1480 Meadowbrook Blvd · Stow, OH 44224

$254,900

4 bd · 1.5 ba · 1,472 sqft · SingleFamily public records · 12 Days on market

Built 1953 0.43 ac lot Est $280k · 9% 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).

• Cash flow +12.8/30.0
• ARV discount +11.5/15.0
• Schools +5.3/10.0
• Rent growth +4.6/5.0
• DSCR +3.8/10.0
• Livability +3.8/5.0
• 1% rule +3.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nice 3 bedroom, 1.5 bath raised ranch. Fresh paint and carpet throughout. Wood burning fireplace in living room. Large eat-in kitchen with hardwood cabinets. A/C. Wrap around deck. Homesteps is offering up to $500 towards buyers Home Warranty of choice. Owner occupants only receive home warranty.

Key facts

• Custom cabinets
• Recently landscaped
• Renovated full bath

Tags

• WOOD BURNING FIREPLACE
• CUSTOM CABINETS
• PLENTY OF COUNTERTOP SPACE
• RENOVATED FULL BATH
• PARTIAL BASEMENT
• RECENTLY LANDSCAPED

Property features AI

Exterior

• Parking: Attached garage (1-car); Driveway
• Utilities: Public water; Public sewer
• Home design: Single-story home; Block foundation; Asphalt/fiberglass roof
• Construction: Built (year per public records); Aluminum siding construction; Block foundation; Asphalt and fiberglass roof
• Exterior features: Aluminum siding; Lot approximately 0.43 acres

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bedrooms: Four main-level bedrooms
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Central air conditioning; Forced air heating (gas)
• Interior features: Has basement; Wood-burning fireplace (1)

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $255k.

Deal economics

• At list price, monthly cash flow is $-24 ($-286/yr) — negative.
• To cash-flow at today's rent, offer at most $251k (1.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $216k (15.4% below list).
• Recommended offer: $216k (15.4% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 3.5% in Stow — 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 76/100 on livability (#217 in OH, #3,390 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment A; Watch: amenities F, commute F.
• Stow-Munroe Falls City School District (suburban): math 58% / reading 64% proficiency, ranked #247 of 656 in OH (top 38%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 18% free/reduced lunch — higher-income household profile.
• Zoned schools: Stow-Munroe Falls High School (math 41% / reading 70%, grade C, #296 of 781 statewide, top 39%, 1,721 students, 21% FRL) — zoned schools at 21% FRL track the district average.
• Market conditions: Rents rising fast (+8.6%/yr); 114 active listings in the ZIP; 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 $2k of loan paydown is wiped out by about $8k 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 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 30y 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 $69k; list at $255k implies a 269% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $215,717 (15.4% 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. Built in 1953 — 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: 0.85% ✗
• Cap rate: 6.18%
• Cash-on-cash: -0.40%
• DSCR: 0.98
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $279,680
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5112 Commanche Trl	0.40mi	3/1.5 (-1)	1,440 (-2%)	5mo	$273,000	$190	68
1270 Meadowbrook Blvd	0.40mi	3/1.5 (-1)	1,530 (+4%)	11mo	$280,000	$183	61
1371 Cherokee Trl	0.40mi	3/1.5 (-1)	1,356 (-8%)	10mo	$270,000	$199	55
1802 Clearbrook Dr	0.49mi	4/2.0	1,295 (-12%)	1mo	$266,000	$205	54
1877 Clearbrook Dr	0.65mi	4/2.0	1,427 (-3%)	10mo	$238,500	$167	54
4959 Hudson Dr	0.57mi	3/3.0 (-1)	1,438 (-2%)	8mo	$293,000	$204	52
4644 Seminole Cir	0.36mi	3/1.5 (-1)	1,613 (+10%)	13mo	$266,000	$165	52
5072 Commanche Trl	0.37mi	3/2.0 (-1)	1,660 (+13%)	8mo	$193,000	$116	48
4892 Algonquin Trl	0.54mi	3/2.0 (-1)	1,386 (-6%)	14mo	$315,000	$227	47
4704 Red Willow Rd	0.59mi	3/2.0 (-1)	1,328 (-10%)	3mo	$247,000	$186	47
1295 Hibbard Dr	0.55mi	3/2.0 (-1)	1,366 (-7%)	10mo	$310,001	$227	46
4999 Hudson Dr	0.59mi	3/1.0 (-1)	1,308 (-11%)	12mo	$236,000	$180	37

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -11.6%
• Equity multiple: 0.56×
• Total profit: $-31,413
• Equity at exit: $38,006

10-year hold

• IRR: 3.6%
• Equity multiple: 1.32×
• Total profit: $22,624
• Equity at exit: $22,039

Cash invested: $71,372 (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 44224

• Rents YoY: 8.6%
• Active inventory: 114
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $2,157 medium
• Mortgage (P&I): −$1,337
• Tax from tax record: −$285 /mo · $3,421/yr
• Insurance: −$106
• HOA: −$0
• Vacancy / Maint / Mgmt: −$453
• Net cashflow: $-24

Break-even live

Break-even rent $2,187

Max offer price $250,684

Occupancy floor 96%

Sensitivity live

Price	-10% $120	-5% $48	+0% $-24	+5% $-96	+10% $-168
Rent	-10% $-194	-5% $-109	+0% $-24	+5% $61	+10% $147
Rate	-1.0pp $104	-0.5pp $41	base $-24	+0.5pp $-90	+1.0pp $-157

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: $63,725
• Closing costs: $7,647
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-21
   days on market $254,900 Active 12 DOM
2. 2026-06-18
   days on market $254,900 Active 9 DOM
3. 2026-06-17
   days on market $254,900 Active 8 DOM
4. 2026-06-16
   days on market $254,900 Active 7 DOM
5. 2026-06-15
   days on market $254,900 Active 6 DOM
6. 2026-06-14
   days on market $254,900 Active 4 DOM
7. 2026-06-10
   remarks 699-char remark
8. 2026-06-10
   listed $254,900 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: $3,421 · $285/mo
• Projected year-2 tax: $3,699 · $308/mo
• Expected delta: +$278/yr (+$23/mo · 8.1%)

ⓘ 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 · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,886
• − Mortgage interest: −$14,278
• − Property taxes: −$3,421
• − Insurance: −$1,274
• − Repairs & maintenance: −$2,071
• − Management: −$2,071
• − Depreciation: −$7,415
• Taxable loss: −$4,645
• Est. tax savings @ 24.0%: +$1,115
• After-tax cash flow: $828/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: Stow-Munroe Falls City School District
• NCES district ID: 3904483
• Math proficiency: 58% ▼ -11.00%
• Reading proficiency: 64% ▼ -6.00%
• Median HH income: $64,663
• Composite: 53.29/100
• National rank: #1488
• State rank: #247 of 656 in OH

Livability — Stow

• Score: 76/100
• State rank: #217
• US rank: #3390

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Stow, OH
• County: Summit County · 440,783 people
• City population: 39,200
• Metro: Akron, OH
• Population (ZIP): 39,200
• Household income: $94,287
• Rent vs Own: 30.9% rent · 69.1% own
• Severe rent burden: 1165.0

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 (85%)
• Race & ethnicity: White 85% Two or more races 6% Black 5% Asian 3% Hispanic / Latino 2%
• Common ancestry: Romanian 6% Slovak 3% Italian 3%
• Foreign-born: 7% · Canada, China
• Languages at home: 93% English-only · Arabic 2% Spanish 1% Other Asian/Pacific 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: ▼ -218.72%
• Current HPI: 208.3063
• Rent YoY: ▲ 8.56%
• 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

+183.5% since first listed

6 events — show timeline

• 2026-06-08 Listed $254,900 MLSNOW
• 2014-03-25 Sold (MLS) $69,000 MLSNOW
• 2014-01-29 Listing Removed — MLSNOW
• 2013-09-17 Listed $69,900 MLSNOW
• 1996-04-24 Sold (Public Records) $86,000 Public Records
• 1996-01-17 Listed $89,900 MLSNOW

Property tax history

+4.0%/yr

Latest (2025): $3,421 · -1.6% YoY. Source: county tax records.