860 Brunsdorph Rd · Fairlawn, OH 44333

$219,900

3 bd · 1.0 ba · 1,068 sqft · SingleFamily public records · 8 Days on market

Built 1939 0.91 ac lot $206/sqft · 18% below area Est $269k · 18% under

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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 +15.0/15.0
• Schools +6.8/10.0
• Cash flow +4.7/30.0
• Livability +4.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.2/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 3/4-bedroom Cape Cod on nearly 1 acre in Fairlawn, backing to expansive wooded land near Fairlawn Park and Glacier’s Edge, offering exceptional privacy and a peaceful natural setting. Extensively updated with new flooring throughout the main level, new upstairs carpet, fresh interior paint, painted cabinetry, new kitchen counters and updated lighting. Major mechanical updates include a new high-efficiency furnace and A/C (2025) and a full tear-off architectural roof with Platinum Protection transferable warranty (2025). Additional improvements include new gutters, front porch entry, fencing, recessed lighting, electrical panel, sump pump, basement water management system with transferable warranty, and garage gym. The fully fenced backyard features a fire pit and plenty of space to relax or entertain. Conveniently located minutes from the Montrose shopping area and major highways including I-77, I-76, and Route 21, with easy access to I-71, I-271, and Downtown Akron. Within 15 minutes of numerous Metro Parks including Sand Run, the Towpath Trail, Beaver Marsh, and Bath Nature Preserve. Fairlawn Gig fiber internet available. Move-in ready with thoughtful updates throughout. See the supplements for a full list of updates!

Key facts

• New flooring
• New upstairs carpet
• Painted cabinetry

Tags

• NEARLY 1 ACRE
• EXPANSIVE WOODED LAND
• NEW FLOORING
• NEW UPSTAIRS CARPET
• FRESH INTERIOR PAINT
• PAINTED CABINETRY

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $-550 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $123k (44.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $113k (48.5% below list).
• Recommended offer: $113k (48.5% below list) — sets the bar for 1% rule.

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: Fort Island Primary Elementary School (math 87% / reading 77%, grade A+, #116 of 1,584 statewide, top 9%, 376 students, 21% 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 17% FRL track the district average.
• Market conditions: 111 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 73% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 1,114 units permitted in Summit County in 2024 (397 in 5+ unit buildings).
• This rent is only 11% 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 $7k 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 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 26y ago; this cycle's ask is 5% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $118k; list at $220k implies a 86% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1939 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $113,286 (48.5% 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. Built in 1939 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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 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: 0.52% ✗
• Cap rate: 3.29%
• Cash-on-cash: -10.73%
• DSCR: 0.52
• GRM: 16.2

CMA / ARV

• ARV (median comp): $269,435
• List price: $219,900
• Delta: -18.38%
• Verdict: UNDERPRICED
• Comps: 10 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
860 Brunsdorph Rd	0.00mi	4/1.5 (+1)	1,068 (0%)	0mo	$240,000	$225	93

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: -35.8%
• Equity multiple: -0.15×
• Total profit: $-70,711
• Equity at exit: $32,788

10-year hold

• IRR: -48.9%
• Equity multiple: -0.73×
• Total profit: $-106,821
• Equity at exit: $19,013

Cash invested: $61,572 (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: 16.2×

Monthly cashflow live

• Estimated rent: $1,133 high
• Mortgage (P&I): −$1,153
• Tax from tax record: −$200 /mo · $2,406/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$238
• Net cashflow: $-550

Break-even live

Break-even rent $1,829

Max offer price $122,687

Occupancy floor —

Sensitivity live

Price	-10% $-426	-5% $-488	+0% $-550	+5% $-613	+10% $-675
Rent	-10% $-640	-5% $-595	+0% $-550	+5% $-506	+10% $-461
Rate	-1.0pp $-440	-0.5pp $-494	base $-550	+0.5pp $-607	+1.0pp $-665

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: $54,975
• Closing costs: $6,597
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2888 Morewood Rd Fairlawn, OH	2.0	1.0	1064	$1,200	$1.13	14d	1	1.07mi
2881 Morewood Rd Unit Rd-102 Fairlawn, OH	2.0	1.0	1000	$960	$0.96	45d	1	1.11mi
161 Winchester Rd Unit 208 Fairlawn, OH	2.0	1.0	1000	$960	$0.96	45d	1	1.18mi
151 Winchester Rd Unit 202 Fairlawn, OH	2.0	1.0	1000	$960	$0.96	45d	1	1.18mi
309 Kenridge Rd Fairlawn, OH	3.0	1.5	1200	$1,600	$1.33	14d	1	1.19mi
1335 Vale Dr Akron, OH	2.0–3.0	1.5–2.0	1100	$1,600	$1.45	45d	1	1.26mi
2641 Chamberlain Rd Unit RD-14 Fairlawn, OH	2.0	1.0	1000	$950	$0.95	45d	1	1.38mi
2633 Chamberlain Rd Unit RD-8 Fairlawn, OH	2.0	1.0	728	$950	$1.30	45d	1	1.39mi
2581 Chamberlain Rd Unit 22 Fairlawn, OH	3.0	1.0	844	$1,200	$1.42	14d	1	1.41mi
2607 Chamberlain Rd Unit RD-9 Fairlawn, OH	2.0	1.0	720	$950	$1.32	45d	1	1.41mi
2599 Chamberlain Rd Unit RD-11 Fairlawn, OH	2.0	1.0	804	$970	$1.21	45d	1	1.41mi

Listing history 24 events

1. 2026-05-11
   status Pending 1254-char remark

   Show marketing remark (1254 chars)

   Charming 3/4-bedroom Cape Cod on nearly 1 acre in Fairlawn, backing to expansive wooded land near Fairlawn Park and Glacier’s Edge, offering exceptional privacy and a peaceful natural setting. Extensively updated with new flooring throughout the main level, new upstairs carpet, fresh interior paint, painted cabinetry, new kitchen counters and updated lighting. Major mechanical updates include a new high-efficiency furnace and A/C (2025) and a full tear-off architectural roof with Platinum Protection transferable warranty (2025). Additional improvements include new gutters, front porch entry, fencing, recessed lighting, electrical panel, sump pump, basement water management system with transferable warranty, and garage gym. The fully fenced backyard features a fire pit and plenty of space to relax or entertain. Conveniently located minutes from the Montrose shopping area and major highways including I-77, I-76, and Route 21, with easy access to I-71, I-271, and Downtown Akron. Within 15 minutes of numerous Metro Parks including Sand Run, the Towpath Trail, Beaver Marsh, and Bath Nature Preserve. Fairlawn Gig fiber internet available. Move-in ready with thoughtful updates throughout. See the supplements for a full list of updates!

2. 2026-05-06
   status Active 1254-char remark

   Show marketing remark (1254 chars)

   Charming 3/4-bedroom Cape Cod on nearly 1 acre in Fairlawn, backing to expansive wooded land near Fairlawn Park and Glacier’s Edge, offering exceptional privacy and a peaceful natural setting. Extensively updated with new flooring throughout the main level, new upstairs carpet, fresh interior paint, painted cabinetry, new kitchen counters and updated lighting. Major mechanical updates include a new high-efficiency furnace and A/C (2025) and a full tear-off architectural roof with Platinum Protection transferable warranty (2025). Additional improvements include new gutters, front porch entry, fencing, recessed lighting, electrical panel, sump pump, basement water management system with transferable warranty, and garage gym. The fully fenced backyard features a fire pit and plenty of space to relax or entertain. Conveniently located minutes from the Montrose shopping area and major highways including I-77, I-76, and Route 21, with easy access to I-71, I-271, and Downtown Akron. Within 15 minutes of numerous Metro Parks including Sand Run, the Towpath Trail, Beaver Marsh, and Bath Nature Preserve. Fairlawn Gig fiber internet available. Move-in ready with thoughtful updates throughout. See the supplements for a full list of updates!

3. 2026-05-06
   price $219,900 1254-char remark

   Show marketing remark (1254 chars)

   Charming 3/4-bedroom Cape Cod on nearly 1 acre in Fairlawn, backing to expansive wooded land near Fairlawn Park and Glacier’s Edge, offering exceptional privacy and a peaceful natural setting. Extensively updated with new flooring throughout the main level, new upstairs carpet, fresh interior paint, painted cabinetry, new kitchen counters and updated lighting. Major mechanical updates include a new high-efficiency furnace and A/C (2025) and a full tear-off architectural roof with Platinum Protection transferable warranty (2025). Additional improvements include new gutters, front porch entry, fencing, recessed lighting, electrical panel, sump pump, basement water management system with transferable warranty, and garage gym. The fully fenced backyard features a fire pit and plenty of space to relax or entertain. Conveniently located minutes from the Montrose shopping area and major highways including I-77, I-76, and Route 21, with easy access to I-71, I-271, and Downtown Akron. Within 15 minutes of numerous Metro Parks including Sand Run, the Towpath Trail, Beaver Marsh, and Bath Nature Preserve. Fairlawn Gig fiber internet available. Move-in ready with thoughtful updates throughout. See the supplements for a full list of updates!

4. 2026-03-28
   status Pending 1254-char remark

   Show marketing remark (1254 chars)

   Charming 3/4-bedroom Cape Cod on nearly 1 acre in Fairlawn, backing to expansive wooded land near Fairlawn Park and Glacier’s Edge, offering exceptional privacy and a peaceful natural setting. Extensively updated with new flooring throughout the main level, new upstairs carpet, fresh interior paint, painted cabinetry, new kitchen counters and updated lighting. Major mechanical updates include a new high-efficiency furnace and A/C (2025) and a full tear-off architectural roof with Platinum Protection transferable warranty (2025). Additional improvements include new gutters, front porch entry, fencing, recessed lighting, electrical panel, sump pump, basement water management system with transferable warranty, and garage gym. The fully fenced backyard features a fire pit and plenty of space to relax or entertain. Conveniently located minutes from the Montrose shopping area and major highways including I-77, I-76, and Route 21, with easy access to I-71, I-271, and Downtown Akron. Within 15 minutes of numerous Metro Parks including Sand Run, the Towpath Trail, Beaver Marsh, and Bath Nature Preserve. Fairlawn Gig fiber internet available. Move-in ready with thoughtful updates throughout. See the supplements for a full list of updates!

5. 2026-03-25
   listed $209,000 Active 1254-char remark

   Show marketing remark (1254 chars)

   Charming 3/4-bedroom Cape Cod on nearly 1 acre in Fairlawn, backing to expansive wooded land near Fairlawn Park and Glacier’s Edge, offering exceptional privacy and a peaceful natural setting. Extensively updated with new flooring throughout the main level, new upstairs carpet, fresh interior paint, painted cabinetry, new kitchen counters and updated lighting. Major mechanical updates include a new high-efficiency furnace and A/C (2025) and a full tear-off architectural roof with Platinum Protection transferable warranty (2025). Additional improvements include new gutters, front porch entry, fencing, recessed lighting, electrical panel, sump pump, basement water management system with transferable warranty, and garage gym. The fully fenced backyard features a fire pit and plenty of space to relax or entertain. Conveniently located minutes from the Montrose shopping area and major highways including I-77, I-76, and Route 21, with easy access to I-71, I-271, and Downtown Akron. Within 15 minutes of numerous Metro Parks including Sand Run, the Towpath Trail, Beaver Marsh, and Bath Nature Preserve. Fairlawn Gig fiber internet available. Move-in ready with thoughtful updates throughout. See the supplements for a full list of updates!

6. 2023-08-26
   price $89,900
7. 2020-11-04
   price $89,900
8. 2020-11-04
   price $89,900
9. 2020-08-25
   price $89,900
10. 2014-02-12
    price $89,900
11. 2014-02-12
    price $89,900
12. 2010-05-28
    soldstatus $118,000
13. 2010-05-28
    soldstatus $118,000
14. 2010-04-13
    listed $118,000
15. 2003-08-11
    soldstatus $65,580
16. 2003-06-20
    listed $59,000
17. 2001-03-18
    historical
18. 2000-09-18
    listed $113,500
19. 1998-10-09
    price $113,500
20. 1998-10-09
    price $113,500
21. 1998-10-09
    price $113,500
22. 1998-10-09
    price $113,500
23. 1998-10-09
    price $113,500
24. 1998-10-09
    soldstatus $94,900

ⓘ 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: $2,406 · $200/mo
• Projected year-2 tax: $2,918 · $243/mo
• Expected delta: +$512/yr (+$43/mo · 21.3%)

ⓘ 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: $13,594
• − Mortgage interest: −$12,318
• − Property taxes: −$2,406
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,088
• − Management: −$1,088
• − Depreciation: −$6,397
• Taxable loss: −$10,801
• Est. tax savings @ 24.0%: +$2,592
• After-tax cash flow: $-4,011/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

+93.7% since first listed

24 events — show timeline

• 2026-05-11 Pending — MLSNOW
• 2026-05-06 Relisted — MLSNOW
• 2026-05-06 Price Changed $219,900 MLSNOW
• 2026-03-28 Pending — MLSNOW
• 2026-03-25 Listed $209,000 MLSNOW
• 2023-08-26 Price Changed $89,900 MLSNOW
• 2020-11-04 Price Changed $89,900 MLSNOW
• 2020-11-04 Price Changed $89,900 MLSNOW
• 2020-08-25 Price Changed $89,900 MLSNOW
• 2014-02-12 Price Changed $89,900 MLSNOW
• 2014-02-12 Price Changed $89,900 MLSNOW
• 2010-05-28 Sold (Public Records) $118,000 Public Records
• 2010-05-28 Sold (MLS) $118,000 MLSNOW
• 2010-04-13 Listed $118,000 MLSNOW
• 2003-08-11 Sold (MLS) $65,580 MLSNOW
• 2003-06-20 Listed $59,000 MLSNOW
• 2001-03-18 Listing Removed — MLSNOW
• 2000-09-18 Listed $113,500 MLSNOW
• 1998-10-09 Sold (Public Records) $94,900 Public Records
• 1998-10-09 Price Changed $113,500 MLSNOW
• 1998-10-09 Price Changed $113,500 MLSNOW
• 1998-10-09 Price Changed $113,500 MLSNOW
• 1998-10-09 Price Changed $113,500 MLSNOW
• 1998-10-09 Price Changed $113,500 MLSNOW

Property tax history

+1.8%/yr

Latest (2025): $2,406 · -0.7% YoY. Source: county tax records.