3800 Rosemont Blvd Unit 109C · Fairlawn, OH 44333

$181,000

2 bd · 2.0 ba · 1,231 sqft · Condo public records · 4 Days on market

Built 1996 $387/mo HOA · 24% of rent

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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).

• ARV discount +7.5/15.0
• Schools +6.8/10.0
• Cash flow +6.6/30.0
• Livability +4.5/5.0
• 1% rule +4.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +0.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

A RARE opportunity to own one of the only true ranch style condominiums in the Enclave Development. This unit has NO stairs from the garage into the unit, and no stairs in the unit. This one owner condo has been meticulously maintained and features 2 large bedrooms, and 2 Full Baths. There is also newer carpeting throughout, and Brazilian hardwood flooring in the entrance and dining area. The private deck with access from the living room and kitchen overlooks a beautiful, well maintained pond. The large laundry room that includes Washer & Dryer also provides for ample storage! Don't miss out on your opportunity to view this amazing condo--Call today for your Private Showing!

Key facts

• Private deck
• Well maintained pond
• Community center

Tags

• RANCH STYLE CONDO
• NO STAIRS
• PRIVATE DECK
• WELL MAINTAINED POND
• COMMUNITY CENTER
• EXERCISE ROOM

Property features AI

Finance

• HOA & community: Homeowners association: The Enclave at Rosemont; Monthly association fee of $387; HOA covers management, cable TV, insurance, grounds and structure maintenance, parking, recreation facilities, reserve fund, sewer, snow removal, trash, and water; Community amenities include clubhouse, fitness center, and public transportation access

Exterior

• Parking: Attached garage (1 car); Garage faces front with garage door opener; Additional paved guest parking
• Security: Security system; Smoke detectors
• Utilities: Public water; Public sewer
• Home design: Single-story unit; Entry level 109; Faces north; Condominium
• Construction: Brick and vinyl siding exterior; Asphalt/fiberglass roof; Built according to public records
• Exterior features: Balcony; Pond on lot; Property has a view

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator
• Bedrooms: 2 main-level bedrooms
• Bathrooms: 2 full bathrooms (both on main level)
• Heating & cooling: Central air conditioning; Forced air heating (gas)
• Interior features: Open floorplan; Breakfast bar; Eat-in kitchen; Laminate counters; Blinds and screens; Grip-accessible features
• Laundry & utility: In-unit laundry with washer hookup; Electric dryer hookup; Laundry tub and sink; Laundry located on main level

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $181k.

Deal economics

• At list price, monthly cash flow is $-301 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $128k (29.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $163k (9.8% below list).
• Recommended offer: $128k (29.4% below list) — sets the bar for cash-flow.
• Cap rate 4.3% vs local median 2.8% in Fairlawn — 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 89/100 on livability (#11 in OH, #122 nationally) — a professional / high-income tenant draw. Strengths: crime A+, amenities A+, employment A+; Watch: commute F.
• Copley-Fairlawn City (suburban): math 77% / reading 79% proficiency, ranked #58 of 656 in OH (top 9%) — strong family-tenant draw, lease renewals of 3-5y typical; only 15% free/reduced lunch — higher-income household profile.
• Zoned schools: Herberich Primary Elementary School (math 87% / reading 82%, grade A+, #68 of 1,584 statewide, top 6%, 249 students, 16% FRL); Copley-Fairlawn Middle School (math 76% / reading 79%, grade A+, #68 of 654 statewide, top 10%, 756 students, 16% FRL); Copley High School (math 67% / reading 76%, grade B+, #98 of 781 statewide, top 13%, 947 students, 15% FRL) — zoned schools at 16% FRL track the district average.
• Market conditions: 111 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 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 16% 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 $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.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 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.

Risks & watch-outs

• Watch-outs: HOA is 24% of rent.

Recommended offer $127,752 (29.4% 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. 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. 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?
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: 0.90% ✗
• Cap rate: 4.29%
• Cash-on-cash: -7.14%
• DSCR: 0.68
• GRM: 9.2

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: -28.5%
• Equity multiple: 0.05×
• Total profit: $-48,294
• Equity at exit: $26,988

10-year hold

• IRR: -27.2%
• Equity multiple: -0.30×
• Total profit: $-65,826
• Equity at exit: $15,650

Cash invested: $50,680 (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: 111
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,632 high
• Mortgage (P&I): −$949
• Tax from tax record: −$179 /mo · $2,148/yr
• Insurance: −$75
• HOA: −$387
• Vacancy / Maint / Mgmt: −$343
• Net cashflow: $-301

Break-even live

Break-even rent $2,013

Max offer price $127,752

Occupancy floor —

Sensitivity live

Price	-10% $-199	-5% $-250	+0% $-301	+5% $-353	+10% $-404
Rent	-10% $-430	-5% $-366	+0% $-301	+5% $-237	+10% $-173
Rate	-1.0pp $-210	-0.5pp $-255	base $-301	+0.5pp $-348	+1.0pp $-396

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: $45,250
• Closing costs: $5,430
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3826 Fairway Park Dr Akron, OH	1.0–3.0	1.0–3.0	1074	$1,842	$1.72	0d	17	0.16mi
3944 Gardiner Run Copley, OH	2.0	2.5	1428	$2,190	$1.53	45d	1	0.40mi
120 Montrose West Ave Unit 322 Akron, OH	2.0	2.0	865	$1,325	$1.53	16d	1	0.53mi
60 Hunt Club Dr Copley, OH	1.0–2.0	1.0–2.0	973	$1,395	$1.43	14d	2	0.60mi
60 Hunt Club Dr Unit 408 Copley, OH	2.0	2.0	1123	$1,395	$1.24	25d	1	0.60mi
50 Hunt Club Dr Unit 405 Akron, OH	2.0	2.0	1123	$1,395	$1.24	45d	1	0.64mi
54 Hunt Club Dr Copley, OH	2.0	2.0	1123	$1,395	$1.24	23d	1	0.65mi
54 Hunt Club Dr Unit 50-408 Copley, OH	2.0	2.0	1123	$1,450	$1.29	0d	1	0.65mi
54 Hunt Club Dr Copley, OH	2.0	2.0	1123	$1,395	$1.24	45d	1	0.65mi

HOA detail condo

• Monthly dues: $387 · $4,644/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 13 events

1. 2026-05-04
   status Pending 486-char remark
2. 2026-04-30
   listed $181,000 Active 486-char remark
3. 2016-07-29
   soldstatus $105,000 Sold 689-char remark

   Show marketing remark (689 chars)

   A RARE opportunity to own one of the only true ranch style condominiums in the Enclave Development. This unit has NO stairs from the garage into the unit, and no stairs in the unit. This one owner condo has been meticulously maintained and features 2 large bedrooms, and 2 Full Baths. There is also newer carpeting throughout, and Brazilian hardwood flooring in the entrance and dining area. The private deck with access from the living room and kitchen overlooks a beautiful, well maintained pond. The large laundry room that includes Washer & Dryer also provides for ample storage! Don't miss out on your opportunity to view this amazing condo--Call today for your Private Showing!

4. 2016-07-29
   soldstatus $105,000

   Show marketing remark (689 chars)

   A RARE opportunity to own one of the only true ranch style condominiums in the Enclave Development. This unit has NO stairs from the garage into the unit, and no stairs in the unit. This one owner condo has been meticulously maintained and features 2 large bedrooms, and 2 Full Baths. There is also newer carpeting throughout, and Brazilian hardwood flooring in the entrance and dining area. The private deck with access from the living room and kitchen overlooks a beautiful, well maintained pond. The large laundry room that includes Washer & Dryer also provides for ample storage! Don't miss out on your opportunity to view this amazing condo--Call today for your Private Showing!

5. 2016-07-18
   status Pending 689-char remark

   Show marketing remark (689 chars)

   A RARE opportunity to own one of the only true ranch style condominiums in the Enclave Development. This unit has NO stairs from the garage into the unit, and no stairs in the unit. This one owner condo has been meticulously maintained and features 2 large bedrooms, and 2 Full Baths. There is also newer carpeting throughout, and Brazilian hardwood flooring in the entrance and dining area. The private deck with access from the living room and kitchen overlooks a beautiful, well maintained pond. The large laundry room that includes Washer & Dryer also provides for ample storage! Don't miss out on your opportunity to view this amazing condo--Call today for your Private Showing!

6. 2016-06-21
   historical Contingent 689-char remark

   Show marketing remark (689 chars)

   A RARE opportunity to own one of the only true ranch style condominiums in the Enclave Development. This unit has NO stairs from the garage into the unit, and no stairs in the unit. This one owner condo has been meticulously maintained and features 2 large bedrooms, and 2 Full Baths. There is also newer carpeting throughout, and Brazilian hardwood flooring in the entrance and dining area. The private deck with access from the living room and kitchen overlooks a beautiful, well maintained pond. The large laundry room that includes Washer & Dryer also provides for ample storage! Don't miss out on your opportunity to view this amazing condo--Call today for your Private Showing!

7. 2016-05-04
   listed $109,900 Active 689-char remark

   Show marketing remark (689 chars)

   A RARE opportunity to own one of the only true ranch style condominiums in the Enclave Development. This unit has NO stairs from the garage into the unit, and no stairs in the unit. This one owner condo has been meticulously maintained and features 2 large bedrooms, and 2 Full Baths. There is also newer carpeting throughout, and Brazilian hardwood flooring in the entrance and dining area. The private deck with access from the living room and kitchen overlooks a beautiful, well maintained pond. The large laundry room that includes Washer & Dryer also provides for ample storage! Don't miss out on your opportunity to view this amazing condo--Call today for your Private Showing!

8. 2009-10-06
   historical
9. 2009-05-06
   listed $134,900
10. 2009-01-30
    historical
11. 2008-07-18
    listed $138,900
12. 2008-05-30
    historical
13. 2007-10-01
    listed $142,500

ⓘ 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: $2,148 · $179/mo
• Projected year-2 tax: $2,486 · $207/mo
• Expected delta: +$338/yr (+$28/mo · 15.7%)

ⓘ 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 ≥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: $19,582
• − Mortgage interest: −$10,139
• − Property taxes: −$2,148
• − Insurance: −$905
• − Repairs & maintenance: −$1,567
• − Management: −$1,567
• − HOA: −$4,644
• − Depreciation: −$5,265
• Taxable loss: −$6,652
• Est. tax savings @ 24.0%: +$1,596
• After-tax cash flow: $-2,021/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: Copley-Fairlawn City
• NCES district ID: 3904998
• Math proficiency: 77% ▼ -6.00%
• Reading proficiency: 79% ▼ -5.00%
• Median HH income: $66,228
• Composite: 67.55/100
• National rank: #370
• State rank: #58 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

+27.0% since first listed

14 events — show timeline

• 2026-06-03 Sold (MLS) $181,000 MLSNOW
• 2026-05-04 Pending — MLSNOW
• 2026-04-30 Listed $181,000 MLSNOW
• 2016-07-29 Sold (Public Records) $105,000 Public Records
• 2016-07-29 Sold (MLS) $105,000 MLSNOW
• 2016-07-18 Pending — MLSNOW
• 2016-06-21 Contingent — MLSNOW
• 2016-05-04 Listed $109,900 MLSNOW
• 2009-10-06 Listing Removed — MLSNOW
• 2009-05-06 Listed $134,900 MLSNOW
• 2009-01-30 Listing Removed — MLSNOW
• 2008-07-18 Listed $138,900 MLSNOW
• 2008-05-30 Listing Removed — MLSNOW
• 2007-10-01 Listed $142,500 MLSNOW

Property tax history

+0.0%/yr

Latest (2025): $2,148 · -0.7% YoY. Source: county tax records.