934 Hampton Ridge Dr · Cuyahoga Falls, OH 44313

$157,000

3 bd · 1.5 ba · 1,176 sqft · Condo public records · 10 Days on market

Built 1976 $325/mo HOA · 17% 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 +15.6/30.0
• ARV discount +7.5/15.0
• 1% rule +6.9/10.0
• DSCR +4.8/10.0
• Schools +4.6/10.0
• Rent growth +4.5/5.0
• Livability +4.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move-in ready condo with lots of space and natural light. Neutral 3 BD/1.5 BA with basement. New carpet, paint throughout. New tile in both baths. Gas fireplace and lovely back patio with established perennials. Also has a bonus shower in basement. Feels like a house without the maintenance. Lawn care and snow removal are taken care of and the amenities are right in your backyard - shopping, hiking, pool, clubhouse, tennis courts and low HOA! Really a great home!

Key facts

• Gas fireplace
• Tennis courts
• Full basement

Tags

• EAT-IN KITCHEN
• GAS FIREPLACE
• PRIVATE FENCED BRICK PATIO
• FULL BASEMENT
• POOL
• TENNIS COURTS

Property features AI

Finance

• Financial info: Pets allowed: cats and dogs
• HOA & community: Hampton Ridge Condo association with monthly fees (association fee listed separately); Association covers management, insurance, grounds and structure maintenance, parking, recreation facilities, reserve fund, sewer, snow removal and trash; Community amenities include common grounds, pool and tennis courts

Exterior

• Parking: Detached garage (assigned, paved) with 1 garage space
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: 2-story property; Entry level at ground floor; Aluminum siding
• Construction: Built per public records; Asphalt/fiberglass roof; Aluminum siding; Full basement, partially finished with sump pump; Below-grade finished area approximately 500 (owner source); Above-grade finished area approximately 1,176 (Realist source)
• Exterior features: Patio; Privacy fencing; Dead-end lot; Private pool (community listed); Smoke detectors

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: Total of 6 rooms (includes bedrooms and living spaces)
• Bathrooms: 1 full bathroom; 1 half bathroom; One main-level bathroom
• Heating & cooling: Forced air heating (gas); Central air conditioning; Has cooling; Has heating
• Interior features: Eat-in kitchen; Private entrance
• Laundry & utility: In-unit laundry on lower level with laundry tub and sink; Washer included

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath condo listed at $157k.

Deal economics

• At list price, monthly cash flow is $65 ($781/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $157k).
• Cap rate 6.8% vs local median 4.5% in Cuyahoga Falls — 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 83/100 on livability (#60 in OH, #870 nationally) — a professional / high-income tenant draw. Strengths: cost of living A+, housing A+, health & safety A+; Watch: commute 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.
• Zoned schools: Woodridge Elementary School (math 53% / reading 59%, grade C+, #766 of 1,584 statewide, top 49%, 861 students, 48% FRL); Woodridge Middle School (math 40% / reading 54%, grade D+, #451 of 654 statewide, top 70%, 424 students, 47% FRL); Woodridge High School (math 57% / reading 77%, grade B, #137 of 781 statewide, top 19%, 637 students, 28% FRL) — zoned schools at 41% FRL track the district average.
• Market conditions: Rents rising fast (+8.0%/yr); 128 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 1,114 units permitted in Summit County in 2024 (397 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 + 8.0% rent growth), your $44k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 9 sale attempts since 34y 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 $95k; list at $157k implies a 65% gain — meaningful room to come down on a strong offer.

Recommended offer $157,000

Questions for the listing agent

1. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.19% ✓
• Cap rate: 6.79%
• Cash-on-cash: 1.78%
• DSCR: 1.08
• GRM: 7.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 7.98% rent growth · sell at horizon

5-year hold

• IRR: -6.5%
• Equity multiple: 0.74×
• Total profit: $-11,257
• Equity at exit: $23,409

10-year hold

• IRR: 9.5%
• Equity multiple: 1.93×
• Total profit: $41,094
• Equity at exit: $13,574

Cash invested: $43,960 (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 44313

• Rents YoY: 8.0%
• Active inventory: 128
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,864 high
• Mortgage (P&I): −$823
• Tax from tax record: −$194 /mo · $2,329/yr
• Insurance: −$65
• HOA: −$325
• Vacancy / Maint / Mgmt: −$392
• Net cashflow: $65

Break-even live

Break-even rent $1,782

Max offer price $157,000

Occupancy floor 92%

Sensitivity live

Price	-10% $154	-5% $110	+0% $65	+5% $21	+10% $-24
Rent	-10% $-82	-5% $-9	+0% $65	+5% $139	+10% $212
Rate	-1.0pp $144	-0.5pp $105	base $65	+0.5pp $24	+1.0pp $-17

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: $39,250
• Closing costs: $4,710
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1551 Timber Trl Akron, OH	1.0–3.0	1.0–2.0	1184	$1,615	$1.36	0d	197	1.19mi
2682 Smith Rd Fairlawn, OH	2.0	1.0	1116	$1,800	$1.61	6d	1	1.34mi
1870 Akron Peninsula Rd Akron, OH	2.0–3.0	2.0–2.5	1428	$3,635	$2.55	0d	1	1.35mi
1726 Tanglewood Dr Unit 1724 Akron, OH	2.0	1.0	900	$1,000	$1.11	45d	1	1.44mi
1000 Spring Hill DR Akron, OH	1.0–3.0	1.0–2.5	1100	$2,099	$1.91	12d	1	1.44mi
1765 Merriman Rd Unit 100 Akron, OH	2.0	1.0	905	$1,419	$1.57	16d	1	1.48mi
1765 Merriman Rd #301 Akron, OH	2.0	2.0	1141	$1,495	$1.31	16d	1	1.48mi

HOA detail condo

• Monthly dues: $325 · $3,900/yr
• Likely covers: gaslandscapingsnow removalpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 8 events

1. 2026-06-21
   days on market $157,000 Active 10 DOM
2. 2026-06-18
   days on market $157,000 Active 7 DOM
3. 2026-06-17
   days on market $157,000 Active 6 DOM
4. 2026-06-16
   days on market $157,000 Active 5 DOM
5. 2026-06-15
   days on market $157,000 Active 4 DOM
6. 2026-06-14
   days on market $157,000 Active 2 DOM
7. 2026-06-13
   remarks 693-char remark
8. 2026-06-13
   listed $157,000 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: $2,329 · $194/mo
• Projected year-2 tax: $2,389 · $199/mo
• Expected delta: +$60/yr (+$5/mo · 2.6%)

ⓘ 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: $22,373
• − Mortgage interest: −$8,794
• − Property taxes: −$2,329
• − Insurance: −$785
• − Repairs & maintenance: −$1,790
• − Management: −$1,790
• − HOA: −$3,900
• − Depreciation: −$4,567
• Taxable loss: −$1,582
• Est. tax savings @ 24.0%: +$380
• After-tax cash flow: $1,161/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 — Cuyahoga Falls

• Score: 83/100
• State rank: #60
• US rank: #870

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cuyahoga Falls, OH
• County: Summit County · 440,783 people
• City population: 47,005
• Metro: Akron, OH
• Population (ZIP): 26,631
• Household income: $75,671
• Rent vs Own: 38.8% rent · 61.2% own
• Severe rent burden: 1193.0

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 (67%)
• Race & ethnicity: White 67% Black 22% Two or more races 8% Hispanic / Latino 3% Asian 2%
• Common ancestry: Romanian 3% Slovak 3% Lithuanian 2%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 1% Other Indo-European 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: ▼ -164.43%
• Current HPI: 208.6149
• Rent YoY: ▲ 7.98%
• 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

+105.2% since first listed

32 events — show timeline

• 2026-06-09 Listed $157,000 MLSNOW
• 2023-02-10 Listing Removed — MLSNOW
• 2023-01-02 Listed $154,900 MLSNOW
• 2019-12-31 Sold (Public Records) $95,000 Public Records
• 2019-12-31 Sold (MLS) $95,000 MLSNOW
• 2019-12-10 Pending — MLSNOW
• 2019-12-04 Listing Removed — MLSNOW
• 2019-10-10 Price Changed $102,000 MLSNOW
• 2019-09-23 Price Changed $108,000 MLSNOW
• 2019-08-08 Price Changed $118,500 MLSNOW
• 2019-07-24 Price Changed $128,000 MLSNOW
• 2019-07-10 Price Changed $138,000 MLSNOW
• 2019-06-27 Listed $148,500 MLSNOW
• 2017-12-15 Sold (Public Records) $86,500 Public Records
• 2017-12-15 Sold (MLS) $86,500 MLSNOW
• 2017-12-12 Pending — MLSNOW
• 2017-12-08 Relisted — MLSNOW
• 2017-11-27 Pending — MLSNOW
• 2017-10-12 Price Changed $93,999 MLSNOW
• 2017-09-28 Price Changed $94,888 MLSNOW
• 2017-09-12 Listed $94,900 MLSNOW
• 2015-09-01 Listing Removed — MLSNOW
• 2015-05-01 Listed $99,000 MLSNOW
• 2013-12-11 Listing Removed — MLSNOW
• 2013-08-09 Listed $109,000 MLSNOW
• 2005-08-22 Sold (MLS) $114,000 MLSNOW
• 2005-08-17 Sold (Public Records) $114,000 Public Records
• 2005-08-15 Listing Removed — MLSNOW
• 2005-04-26 Listed $119,000 MLSNOW
• 2000-01-26 Sold (Public Records) $104,900 Public Records
• 1992-06-22 Sold (Public Records) $75,000 Public Records
• 1992-04-21 Listed $76,500 MLSNOW

Property tax history

+1.5%/yr

Latest (2025): $2,329 · +0.0% YoY. Source: county tax records.