2239 Woodpark Rd · Fairlawn, OH 44333

$299,000

3 bd · 2.5 ba · 1,656 sqft · SingleFamily public records · 238 Days on market

Built 1966 0.29 ac lot $181/sqft · at area comps Est $300k · at est.

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Why this score? — see what drove the F 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).

• ARV discount +7.6/15.0
• Cash flow +5.3/30.0
• Livability +4.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• 1% rule +0.8/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Ready to move in condition. We completely redid the whole house! everything from dated wallpaper removal, everything painted and updated to hardwood & waterproof vinyl flooring! New airconditioning less than a year old brand new dryer and new $1700 stainless refrigerator. Superb location with no telephone wires or leaning telephone poles or trash cans to look at. Supersized deck with great view of Sand Run Park & 2 storage sheds! Private rear basement entrance for anyone that wants privacy with a bedroom and a half bath downstairs. Plenty of cupboards if you’d want to throw in a little kitchen!

Key facts

• Separate entrance
• Beautiful deck
• Huge full basement

Tags

• HUGE FULL BASEMENT
• SEPARATE ENTRANCE
• TWO STORAGE BUILDINGS
• BEAUTIFUL DECK
• OVERLOOKING SAND RUN PARK

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $299k.

Deal economics

• At list price, monthly cash flow is $-667 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $181k (39.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $173k (42.2% below list).
• Recommended offer: $173k (42.2% below list) — sets the bar for 1% rule.
• Cap rate 3.6% vs local median 2.8% in Fairlawn — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 89/100 on livability (#11 in OH, #122 nationally) — a professional / high-income tenant draw. Strengths: schools A+, crime A+, amenities A+; Watch: commute F.
• Akron City (urban): math 22% / reading 30% proficiency, ranked #602 of 656 in OH (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 113 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 1,114 units permitted in Summit County in 2024 (397 in 5+ unit buildings).
• This rent is only 17% of the median local income ($119k/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 $2k of loan paydown is wiped out by about $9k 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 238 days — a 12% lower offer ($263k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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.

Recommended offer $172,843 (42.2% 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 238 days. Have you received any prior offers? Is the seller open to a 42% concession, seller financing, or rate buy-down credit?
3. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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 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: 0.58% ✗
• Cap rate: 3.62%
• Cash-on-cash: -9.56%
• DSCR: 0.57
• GRM: 14.4

CMA / ARV

• ARV (median comp): $299,893
• List price: $299,000
• Delta: -0.30%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2239 Woodpark Rd	0.00mi	4/2.5 (+1)	1,656 (0%)	2mo	$296,500	$179	93
441 Sandhurst Rd	0.12mi	4/3.0 (+1)	1,682 (+2%)	2mo	$280,000	$166	83
2426 Banbury Rd	0.24mi	3/2.0	1,832 (+11%)	5mo	$289,500	$158	65
947 Alder Run Way	0.46mi	2/2.5 (-1)	1,714 (+4%)	3mo	$390,000	$228	65
2445 Olentangy Dr	0.69mi	4/2.5 (+1)	1,650 (-0%)	1mo	$279,000	$169	62
2286 Bent Branch Ct	0.35mi	3/2.5	1,440 (-13%)	5mo	$380,000	$264	58
2476 Thurmont Rd	0.73mi	3/2.0	1,594 (-4%)	0mo	$286,300	$180	57
898 Willow Creek Dr	0.56mi	3/2.0	1,844 (+11%)	2mo	$385,000	$209	51
240 Sand Run Rd	0.68mi	4/2.0 (+1)	1,737 (+5%)	3mo	$356,000	$205	51
184 Owosso Ave	0.57mi	3/2.0	1,468 (-11%)	3mo	$200,000	$136	50
229 Shiawassee Ave	0.64mi	3/2.5	1,832 (+11%)	6mo	$335,000	$183	48
309 Shiawassee Ave	0.66mi	4/3.5 (+1)	1,832 (+11%)	3mo	$340,000	$186	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: -33.4%
• Equity multiple: -0.09×
• Total profit: $-90,909
• Equity at exit: $44,582

10-year hold

• IRR: -40.8%
• Equity multiple: -0.60×
• Total profit: $-133,819
• Equity at exit: $25,852

Cash invested: $83,720 (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 44333

• Active inventory: 113
• Price-to-rent: 14.4×

Monthly cashflow live

• Estimated rent: $1,728 medium
• Mortgage (P&I): −$1,568
• Tax from tax record: −$340 /mo · $4,075/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$363
• Net cashflow: $-667

Break-even live

Break-even rent $2,572

Max offer price $181,224

Occupancy floor —

Sensitivity live

Price	-10% $-497	-5% $-582	+0% $-667	+5% $-751	+10% $-836
Rent	-10% $-803	-5% $-735	+0% $-667	+5% $-598	+10% $-530
Rate	-1.0pp $-516	-0.5pp $-591	base $-667	+0.5pp $-744	+1.0pp $-823

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: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2682 Smith Rd Fairlawn, OH	2.0	1.0	1116	$1,800	$1.61	5d	1	0.67mi
1000 Spring Hill DR Akron, OH	1.0–3.0	1.0–2.5	1100	$2,099	$1.91	11d	1	0.86mi
309 Kenridge Rd Fairlawn, OH	3.0	1.5	1200	$1,600	$1.33	13d	1	1.11mi
2888 Morewood Rd Fairlawn, OH	2.0	1.0	1064	$1,200	$1.13	13d	1	1.24mi
676 Treeside Dr Unit 1496089P Akron, OH	4.0	2.0	1506	$7,887	$5.24	15d	1	1.42mi

Listing history 13 events

1. 2026-06-03
   days on market $299,000 Active 238 DOM
2. 2026-06-02
   days on market $299,000 Active 237 DOM
3. 2026-06-01
   days on market $299,000 Active 236 DOM
4. 2026-05-31
   days on market $299,000 Active 235 DOM
5. 2026-05-31
   days on market $299,000 Active 234 DOM
6. 2026-04-27
   soldstatus $296,500
7. 2026-04-26
   status Pending 620-char remark

   Show marketing remark (620 chars)

   Ready to move in condition. We completely redid the whole house! everything from dated wallpaper removal, everything painted and updated to hardwood & waterproof vinyl flooring! New airconditioning less than a year old brand new dryer and new $1700 stainless refrigerator. Superb location with no telephone wires or leaning telephone poles or trash cans to look at. Supersized deck with great view of Sand Run Park & 2 storage sheds! Private rear basement entrance for anyone that wants privacy with a bedroom and a half bath downstairs. Plenty of cupboards if you’d want to throw in a little kitchen!

8. 2026-04-24
   soldstatus $296,500 Closed 620-char remark

   Show marketing remark (620 chars)

   Ready to move in condition. We completely redid the whole house! everything from dated wallpaper removal, everything painted and updated to hardwood & waterproof vinyl flooring! New airconditioning less than a year old brand new dryer and new $1700 stainless refrigerator. Superb location with no telephone wires or leaning telephone poles or trash cans to look at. Supersized deck with great view of Sand Run Park & 2 storage sheds! Private rear basement entrance for anyone that wants privacy with a bedroom and a half bath downstairs. Plenty of cupboards if you’d want to throw in a little kitchen!

9. 2026-03-23
   historical Contingent 620-char remark

   Show marketing remark (620 chars)

   Ready to move in condition. We completely redid the whole house! everything from dated wallpaper removal, everything painted and updated to hardwood & waterproof vinyl flooring! New airconditioning less than a year old brand new dryer and new $1700 stainless refrigerator. Superb location with no telephone wires or leaning telephone poles or trash cans to look at. Supersized deck with great view of Sand Run Park & 2 storage sheds! Private rear basement entrance for anyone that wants privacy with a bedroom and a half bath downstairs. Plenty of cupboards if you’d want to throw in a little kitchen!

10. 2026-03-20
    price $299,500 620-char remark

    Show marketing remark (620 chars)

    Ready to move in condition. We completely redid the whole house! everything from dated wallpaper removal, everything painted and updated to hardwood & waterproof vinyl flooring! New airconditioning less than a year old brand new dryer and new $1700 stainless refrigerator. Superb location with no telephone wires or leaning telephone poles or trash cans to look at. Supersized deck with great view of Sand Run Park & 2 storage sheds! Private rear basement entrance for anyone that wants privacy with a bedroom and a half bath downstairs. Plenty of cupboards if you’d want to throw in a little kitchen!

11. 2026-03-14
    listed $310,000 Active 620-char remark

    Show marketing remark (620 chars)

    Ready to move in condition. We completely redid the whole house! everything from dated wallpaper removal, everything painted and updated to hardwood & waterproof vinyl flooring! New airconditioning less than a year old brand new dryer and new $1700 stainless refrigerator. Superb location with no telephone wires or leaning telephone poles or trash cans to look at. Supersized deck with great view of Sand Run Park & 2 storage sheds! Private rear basement entrance for anyone that wants privacy with a bedroom and a half bath downstairs. Plenty of cupboards if you’d want to throw in a little kitchen!

12. 2025-10-24
    listed $299,000 Active
13. 2025-10-08
    listed $299,000 Active

ⓘ 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: $4,075 · $340/mo
• Projected year-2 tax: $4,370 · $364/mo
• Expected delta: +$295/yr (+$25/mo · 7.2%)

ⓘ 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: $20,741
• − Mortgage interest: −$16,749
• − Property taxes: −$4,075
• − Insurance: −$1,495
• − Repairs & maintenance: −$1,659
• − Management: −$1,659
• − Depreciation: −$8,698
• Taxable loss: −$13,594
• Est. tax savings @ 24.0%: +$3,263
• After-tax cash flow: $-4,738/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: Akron City
• NCES district ID: 3904348
• Math proficiency: 22% ▼ -17.00%
• Reading proficiency: 30% ▼ -12.00%
• Median HH income: $33,811
• Composite: 21.31/100
• National rank: #8383
• State rank: #602 of 656 in OH

Livability — Fairlawn

• Score: 89/100
• State rank: #11
• US rank: #122

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fairlawn, OH
• County: Summit · 539,389 people
• Metro: Akron, OH
• Population (ZIP): 19,884
• Household income: $119,313
• Rent vs Own: 15.9% rent · 84.1% own
• Severe rent burden: 11.0

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 (84%)
• Race & ethnicity: White 84% Black 6% Two or more races 5% Asian 3% Hispanic / Latino 3%
• Common ancestry: Romanian 7% Slovak 2% Italian 2%
• Foreign-born: 6% · Canada, China, South Korea
• Languages at home: 93% English-only · Spanish 1% German/W. Germanic 1% Russian/Polish/Slavic 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: ▼ -192.29%
• Current HPI: 198.396
• 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

-0.8% since first listed

8 events — show timeline

• 2026-04-27 Sold (Public Records) $296,500 Public Records
• 2026-04-26 Pending — MLSNOW
• 2026-04-24 Sold (MLS) $296,500 MLSNOW
• 2026-03-23 Contingent — MLSNOW
• 2026-03-20 Price Changed $299,500 MLSNOW
• 2026-03-14 Listed $310,000 MLSNOW
• 2025-10-24 Listed $299,000 MLSNOW
• 2025-10-08 Listed $299,000 ForSaleByOwner.com

Property tax history

+3.1%/yr

Latest (2025): $4,075 · -0.3% YoY. Source: county tax records.