515 Meredith Ln Unit 2A · Cuyahoga Falls, OH 44223

$69,999

1 bd · 1.0 ba · 658 sqft · Condo public records · 43 Days on market

Built 1981 $106/sqft · 24% below area Est $92k · 24% under $381/mo HOA · 33% of rent

---

Why this score? — see what drove the C+ 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 +17.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +5.3/10.0
• Schools +4.6/10.0
• Livability +4.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Looking for a convenient floor plan that offers everything on one floor? This is it! Cute and cozy. this end unit offers a gorgeous view of the wooded ravine. Close to Cuyahoga Valley National Park. Covered porch leads to the front door. Walk into the spacious living room with a lovely stone, woodburning fireplace. Newer carpet throughout. A patio door in the master bedroom opens to a back deck. The bath has a window which is very uncommon in the complex. The kitchen boasts white cabinetry, range, refrigerator, dishwasher and wood parquetted flooring. There is a one car detached garage. Community pool. Convenient to the newer "Portage Crossing" area that features great shopping, dining and LA Fitness!

Key facts

• Community pool
• Private balcony
• $381 HOA

Tags

• PRIVATE BALCONY
• COMMUNITY POOL

Property features AI

Finance

• HOA & community: Homeowners association (Pine Mill Ridge Condo #1); Monthly association fee; Association fee covers management, insurance, grounds and structure maintenance, parking, pool(s), recreation facilities, roof, and snow removal

Exterior

• Parking: Detached garage with electricity (1 garage space); Paved parking
• Utilities: Public sewer; Well water
• Home design: Single-story home; Entry level is 2
• Construction: Cedar construction; Built (year per public records)
• Exterior features: Deck; Private in-ground pool; Rolling slope and wooded lot; Has a view

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Bedrooms: One main-level bedroom
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Baseboard heating; Wall/window cooling unit(s)
• Interior features: Fireplace (1); Total of 3 rooms
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $70k.

Deal economics

• At list price, monthly cash flow is $48 ($577/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $68k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.1% vs local median 4.6% in Cuyahoga Falls — 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 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; 2 comparable units currently listed for rent nearby; solid renter incomes; 1,114 units permitted in Summit County in 2024 (397 in 5+ unit buildings).
• This rent is only 16% of the median local income ($90k/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 $484 of loan paydown is wiped out by about $2k 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 43 days — a 3% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 34y ago; this cycle's ask has dropped $5k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $29k; list at $70k implies a 141% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 33% of rent.

Recommended offer $67,899 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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 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: 1.67% ✓
• Cap rate: 7.12%
• Cash-on-cash: 2.94%
• DSCR: 1.13
• GRM: 5.0

CMA / ARV

• ARV (median comp): $91,813
• List price: $69,999
• Delta: -23.76%
• Verdict: UNDERPRICED
• Comps: 13 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -11.2%
• Equity multiple: 0.59×
• Total profit: $-8,025
• Equity at exit: $10,437

10-year hold

• IRR: -1.5%
• Equity multiple: 0.90×
• Total profit: $-1,999
• Equity at exit: $6,052

Cash invested: $19,600 (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 44223

• Active inventory: 63
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,169 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$98 /mo · $1,176/yr
• Insurance: −$29
• HOA: −$381
• Vacancy / Maint / Mgmt: −$245
• Net cashflow: $48

Break-even live

Break-even rent $1,108

Max offer price $69,999

Occupancy floor 91%

Sensitivity live

Price	-10% $88	-5% $68	+0% $48	+5% $28	+10% $8
Rent	-10% $-44	-5% $2	+0% $48	+5% $94	+10% $140
Rate	-1.0pp $83	-0.5pp $66	base $48	+0.5pp $30	+1.0pp $11

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1553 Treetop Trl Akron, OH	1.0–3.0	1.0–2.0	962	$850	$0.88	13d	1	0.86mi
1761 E Waterford Ct Akron, OH	1.0–4.0	1.0–2.0	975	$1,155	$1.18	3d	8	0.98mi

HOA detail condo

• Monthly dues: $381 · $4,572/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 41 events

1. 2026-06-21
   days on market $69,999 Active 43 DOM
2. 2026-06-18
   days on market $69,999 Active 40 DOM
3. 2026-06-17
   days on market $69,999 Active 39 DOM
4. 2026-06-16
   days on market $69,999 Active 38 DOM
5. 2026-06-15
   days on market $69,999 Active 37 DOM
6. 2026-06-14
   days on market $69,999 Active 35 DOM
7. 2026-06-13
   days on market $69,999 Active 34 DOM
8. 2026-06-10
   days on market $69,999 Active 32 DOM
9. 2026-06-09
   days on market $69,999 Active 31 DOM
10. 2026-06-08
    days on market $69,999 Active 30 DOM
11. 2026-06-07
    days on market $69,999 Active 29 DOM
12. 2026-06-03
    days on market $69,999 Active 25 DOM
13. 2026-06-02
    days on market $69,999 Active 24 DOM
14. 2026-06-01
    days on market $69,999 Active 23 DOM
15. 2026-05-31
    days on market $69,999 Active 22 DOM
16. 2026-05-31
    days on market $69,999 Active 21 DOM
17. 2026-05-09
    listed $74,999 Active 376-char remark
18. 2016-09-02
    soldstatus $29,000 Sold 720-char remark

    Show marketing remark (720 chars)

    Looking for a convenient floor plan that offers everything on one floor? This is it! Cute and cozy. this end unit offers a gorgeous view of the wooded ravine. Close to Cuyahoga Valley National Park. Covered porch leads to the front door. Walk into the spacious living room with a lovely stone, woodburning fireplace. Newer carpet throughout. A patio door in the master bedroom opens to a back deck. The bath has a window which is very uncommon in the complex. The kitchen boasts white cabinetry, range, refrigerator, dishwasher and wood parquetted flooring. There is a one car detached garage. Community pool. Convenient to the newer "Portage Crossing" area that features great shopping, dining and LA Fitness!

19. 2016-09-02
    soldstatus $29,000

    Show marketing remark (720 chars)

    Looking for a convenient floor plan that offers everything on one floor? This is it! Cute and cozy. this end unit offers a gorgeous view of the wooded ravine. Close to Cuyahoga Valley National Park. Covered porch leads to the front door. Walk into the spacious living room with a lovely stone, woodburning fireplace. Newer carpet throughout. A patio door in the master bedroom opens to a back deck. The bath has a window which is very uncommon in the complex. The kitchen boasts white cabinetry, range, refrigerator, dishwasher and wood parquetted flooring. There is a one car detached garage. Community pool. Convenient to the newer "Portage Crossing" area that features great shopping, dining and LA Fitness!

20. 2016-07-28
    status Pending 720-char remark

    Show marketing remark (720 chars)

    Looking for a convenient floor plan that offers everything on one floor? This is it! Cute and cozy. this end unit offers a gorgeous view of the wooded ravine. Close to Cuyahoga Valley National Park. Covered porch leads to the front door. Walk into the spacious living room with a lovely stone, woodburning fireplace. Newer carpet throughout. A patio door in the master bedroom opens to a back deck. The bath has a window which is very uncommon in the complex. The kitchen boasts white cabinetry, range, refrigerator, dishwasher and wood parquetted flooring. There is a one car detached garage. Community pool. Convenient to the newer "Portage Crossing" area that features great shopping, dining and LA Fitness!

21. 2016-07-28
    historical 720-char remark

    Show marketing remark (720 chars)

    Looking for a convenient floor plan that offers everything on one floor? This is it! Cute and cozy. this end unit offers a gorgeous view of the wooded ravine. Close to Cuyahoga Valley National Park. Covered porch leads to the front door. Walk into the spacious living room with a lovely stone, woodburning fireplace. Newer carpet throughout. A patio door in the master bedroom opens to a back deck. The bath has a window which is very uncommon in the complex. The kitchen boasts white cabinetry, range, refrigerator, dishwasher and wood parquetted flooring. There is a one car detached garage. Community pool. Convenient to the newer "Portage Crossing" area that features great shopping, dining and LA Fitness!

22. 2016-07-08
    price $29,900 720-char remark

    Show marketing remark (720 chars)

    Looking for a convenient floor plan that offers everything on one floor? This is it! Cute and cozy. this end unit offers a gorgeous view of the wooded ravine. Close to Cuyahoga Valley National Park. Covered porch leads to the front door. Walk into the spacious living room with a lovely stone, woodburning fireplace. Newer carpet throughout. A patio door in the master bedroom opens to a back deck. The bath has a window which is very uncommon in the complex. The kitchen boasts white cabinetry, range, refrigerator, dishwasher and wood parquetted flooring. There is a one car detached garage. Community pool. Convenient to the newer "Portage Crossing" area that features great shopping, dining and LA Fitness!

23. 2016-05-25
    price $33,900 720-char remark

    Show marketing remark (720 chars)

    Looking for a convenient floor plan that offers everything on one floor? This is it! Cute and cozy. this end unit offers a gorgeous view of the wooded ravine. Close to Cuyahoga Valley National Park. Covered porch leads to the front door. Walk into the spacious living room with a lovely stone, woodburning fireplace. Newer carpet throughout. A patio door in the master bedroom opens to a back deck. The bath has a window which is very uncommon in the complex. The kitchen boasts white cabinetry, range, refrigerator, dishwasher and wood parquetted flooring. There is a one car detached garage. Community pool. Convenient to the newer "Portage Crossing" area that features great shopping, dining and LA Fitness!

24. 2016-03-30
    price $39,900 720-char remark

    Show marketing remark (720 chars)

    Looking for a convenient floor plan that offers everything on one floor? This is it! Cute and cozy. this end unit offers a gorgeous view of the wooded ravine. Close to Cuyahoga Valley National Park. Covered porch leads to the front door. Walk into the spacious living room with a lovely stone, woodburning fireplace. Newer carpet throughout. A patio door in the master bedroom opens to a back deck. The bath has a window which is very uncommon in the complex. The kitchen boasts white cabinetry, range, refrigerator, dishwasher and wood parquetted flooring. There is a one car detached garage. Community pool. Convenient to the newer "Portage Crossing" area that features great shopping, dining and LA Fitness!

25. 2016-03-04
    listed $43,900 Active 720-char remark

    Show marketing remark (720 chars)

    Looking for a convenient floor plan that offers everything on one floor? This is it! Cute and cozy. this end unit offers a gorgeous view of the wooded ravine. Close to Cuyahoga Valley National Park. Covered porch leads to the front door. Walk into the spacious living room with a lovely stone, woodburning fireplace. Newer carpet throughout. A patio door in the master bedroom opens to a back deck. The bath has a window which is very uncommon in the complex. The kitchen boasts white cabinetry, range, refrigerator, dishwasher and wood parquetted flooring. There is a one car detached garage. Community pool. Convenient to the newer "Portage Crossing" area that features great shopping, dining and LA Fitness!

26. 2006-06-21
    soldstatus $67,000

    Show marketing remark (289 chars)

    No down payment needed * Less than rent * Private end unit * Gorgeous treed views of ravine from bedroom balcony * Stone fireplace, oak kitchen, living & dining room combo, new A/C 2005, window in bath, maintenance fee includes gas, water, trash, exterior, snow removal & pool.

27. 2006-06-16
    soldstatus $67,000
28. 2006-03-07
    listed $69,900

    Show marketing remark (289 chars)

    No down payment needed * Less than rent * Private end unit * Gorgeous treed views of ravine from bedroom balcony * Stone fireplace, oak kitchen, living & dining room combo, new A/C 2005, window in bath, maintenance fee includes gas, water, trash, exterior, snow removal & pool.

29. 2005-09-11
    historical
30. 2003-09-11
    listed $70,000
31. 2003-07-12
    historical
32. 2003-01-13
    listed $72,000
33. 2001-09-08
    historical
34. 2000-09-09
    listed $72,000
35. 2000-07-15
    historical
36. 1999-10-15
    listed $64,700
37. 1993-10-15
    soldstatus $57,500
38. 1993-09-10
    historical
39. 1992-08-11
    listed $58,500
40. 1991-08-08
    soldstatus $53,500
41. 1988-02-11
    soldstatus $50,000

ⓘ 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: $1,176 · $98/mo
• Projected year-2 tax: $1,176 · $98/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 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: $14,025
• − Mortgage interest: −$3,921
• − Property taxes: −$1,176
• − Insurance: −$350
• − Repairs & maintenance: −$1,122
• − Management: −$1,122
• − HOA: −$4,572
• − Depreciation: −$2,036
• Taxable loss: −$275
• Est. tax savings @ 24.0%: +$66
• After-tax cash flow: $642/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

+40.0% since first listed

26 events — show timeline

• 2026-05-27 Price Changed $69,999 MLSNOW
• 2026-05-09 Listed $74,999 MLSNOW
• 2016-09-02 Sold (Public Records) $29,000 Public Records
• 2016-09-02 Sold (MLS) $29,000 MLSNOW
• 2016-07-28 Pending — MLSNOW
• 2016-07-28 Listing Removed — MLSNOW
• 2016-07-08 Price Changed $29,900 MLSNOW
• 2016-05-25 Price Changed $33,900 MLSNOW
• 2016-03-30 Price Changed $39,900 MLSNOW
• 2016-03-04 Listed $43,900 MLSNOW
• 2006-06-21 Sold (MLS) $67,000 MLSNOW
• 2006-06-16 Sold (Public Records) $67,000 Public Records
• 2006-03-07 Listed $69,900 MLSNOW
• 2005-09-11 Listing Removed — MLSNOW
• 2003-09-11 Listed $70,000 MLSNOW
• 2003-07-12 Listing Removed — MLSNOW
• 2003-01-13 Listed $72,000 MLSNOW
• 2001-09-08 Listing Removed — MLSNOW
• 2000-09-09 Listed $72,000 MLSNOW
• 2000-07-15 Listing Removed — MLSNOW
• 1999-10-15 Listed $64,700 MLSNOW
• 1993-10-15 Sold (Public Records) $57,500 Public Records
• 1993-09-10 Listing Removed — MLSNOW
• 1992-08-11 Listed $58,500 MLSNOW
• 1991-08-08 Sold (Public Records) $53,500 Public Records
• 1988-02-11 Sold (Public Records) $50,000 Public Records

Property tax history

+6.2%/yr

Latest (2025): $1,176 · +0.0% YoY. Source: county tax records.