325 Denali Ct · Macedonia, OH 44056

$459,000

3 bd · 2.5 ba · 2,466 sqft · SingleFamily public records · 3 Days on market

Built 2020 8,637 sqft lot $186/sqft · 6% below area Est $490k · 6% under $110/mo HOA · 2% of rent

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +10.4/15.0
• DSCR +10.0/10.0
• 1% rule +9.3/10.0
• Schools +6.6/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Nestled within the prestigious Reserve at North Woods, this exquisite 2020-built Colonial strikes the perfect balance between modern sophistication and suburban serenity. The home welcomes you with a sun-drenched open layout where the gourmet kitchen and expansive living areas flow effortlessly together, creating an inviting atmosphere for both intimate evenings and grand entertaining. A private home office and a chic powder room complete the main level, while the second floor serves as a dedicated sanctuary, featuring a sprawling primary suite with a modern bath and a massive walk-in closet. Two additional generous bedrooms, a secondary full bath, and a versatile loft which is perfect for

Key facts

• Gourmet kitchen
• Versatile loft
• Private home office

Tags

• GOURMET KITCHEN
• PRIVATE HOME OFFICE
• MASSIVE WALK-IN CLOSET
• VERSATILE LOFT
• PARTIALLY FINISHED BASEMENT
• PICTURESQUE POND VIEW

Property features AI

Finance

• HOA & community: Homeowners association: The Reserve at North Woods; HOA fee $110 monthly; HOA covers grounds maintenance, reserve fund, and snow removal

Exterior

• Parking: Attached garage; 2 garage spaces
• Utilities: Public water; Public sewer
• Home design: 2-story home; Stone and vinyl siding exterior; Asphalt fiberglass roof
• Construction: Built (year per public records); Stone and vinyl siding construction; Asphalt/fiberglass roof; Full basement foundation
• Exterior features: Paved driveway; Lot approximately 0.198 acres

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bathrooms: 2 full bathrooms; 1 half bathroom; 1 main level bathroom
• Heating & cooling: Central air conditioning; Forced air heating (gas)
• Interior features: Full basement; One fireplace
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $459k.

Deal economics

• At list price, monthly cash flow is $2k ($22k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($7k rent vs $459k).
• Cap rate 11.2% vs local median 3.4% in Macedonia — 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 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; 1 comparable units currently listed for rent nearby; solid renter incomes; 1,114 units permitted in Summit County in 2024 (397 in 5+ unit buildings).
• At $6,547/mo this rent would consume 73% of the median local household income ($108k/yr) (locally 19% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $14k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $129k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 6y 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.

Recommended offer $459,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.43% ✓
• Cap rate: 11.16%
• Cash-on-cash: 17.37%
• DSCR: 1.77
• GRM: 5.8

CMA / ARV

• ARV (median comp): $490,475
• List price: $459,000
• Delta: -6.42%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
325 Denali Ct	0.00mi	3/2.5	2,466 (0%)	0mo	$475,000	$193	100
8671 Tahoe Dr	0.07mi	3/2.5	2,466 (0%)	17mo	$480,000	$195	82
684 Jaystone Pl	0.28mi	3/2.5	2,308 (-6%)	1mo	$392,500	$170	75
8695 Tahoe Dr	0.07mi	3/2.5	2,402 (-3%)	24mo	$448,000	$187	73
8720 Crestview Dr	0.19mi	3/2.5	2,230 (-10%)	4mo	$383,000	$172	72
8497 Tahoe Dr	0.27mi	4/2.5 (+1)	2,602 (+6%)	2mo	$505,000	$194	72
320 Denali Ct	0.03mi	3/2.5	2,730 (+11%)	12mo	$490,000	$179	71
8503 Tahoe Dr	0.26mi	3/2.5	2,690 (+9%)	16mo	$493,000	$183	60
437 Partridge Ct	0.20mi	4/3.5 (+1)	2,277 (-8%)	14mo	$400,000	$176	58
8555 Primrose Ln	0.19mi	4/3.5 (+1)	2,190 (-11%)	8mo	$394,000	$180	57
8958 Manor Ct	0.48mi	4/3.5 (+1)	2,100 (-15%)	10mo	$425,000	$202	36

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: 8.8%
• Equity multiple: 1.34×
• Total profit: $44,274
• Equity at exit: $68,438

10-year hold

• IRR: 18.0%
• Equity multiple: 2.49×
• Total profit: $191,848
• Equity at exit: $39,686

Cash invested: $128,520 (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: 5.8×

Monthly cashflow live

• Estimated rent: $6,547 medium
• Mortgage (P&I): −$2,407
• Tax from tax record: −$604 /mo · $7,246/yr
• Insurance: −$191
• HOA: −$110
• Vacancy / Maint / Mgmt: −$1,375
• Net cashflow: $1,860

Break-even live

Break-even rent $4,193

Max offer price $459,000

Occupancy floor 67%

Sensitivity live

Price	-10% $2,120	-5% $1,990	+0% $1,860	+5% $1,730	+10% $1,600
Rent	-10% $1,343	-5% $1,601	+0% $1,860	+5% $2,119	+10% $2,377
Rate	-1.0pp $2,091	-0.5pp $1,977	base $1,860	+0.5pp $1,741	+1.0pp $1,620

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: $114,750
• Closing costs: $13,770
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
185 Heights Ave Unit 1496098P Northfield, OH	4.0	2.0	1603	$6,547	$4.08	2d	1	1.42mi

HOA detail

• Monthly dues: $110 · $1,320/yr

Listing history 6 events

1. 2026-05-17
   status Pending 1306-char remark
2. 2026-05-14
   listed $459,000 Active 1306-char remark
3. 2020-10-30
   soldstatus $381,340 Closed
4. 2020-06-14
   listed $381,340
5. 2020-06-14
   historical
6. 2020-02-25
   soldstatus $66,836

ⓘ 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: $7,246 · $604/mo
• Projected year-2 tax: $7,246 · $604/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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: $78,564
• − Mortgage interest: −$25,711
• − Property taxes: −$7,246
• − Insurance: −$2,295
• − Repairs & maintenance: −$6,285
• − Management: −$6,285
• − HOA: −$1,320
• − Depreciation: −$13,353
• Taxable income: $16,069
• Est. tax owed @ 24.0%: −$3,857
• After-tax cash flow: $18,464/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

+610.7% since first listed

7 events — show timeline

• 2026-06-16 Sold (MLS) $475,000 MLSNOW
• 2026-05-17 Pending — MLSNOW
• 2026-05-14 Listed $459,000 MLSNOW
• 2020-10-30 Sold (MLS) $381,340 MLSNOW
• 2020-06-14 Listing Removed — MLSNOW
• 2020-06-14 Listed $381,340 MLSNOW
• 2020-02-25 Sold (Public Records) $66,836 Public Records

Property tax history

+96.5%/yr

Latest (2025): $7,246 · +11.3% YoY. Source: county tax records.