804 Kirkwall Dr · Akron, OH 44321

$169,900

3 bd · 2.0 ba · 1,344 sqft · Condo public records · 6 Days on market

Built 1981 $453/mo HOA · 22% of rent

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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 +14.2/30.0
• ARV discount +7.5/15.0
• 1% rule +7.1/10.0
• Schools +6.8/10.0
• DSCR +4.3/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Introducing a stunning remodeled condo that is sure to exceed your expectations! This modern and stylish, highly sought after 3 Bedroom unit features a brand new kitchen with appliances. The bathrooms have been tastefully updated, boasting a contemporary design and high-end features. Master Bedroom offers a private full bath. Step onto the new carpet and luxury vinyl plank flooring, providing both comfort and durability. The entire space has been given a fresh coat of paint, creating a bright and inviting atmosphere. With its open floorplan, this condo offers a seamless flow between the living, dining, and kitchen areas, perfect for entertaining guests. Lots of storage! 1 Car garage. Don't miss the opportunity to own this impeccable condo that combines comfort, style, and functionality. Nothing to do but move in and relax in the community pool!

Key facts

• Community pool
• Private patio
• Updated kitchen

Tags

• COPLEY VILLAGE COMMUNITY
• UPDATED KITCHEN
• PRIVATE PATIO
• WOOD-BURNING FIREPLACE
• MAIN-FLOOR LAUNDRY
• COMMUNITY POOL

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $170k.

Deal economics

• At list price, monthly cash flow is $27 ($328/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).

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: 75 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 2y 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.

Risks & watch-outs

• Watch-outs: HOA is 22% of rent.

Recommended offer $169,900

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. 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?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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 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: 1.21% ✓
• Cap rate: 6.49%
• Cash-on-cash: 0.69%
• DSCR: 1.03
• GRM: 6.9

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: -15.0%
• Equity multiple: 0.46×
• Total profit: $-25,499
• Equity at exit: $25,333

10-year hold

• IRR: -6.1%
• Equity multiple: 0.61×
• Total profit: $-18,771
• Equity at exit: $14,690

Cash invested: $47,572 (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: 75
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $2,062 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$187 /mo · $2,245/yr
• Insurance: −$71
• HOA: −$453
• Vacancy / Maint / Mgmt: −$433
• Net cashflow: $27

Break-even live

Break-even rent $2,028

Max offer price $169,900

Occupancy floor 94%

Sensitivity live

Price	-10% $123	-5% $75	+0% $27	+5% $-21	+10% $-69
Rent	-10% $-136	-5% $-54	+0% $27	+5% $109	+10% $190
Rate	-1.0pp $113	-0.5pp $71	base $27	+0.5pp $-17	+1.0pp $-62

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: $42,475
• Closing costs: $5,097
• 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	$1,600	$1.45	45d	1	0.25mi

HOA detail condo

• Monthly dues: $453 · $5,436/yr
• Likely covers: cablepool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 14 events

1. 2026-04-28
   status Pending
2. 2026-04-22
   listed $169,900 Active
3. 2024-08-16
   soldstatus $159,000 Closed 856-char remark

   Show marketing remark (856 chars)

   Introducing a stunning remodeled condo that is sure to exceed your expectations! This modern and stylish, highly sought after 3 Bedroom unit features a brand new kitchen with appliances. The bathrooms have been tastefully updated, boasting a contemporary design and high-end features. Master Bedroom offers a private full bath. Step onto the new carpet and luxury vinyl plank flooring, providing both comfort and durability. The entire space has been given a fresh coat of paint, creating a bright and inviting atmosphere. With its open floorplan, this condo offers a seamless flow between the living, dining, and kitchen areas, perfect for entertaining guests. Lots of storage! 1 Car garage. Don't miss the opportunity to own this impeccable condo that combines comfort, style, and functionality. Nothing to do but move in and relax in the community pool!

4. 2024-08-16
   soldstatus $159,000

   Show marketing remark (856 chars)

   Introducing a stunning remodeled condo that is sure to exceed your expectations! This modern and stylish, highly sought after 3 Bedroom unit features a brand new kitchen with appliances. The bathrooms have been tastefully updated, boasting a contemporary design and high-end features. Master Bedroom offers a private full bath. Step onto the new carpet and luxury vinyl plank flooring, providing both comfort and durability. The entire space has been given a fresh coat of paint, creating a bright and inviting atmosphere. With its open floorplan, this condo offers a seamless flow between the living, dining, and kitchen areas, perfect for entertaining guests. Lots of storage! 1 Car garage. Don't miss the opportunity to own this impeccable condo that combines comfort, style, and functionality. Nothing to do but move in and relax in the community pool!

5. 2024-08-04
   status Pending 856-char remark

   Show marketing remark (856 chars)

   Introducing a stunning remodeled condo that is sure to exceed your expectations! This modern and stylish, highly sought after 3 Bedroom unit features a brand new kitchen with appliances. The bathrooms have been tastefully updated, boasting a contemporary design and high-end features. Master Bedroom offers a private full bath. Step onto the new carpet and luxury vinyl plank flooring, providing both comfort and durability. The entire space has been given a fresh coat of paint, creating a bright and inviting atmosphere. With its open floorplan, this condo offers a seamless flow between the living, dining, and kitchen areas, perfect for entertaining guests. Lots of storage! 1 Car garage. Don't miss the opportunity to own this impeccable condo that combines comfort, style, and functionality. Nothing to do but move in and relax in the community pool!

6. 2024-06-16
   historical Contingent 856-char remark

   Show marketing remark (856 chars)

   Introducing a stunning remodeled condo that is sure to exceed your expectations! This modern and stylish, highly sought after 3 Bedroom unit features a brand new kitchen with appliances. The bathrooms have been tastefully updated, boasting a contemporary design and high-end features. Master Bedroom offers a private full bath. Step onto the new carpet and luxury vinyl plank flooring, providing both comfort and durability. The entire space has been given a fresh coat of paint, creating a bright and inviting atmosphere. With its open floorplan, this condo offers a seamless flow between the living, dining, and kitchen areas, perfect for entertaining guests. Lots of storage! 1 Car garage. Don't miss the opportunity to own this impeccable condo that combines comfort, style, and functionality. Nothing to do but move in and relax in the community pool!

7. 2024-06-14
   price $153,000 856-char remark

   Show marketing remark (856 chars)

   Introducing a stunning remodeled condo that is sure to exceed your expectations! This modern and stylish, highly sought after 3 Bedroom unit features a brand new kitchen with appliances. The bathrooms have been tastefully updated, boasting a contemporary design and high-end features. Master Bedroom offers a private full bath. Step onto the new carpet and luxury vinyl plank flooring, providing both comfort and durability. The entire space has been given a fresh coat of paint, creating a bright and inviting atmosphere. With its open floorplan, this condo offers a seamless flow between the living, dining, and kitchen areas, perfect for entertaining guests. Lots of storage! 1 Car garage. Don't miss the opportunity to own this impeccable condo that combines comfort, style, and functionality. Nothing to do but move in and relax in the community pool!

8. 2024-06-08
   listed $159,000 Active 856-char remark

   Show marketing remark (856 chars)

   Introducing a stunning remodeled condo that is sure to exceed your expectations! This modern and stylish, highly sought after 3 Bedroom unit features a brand new kitchen with appliances. The bathrooms have been tastefully updated, boasting a contemporary design and high-end features. Master Bedroom offers a private full bath. Step onto the new carpet and luxury vinyl plank flooring, providing both comfort and durability. The entire space has been given a fresh coat of paint, creating a bright and inviting atmosphere. With its open floorplan, this condo offers a seamless flow between the living, dining, and kitchen areas, perfect for entertaining guests. Lots of storage! 1 Car garage. Don't miss the opportunity to own this impeccable condo that combines comfort, style, and functionality. Nothing to do but move in and relax in the community pool!

9. 2024-04-25
   soldstatus $100,000 Closed 294-char remark

   Show marketing remark (294 chars)

   Welcome to 804 Kirkwall Drive in Copley Village 2, Copley, OH. Conveniently located near shopping, restaurants and the freeway. This is the perfect gem to make your own. This 3 bedroom 2 bath spacious condo offers a wood burning fireplace and vaulted ceiling. Large Master bedroom and bathroom

10. 2024-04-18
    soldstatus $100,000
11. 2024-04-06
    status Pending 294-char remark

    Show marketing remark (294 chars)

    Welcome to 804 Kirkwall Drive in Copley Village 2, Copley, OH. Conveniently located near shopping, restaurants and the freeway. This is the perfect gem to make your own. This 3 bedroom 2 bath spacious condo offers a wood burning fireplace and vaulted ceiling. Large Master bedroom and bathroom

12. 2024-04-02
    price $114,900 294-char remark

    Show marketing remark (294 chars)

    Welcome to 804 Kirkwall Drive in Copley Village 2, Copley, OH. Conveniently located near shopping, restaurants and the freeway. This is the perfect gem to make your own. This 3 bedroom 2 bath spacious condo offers a wood burning fireplace and vaulted ceiling. Large Master bedroom and bathroom

13. 2024-03-17
    price $119,900 294-char remark

    Show marketing remark (294 chars)

    Welcome to 804 Kirkwall Drive in Copley Village 2, Copley, OH. Conveniently located near shopping, restaurants and the freeway. This is the perfect gem to make your own. This 3 bedroom 2 bath spacious condo offers a wood burning fireplace and vaulted ceiling. Large Master bedroom and bathroom

14. 2024-03-05
    listed $125,000 Active 294-char remark

    Show marketing remark (294 chars)

    Welcome to 804 Kirkwall Drive in Copley Village 2, Copley, OH. Conveniently located near shopping, restaurants and the freeway. This is the perfect gem to make your own. This 3 bedroom 2 bath spacious condo offers a wood burning fireplace and vaulted ceiling. Large Master bedroom and bathroom

ⓘ 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: $2,245 · $187/mo
• Projected year-2 tax: $2,447 · $204/mo
• Expected delta: +$203/yr (+$17/mo · 9.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥97°F today · 18 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: $24,746
• − Mortgage interest: −$9,517
• − Property taxes: −$2,245
• − Insurance: −$850
• − Repairs & maintenance: −$1,980
• − Management: −$1,980
• − HOA: −$5,436
• − Depreciation: −$4,943
• Taxable loss: −$2,203
• Est. tax savings @ 24.0%: +$529
• After-tax cash flow: $856/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

+35.9% since first listed

14 events — show timeline

• 2026-04-28 Pending — MLSNOW
• 2026-04-22 Listed $169,900 MLSNOW
• 2024-08-16 Sold (Public Records) $159,000 Public Records
• 2024-08-16 Sold (MLS) $159,000 MLSNOW
• 2024-08-04 Pending — MLSNOW
• 2024-06-16 Contingent — MLSNOW
• 2024-06-14 Price Changed $153,000 MLSNOW
• 2024-06-08 Listed $159,000 MLSNOW
• 2024-04-25 Sold (MLS) $100,000 MLSNOW
• 2024-04-18 Sold (Public Records) $100,000 Public Records
• 2024-04-06 Pending — MLSNOW
• 2024-04-02 Price Changed $114,900 MLSNOW
• 2024-03-17 Price Changed $119,900 MLSNOW
• 2024-03-05 Listed $125,000 MLSNOW

Property tax history

+1.7%/yr

Latest (2025): $2,245 · +6.2% YoY. Source: county tax records.