1273 Meadow Run · Akron, OH 44321

$195,000

2 bd · 2.5 ba · 1,098 sqft · Townhouse public records · 77 Days on market

Built 2003 1,446 sqft lot Est $150k · 30% over $127/mo HOA · 8% 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).

• Cash flow +9.6/30.0
• Schools +6.8/10.0
• Livability +4.0/5.0
• 1% rule +3.6/10.0
• DSCR +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this 2 bedroom, 2.5 bathroom Townhome in Copley! Enjoy the view of the lake that features a fountain from the private patio. The family room is off of the kitchen. It has sliding doors open up to the patio. The kitchen has plenty of cabinet space and all kitchen appliances stay with the home. Bedrooms are on the 2nd level. Both rooms are a generous size and share a nice sized bathroom. The unfinished basement has some drywall partially finished, some storage, laundry and a Full Bathroom! 1 car garage. Convenient to shopping and highway.

Key facts

• Full basement
• High ceilings
• $127 HOA

Tags

• STAINLESS STEEL APPLIANCES
• UNDER CABINET LIGHTING
• LUXURY VINYL FLOORING
• FULL BASEMENT
• HIGH CEILINGS

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: Part of Meadows of Copley HOA; HOA fee $127 monthly; HOA covers common area maintenance, grounds and structure maintenance, snow removal, and trash

Exterior

• Parking: Attached garage with direct access (1 car)
• Utilities: Public water; Public sewer
• Home design: Two-story property; Entry level 1273; Vinyl siding
• Construction: Asphalt/fiberglass roof; Block foundation; Built per public records (year source: Public Records); Has home warranty
• Exterior features: Small lot (assessor recorded)

Interior

• Kitchen: Kitchen on the first floor
• Bedrooms: Two bedrooms on the second floor (carpeted)
• Flooring: Carpet in bedrooms
• Bathrooms: Two full bathrooms; One half bathroom (first floor)
• Heating & cooling: Forced air heating (gas); Central air conditioning
• Interior features: Basement; Great room on the first floor
• Laundry & utility: Laundry located in the basement

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath townhouse listed at $195k.

Deal economics

• At list price, monthly cash flow is $-132 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $172k (12.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $168k (14.0% below list).
• Recommended offer: $168k (14.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 81/100 on livability (#104 in OH, #1,591 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+; Watch: crime F, employment 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.
• Market conditions: 71 active listings in the ZIP; 1 comparable units currently listed for rent nearby; high-income renter base; 1,114 units permitted in Summit County in 2024 (397 in 5+ unit buildings).
• This rent is only 17% 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 $6k 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 77 days — a 6% lower offer ($183k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y 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 $160k; 22% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $167,722 (14.0% 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 77 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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?
8. 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.
9. 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.
10. 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: 0.86% ✗
• Cap rate: 5.48%
• Cash-on-cash: -2.91%
• DSCR: 0.87
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $150,426
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1273 Meadow Run	0.00mi	2/2.5	1,098 (0%)	1mo	$195,000	$178	99
1329 Meadow Run	0.05mi	2/1.5	1,098 (0%)	2mo	$196,000	$179	92
1343 Meadow Run	0.07mi	2/1.5	1,054 (-4%)	11mo	$204,700	$194	76
1018 Meadow Run	0.07mi	2/2.5	1,003 (-9%)	8mo	$209,000	$208	76
1026 Meadow Run	0.07mi	2/1.5	1,003 (-9%)	7mo	$180,000	$179	73
746 Kirkwall Dr	0.42mi	2/1.0	1,064 (-3%)	9mo	$146,000	$137	62
951 Kirkwall Dr	0.48mi	2/1.0	1,044 (-5%)	2mo	$138,000	$132	62
848 Kirkwall Dr	0.47mi	2/1.0	1,064 (-3%)	7mo	$115,000	$108	61
981 Kirkwall Dr Unit 27C	0.53mi	2/1.0	1,044 (-5%)	0mo	$130,000	$125	61
778 Kirkwall Dr	0.43mi	2/1.0	1,064 (-3%)	11mo	$137,900	$130	60
957 Kirkwall Dr	0.47mi	2/1.0	1,044 (-5%)	7mo	$140,000	$134	58
923 Kirkwall Dr	0.50mi	2/1.0	1,044 (-5%)	9mo	$129,000	$124	55

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: -21.1%
• Equity multiple: 0.27×
• Total profit: $-39,933
• Equity at exit: $29,075

10-year hold

• IRR: -14.4%
• Equity multiple: 0.17×
• Total profit: $-45,248
• Equity at exit: $16,860

Cash invested: $54,600 (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 44321

• Active inventory: 71
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,677 medium
• Mortgage (P&I): −$1,023
• Tax from tax record: −$226 /mo · $2,718/yr
• Insurance: −$81
• HOA: −$127
• Vacancy / Maint / Mgmt: −$352
• Net cashflow: $-132

Break-even live

Break-even rent $1,845

Max offer price $171,625

Occupancy floor —

Sensitivity live

Price	-10% $-22	-5% $-77	+0% $-132	+5% $-188	+10% $-243
Rent	-10% $-265	-5% $-199	+0% $-132	+5% $-66	+10% $0
Rate	-1.0pp $-34	-0.5pp $-83	base $-132	+0.5pp $-183	+1.0pp $-234

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1335 Vale Dr Akron, OH	2.0–3.0	1.5–2.0	1100	$1,235	$1.12	44d	1	0.19mi

HOA detail

• Monthly dues: $127 · $1,524/yr

Listing history 10 events

1. 2026-05-02
   status Pending
2. 2026-04-25
   historical Contingent
3. 2026-04-13
   price $195,000
4. 2026-02-24
   status Active
5. 2026-02-23
   historical Contingent
6. 2026-02-14
   listed $199,900 Active
7. 2023-10-04
   soldstatus $160,000
8. 2023-10-03
   soldstatus $160,000 Closed 557-char remark

   Show marketing remark (557 chars)

   Welcome to this 2 bedroom, 2.5 bathroom Townhome in Copley! Enjoy the view of the lake that features a fountain from the private patio. The family room is off of the kitchen. It has sliding doors open up to the patio. The kitchen has plenty of cabinet space and all kitchen appliances stay with the home. Bedrooms are on the 2nd level. Both rooms are a generous size and share a nice sized bathroom. The unfinished basement has some drywall partially finished, some storage, laundry and a Full Bathroom! 1 car garage. Convenient to shopping and highway.

9. 2023-09-03
   status Pending 557-char remark

   Show marketing remark (557 chars)

   Welcome to this 2 bedroom, 2.5 bathroom Townhome in Copley! Enjoy the view of the lake that features a fountain from the private patio. The family room is off of the kitchen. It has sliding doors open up to the patio. The kitchen has plenty of cabinet space and all kitchen appliances stay with the home. Bedrooms are on the 2nd level. Both rooms are a generous size and share a nice sized bathroom. The unfinished basement has some drywall partially finished, some storage, laundry and a Full Bathroom! 1 car garage. Convenient to shopping and highway.

10. 2023-08-31
    listed $150,000 Active 557-char remark

    Show marketing remark (557 chars)

    Welcome to this 2 bedroom, 2.5 bathroom Townhome in Copley! Enjoy the view of the lake that features a fountain from the private patio. The family room is off of the kitchen. It has sliding doors open up to the patio. The kitchen has plenty of cabinet space and all kitchen appliances stay with the home. Bedrooms are on the 2nd level. Both rooms are a generous size and share a nice sized bathroom. The unfinished basement has some drywall partially finished, some storage, laundry and a Full Bathroom! 1 car garage. Convenient to shopping and highway.

ⓘ 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: $2,718 · $226/mo
• Projected year-2 tax: $2,880 · $240/mo
• Expected delta: +$162/yr (+$14/mo · 6.0%)

ⓘ 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 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: $20,127
• − Mortgage interest: −$10,923
• − Property taxes: −$2,718
• − Insurance: −$975
• − Repairs & maintenance: −$1,610
• − Management: −$1,610
• − HOA: −$1,524
• − Depreciation: −$5,673
• Taxable loss: −$4,906
• Est. tax savings @ 24.0%: +$1,177
• After-tax cash flow: $-410/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 — Akron

• Score: 81/100
• State rank: #104
• US rank: #1591

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Summit County · 440,783 people
• City population: 174,375
• Metro: Akron, OH
• Population (ZIP): 15,878
• Household income: $119,178
• Rent vs Own: 25.7% rent · 74.3% own
• Severe rent burden: 156.0

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 (73%)
• Race & ethnicity: White 73% Two or more races 9% Black 9% Asian 7% Hispanic / Latino 2%
• Common ancestry: Romanian 6% Slovak 3% Serbian 1%
• Foreign-born: 11% · China, Canada
• Languages at home: 89% English-only · Other Indo-European 3% Chinese 2% Other Asian/Pacific 2%

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: ▼ -127.90%
• Current HPI: 195.821
• 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

+30.0% since first listed

10 events — show timeline

• 2026-05-02 Pending — MLSNOW
• 2026-04-25 Contingent — MLSNOW
• 2026-04-13 Price Changed $195,000 MLSNOW
• 2026-02-24 Relisted — MLSNOW
• 2026-02-23 Contingent — MLSNOW
• 2026-02-14 Listed $199,900 MLSNOW
• 2023-10-04 Sold (Public Records) $160,000 Public Records
• 2023-10-03 Sold (MLS) $160,000 MLSNOW
• 2023-09-03 Pending — MLSNOW
• 2023-08-31 Listed $150,000 MLSNOW

Property tax history

+1.2%/yr

Latest (2025): $2,718 · -0.5% YoY. Source: county tax records.