691 Jaystone Pl · Macedonia, OH 44056

$349,900

2 bd · 2.0 ba · 1,816 sqft · SingleFamily public records · 5 Days on market

Built 2002 5,967 sqft lot Est $343k · at est. $220/mo HOA · 14% of rent

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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 +6.6/15.0
• Schools +6.6/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Cash flow +1.3/30.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this beautifully maintained free-standing cluster home in the desirable Springhill Development, ideally located on a quiet cul-de-sac in the heart of Macedonia. Offering true maintenance-free living with everything on one floor, this home combines comfort, convenience, and an inviting layout. A welcoming front porch sets the tone as you step inside to a bright, neutral interior with an open floor plan designed for easy everyday living. The great room features vaulted ceilings and a beautiful fireplace, seamlessly flowing into the dining area—perfect for relaxing or entertaining. The eat-in kitchen offers abundant cabinet space, a center island, all appliances included, and

Key facts

• Open floor plan
• Great room
• Vaulted ceilings

Tags

• FREE-STANDING CLUSTER HOME
• MAINTENANCE-FREE LIVING
• WELCOMING FRONT PORCH
• OPEN FLOOR PLAN
• GREAT ROOM
• VAULTED CEILINGS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $350k.

Deal economics

• At list price, monthly cash flow is $-1k ($-17k/yr) — negative.
• To cash-flow at today's rent, offer at most $103k (70.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $155k (55.7% below list).
• Recommended offer: $103k (70.6% below list) — sets the bar for cash-flow.
• Cap rate 1.5% vs local median 3.4% in Macedonia — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 80/100 on livability (#117 in OH, #1,729 nationally) — a professional / high-income tenant draw. Strengths: schools A+, crime A+, employment A+; Watch: amenities F, commute F.
• Nordonia Hills City (suburban): math 72% / reading 79% proficiency, ranked #71 of 656 in OH (top 11%) — strong family-tenant draw, lease renewals of 3-5y typical; only 17% free/reduced lunch — higher-income household profile.
• Market conditions: 29 active listings in the ZIP; solid renter incomes; 1,114 units permitted in Summit County in 2024 (397 in 5+ unit buildings).
• This rent is only 17% of the median local income ($108k/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 $10k 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 5 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $102,993 (70.6% 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. 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: 0.44% ✗
• Cap rate: 1.47%
• Cash-on-cash: -17.21%
• DSCR: 0.23
• GRM: 18.8

CMA / ARV

• ARV (on-the-fly): $343,224
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
691 Jaystone Pl	0.00mi	3/2.0 (+1)	1,816 (0%)	1mo	$362,500	$200	94
300 Eagleton Ct	0.15mi	3/2.0 (+1)	1,733 (-5%)	0mo	$396,000	$229	80
8539 Primrose Ln	0.11mi	3/3.0 (+1)	1,772 (-2%)	3mo	$380,000	$214	80
8690 Foxwood Cir	0.25mi	3/2.0 (+1)	1,729 (-5%)	1mo	$265,000	$153	75
307 Eagleton Ct	0.16mi	3/2.0 (+1)	1,724 (-5%)	7mo	$325,000	$189	73
321 Hartsfield Ter	0.19mi	3/3.0 (+1)	1,772 (-2%)	7mo	$318,000	$179	72
8794 Basswood Pl	0.42mi	3/2.0 (+1)	1,768 (-3%)	2mo	$275,000	$156	69
300 Kelley Dr	0.24mi	2/3.0	1,696 (-7%)	6mo	$489,900	$289	68
8613 Larkspur Ln	0.28mi	3/2.5 (+1)	1,602 (-12%)	2mo	$265,000	$165	59
262 Finchfield Cir	0.45mi	3/2.5 (+1)	1,638 (-10%)	0mo	$155,000	$95	55
8602 Strawbridge Cir	0.35mi	3/2.0 (+1)	1,586 (-13%)	6mo	$235,933	$149	52
8333 Fairlane Dr	0.73mi	3/2.5 (+1)	1,566 (-14%)	6mo	$320,000	$204	31

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: -50.3%
• Equity multiple: -0.49×
• Total profit: $-146,024
• Equity at exit: $52,171

10-year hold

• IRR: -99.9%
• Equity multiple: -1.47×
• Total profit: $-241,750
• Equity at exit: $30,253

Cash invested: $97,972 (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 44056

• Active inventory: 29
• Price-to-rent: 18.8×

Monthly cashflow live

• Estimated rent: $1,551 medium
• Mortgage (P&I): −$1,835
• Tax from tax record: −$429 /mo · $5,150/yr
• Insurance: −$146
• HOA: −$220
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $-1,405

Break-even live

Break-even rent $3,329

Max offer price $102,993

Occupancy floor —

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: $87,475
• Closing costs: $10,497
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $220 · $2,640/yr

Listing history 2 events

1. 2026-04-21
   status Pending
2. 2026-04-16
   listed $349,900 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: $5,150 · $429/mo
• Projected year-2 tax: $5,304 · $442/mo
• Expected delta: +$154/yr (+$13/mo · 3.0%)

ⓘ 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 2/10 Low 7 d/yr ≥96°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,607
• − Mortgage interest: −$19,600
• − Property taxes: −$5,150
• − Insurance: −$1,750
• − Repairs & maintenance: −$1,489
• − Management: −$1,489
• − HOA: −$2,640
• − Depreciation: −$10,179
• Taxable loss: −$23,688
• Est. tax savings @ 24.0%: +$5,685
• After-tax cash flow: $-11,174/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: Nordonia Hills City
• NCES district ID: 3905004
• Math proficiency: 72% ▼ -9.00%
• Reading proficiency: 79% ▼ -3.00%
• Median HH income: $74,658
• Composite: 66.26/100
• National rank: #428
• State rank: #71 of 656 in OH

Livability — Macedonia

• Score: 80/100
• State rank: #117
• US rank: #1729

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Macedonia, OH
• County: Summit · 539,389 people
• City population: 12,142
• Metro: Akron, OH
• Population (ZIP): 12,142
• Household income: $108,059
• Rent vs Own: 10.1% rent · 89.9% own
• Severe rent burden: 19.3

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 (77%)
• Race & ethnicity: White 77% Black 12% Asian 7% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Romanian 10% Scotch-Irish 1% Slovak 1%
• Foreign-born: 6% · Vietnam, Canada
• Languages at home: 93% English-only · Other Indo-European 3% Vietnamese 1% Arabic 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: ▼ -117.35%
• Current HPI: 199.0231
• 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

2 events — show timeline

• 2026-04-21 Pending — MLSNOW
• 2026-04-16 Listed $349,900 MLSNOW

Property tax history

+2.8%/yr

Latest (2025): $5,150 · +10.2% YoY. Source: county tax records.