2026-06-09
   days on market $129,997 Active 28 DOM
5. 2026-06-08
   days on market $129,997 Active 27 DOM
6. 2026-06-07
   days on market $129,997 Active 26 DOM
7. 2026-06-03
   days on market $129,997 Active 22 DOM
8. 2026-06-02
   days on market $129,997 Active 21 DOM
9. 2026-06-01
   days on market $129,997 Active 20 DOM
10. 2026-05-31
    days on market $129,997 Active 19 DOM
11. 2026-05-31
    days on market $129,997 Active 18 DOM
12. 2026-05-13
    price $129,997
13. 2026-05-12
    listed $134,997 Active
14. 2017-05-01
    soldstatus $64,500
15. 2013-06-24
    soldstatus $48,500
16. 2009-03-19
    historical
17. 2008-10-16
    listed $69,711
18. 2008-10-14
    soldstatus $65,000
19. 2008-10-01
    historical
20. 2008-09-29
    listed $69,711
21. 2006-11-01
    soldstatus $54,000
22. 2006-07-06
    listed $59,900
23. 2003-10-18
    historical
24. 2003-04-18
    listed $88,900
25. 2002-09-04
    historical
26. 2002-06-04
    listed $68,900
27. 1999-05-26
    soldstatus $56,000
28. 1997-07-21
    soldstatus $51,500
29. 1996-11-25
    soldstatus $51,500

ⓘ 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: $1,679 · $140/mo
• Projected year-2 tax: $1,854 · $154/mo
• Expected delta: +$174/yr (+$15/mo · 10.4%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 27% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥96°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: $23,662
• − Mortgage interest: −$7,282
• − Property taxes: −$1,679
• − Insurance: −$650
• − Repairs & maintenance: −$1,893
• − Management: −$1,893
• − HOA: −$5,412
• − Depreciation: −$3,782
• Taxable income: $1,072
• Est. tax owed @ 24.0%: −$257
• After-tax cash flow: $2,514/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: Hudson City
• NCES district ID: 3905002
• Math proficiency: 84% ▼ -7.00%
• Reading proficiency: 88% ▼ -1.00%
• Median HH income: $114,390
• Composite: 78.78/100
• National rank: #68
• State rank: #4 of 656 in OH

Livability — Hudson

• Score: 88/100
• State rank: #20
• US rank: #196

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hudson, OH
• County: Summit County · 440,783 people
• City population: 25,941
• Metro: Akron, OH
• Population (ZIP): 25,941
• Household income: $168,595
• Rent vs Own: 10.5% rent · 89.5% own
• Severe rent burden: 276.0

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 (88%)
• Race & ethnicity: White 88% Two or more races 4% Black 4% Asian 3% Hispanic / Latino 2%
• Common ancestry: Romanian 7% Slovak 3% Lithuanian 3%
• Foreign-born: 6% · Canada, China, South Korea
• Languages at home: 93% English-only · Other Indo-European 1% Chinese 1% 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: ▼ -238.26%
• Current HPI: 218.638
• 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

+152.4% since first listed

18 events — show timeline

• 2026-05-13 Price Changed $129,997 FSBO.com
• 2026-05-12 Listed $134,997 FSBO.com
• 2017-05-01 Sold (Public Records) $64,500 Public Records
• 2013-06-24 Sold (Public Records) $48,500 Public Records
• 2009-03-19 Listing Removed — MLSNOW
• 2008-10-16 Listed $69,711 MLSNOW
• 2008-10-14 Sold (Public Records) $65,000 Public Records
• 2008-10-01 Listing Removed — MLSNOW
• 2008-09-29 Listed $69,711 MLSNOW
• 2006-11-01 Sold (MLS) $54,000 MLSNOW
• 2006-07-06 Listed $59,900 MLSNOW
• 2003-10-18 Listing Removed — MLSNOW
• 2003-04-18 Listed $88,900 MLSNOW
• 2002-09-04 Listing Removed — MLSNOW
• 2002-06-04 Listed $68,900 MLSNOW
• 1999-05-26 Sold (Public Records) $56,000 Public Records
• 1997-07-21 Sold (Public Records) $51,500 Public Records
• 1996-11-25 Sold (Public Records) $51,500 Public Records

Property tax history

+2.5%/yr

Latest (2025): $1,679 · -1.7% YoY. Source: county tax records.