520 Meredith Ln · Cuyahoga Falls, OH 44223

$125,900

2 bd · 2.0 ba · 1,300 sqft · Condo public records · 37 Days on market

Built 1973

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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).

• 1% rule +7.6/10.0
• ARV discount +7.5/15.0
• Cash flow +5.9/30.0
• Schools +4.6/10.0
• Livability +4.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +0.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Carefree Condo Living @ A Carefree Price, 2 Br, 2 Ba, Open Airy Floor Plan, Open Balcony, Tiled Foyer, Freshly Painted, Washer & Dryer Included. Fees Include All Utilities Except Sewer & Phone. Lots Of Amenities Including Inground Pool.

Key facts

• New furnace
• New electric box
• New flooring

Tags

• NEW APPLIANCES
• NEW FURNACE
• NEW A/C
• NEW WATER HEATER
• NEW FLOORING
• NEW ELECTRIC BOX

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $126k.

Deal economics

• At list price, monthly cash flow is $-245 ($-3k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $126k).
• Recommended offer: $122k (3.0% below list) — sets the bar for market timing.

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.
• Market conditions: 63 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 14d 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 $870 of loan paydown is wiped out by about $4k 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

• It's been on market 37 days — a 3% lower offer ($122k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 31y 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 $70k; list at $126k implies a 80% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 39% of rent.

Recommended offer $122,123 (3.0% 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. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
3. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.26% ✓
• Cap rate: 3.96%
• Cash-on-cash: -8.34%
• DSCR: 0.63
• GRM: 6.6

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: -30.4%
• Equity multiple: -0.01×
• Total profit: $-35,588
• Equity at exit: $18,772

10-year hold

• IRR: -30.3%
• Equity multiple: -0.40×
• Total profit: $-49,403
• Equity at exit: $10,886

Cash invested: $35,252 (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 44223

• Active inventory: 63
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,590 high
• Mortgage (P&I): −$660
• Tax from tax record: −$161 /mo · $1,928/yr
• Insurance: −$52
• HOA est. from 4 same-building comps: −$628
• Vacancy / Maint / Mgmt: −$334
• Net cashflow: $-245

Break-even live

Break-even rent $1,900

Max offer price $82,634

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: $31,475
• Closing costs: $3,777
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
223 W Portage Trl Cuyahoga Falls, OH	2.0	2.0	1250	$1,625	$1.30	13d	1	0.49mi
1738 Northampton Rd Akron, OH	2.0	1.5–2.0	1000	$1,754	$1.75	13d	5	0.65mi
2352 26th St Cuyahoga Falls, OH	3.0	2.0	1510	$1,985	$1.31	43d	1	0.76mi
1553 Treetop Trl Akron, OH	1.0–3.0	1.0–2.0	962	$1,060	$1.10	12d	1	0.91mi
1761 E Waterford Ct Akron, OH	1.0–4.0	1.0–2.0	975	$1,321	$1.36	2d	8	1.02mi
1679 Hampton Knoll Dr Akron, OH	1.0–3.0	1.0–2.0	972	$1,158	$1.19	12d	1	1.48mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: sewerpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 26 events

1. 2026-06-18
   days on market $125,900 Active 37 DOM
2. 2026-06-17
   days on market $125,900 Active 36 DOM
3. 2026-06-16
   days on market $125,900 Active 35 DOM
4. 2026-06-15
   days on market $125,900 Active 34 DOM
5. 2026-06-14
   days on market $125,900 Active 32 DOM
6. 2026-06-13
   days on market $125,900 Active 31 DOM
7. 2026-06-10
   days on market $125,900 Active 29 DOM
8. 2026-06-09
   days on market $125,900 Active 28 DOM
9. 2026-06-08
   days on market $125,900 Active 27 DOM
10. 2026-06-07
    days on market $125,900 Active 26 DOM
11. 2026-06-03
    days on market $125,900 Active 22 DOM
12. 2026-06-02
    days on market $125,900 Active 21 DOM
13. 2026-06-01
    days on market $125,900 Active 20 DOM
14. 2026-05-31
    days on market $125,900 Active 19 DOM
15. 2026-05-31
    days on market $125,900 Active 18 DOM
16. 2026-05-12
    listed $125,900 Active 311-char remark
17. 2017-09-28
    soldstatus $70,000
18. 2015-10-30
    soldstatus $64,900
19. 2008-08-13
    soldstatus $75,000 248-char remark

    Show marketing remark (248 chars)

    Carefree Condo Living @ A Carefree Price, 2 Br, 2 Ba, Open Airy Floor Plan, Open Balcony, Tiled Foyer, Freshly Painted, Washer & Dryer Included. Fees Include All Utilities Except Sewer & Phone. Lots Of Amenities Including Inground Pool.

20. 2008-03-12
    listed $75,000 248-char remark

    Show marketing remark (248 chars)

    Carefree Condo Living @ A Carefree Price, 2 Br, 2 Ba, Open Airy Floor Plan, Open Balcony, Tiled Foyer, Freshly Painted, Washer & Dryer Included. Fees Include All Utilities Except Sewer & Phone. Lots Of Amenities Including Inground Pool.

21. 2003-10-22
    soldstatus $85,500
22. 2000-07-19
    listed $76,900
23. 1999-06-08
    listed $76,900
24. 1995-07-10
    historical
25. 1995-03-20
    listed $97,500
26. 1989-08-30
    soldstatus $72,000

ⓘ 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: $1,928 · $161/mo
• Projected year-2 tax: $1,946 · $162/mo
• Expected delta: +$18/yr (+$2/mo · 0.9%)

ⓘ 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 ≥98°F today · 17 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: $19,085
• − Mortgage interest: −$7,052
• − Property taxes: −$1,928
• − Insurance: −$630
• − Repairs & maintenance: −$1,527
• − Management: −$1,527
• − HOA: −$7,536
• − Depreciation: −$3,663
• Taxable loss: −$4,777
• Est. tax savings @ 24.0%: +$1,146
• After-tax cash flow: $-1,793/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): 18,459
• Household income: $90,335
• Rent vs Own: 25.5% rent · 74.5% own
• Severe rent burden: 334.0

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 (90%)
• Race & ethnicity: White 90% Two or more races 4% Black 3% Hispanic / Latino 1% Asian 1%
• Common ancestry: Romanian 4% Slovak 3% Italian 2%
• Foreign-born: 3% · China, Canada
• Languages at home: 95% English-only · Other Indo-European 3% Spanish 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: ▼ -180.58%
• Current HPI: 193.6074
• Rent YoY: —
• 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

+74.9% since first listed

11 events — show timeline

• 2026-05-12 Listed $125,900 FSBO.com
• 2017-09-28 Sold (Public Records) $70,000 Public Records
• 2015-10-30 Sold (Public Records) $64,900 Public Records
• 2008-08-13 Sold (MLS) $75,000 MLSNOW
• 2008-03-12 Listed $75,000 MLSNOW
• 2003-10-22 Sold (Public Records) $85,500 Public Records
• 2000-07-19 Listed $76,900 MLSNOW
• 1999-06-08 Listed $76,900 MLSNOW
• 1995-07-10 Listing Removed — MLSNOW
• 1995-03-20 Listed $97,500 MLSNOW
• 1989-08-30 Sold (Public Records) $72,000 Public Records

Property tax history

+5.6%/yr

Latest (2025): $1,928 · +0.0% YoY. Source: county tax records.