884 Dogwood Ter · Pigeon Creek, OH 44321

$300,000

3 bd · 1.5 ba · 2,122 sqft · SingleFamily public records · 1 Days on market

Built 1966 0.53 ac lot Est $416k · 28% under ↓ 14% since listing

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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 +17.1/30.0
• ARV discount +15.0/15.0
• Schools +6.8/10.0
• DSCR +5.3/10.0
• 1% rule +4.6/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

A full general home, septic, and well inspection, along with a third-party appraisal have been completed and are available upon request. The listing price is a starting price. Offers are due by 8 pm on June 23. The seller reserves the right to accept an offer before the deadline. Nestled on a secluded, wooded 0.53-acre lot in Bluebird Lake & located within the highly rated Copley-Fairlawn School District, this mid-century modern gem offers exceptional space, character, & versatility! Designed for entertaining, the open floor plan welcomes you w/ a skylit foyer that leads into a dramatic living room featuring soaring ceilings, wall of windows, & striking stone accent wall. Th

Key facts

• Open floor plan
• Dramatic living room
• Soaring ceilings

Tags

• SECLUDED WOODED LOT
• HIGHLY RATED SCHOOL DISTRICT
• OPEN FLOOR PLAN
• SKYLIT FOYER
• DRAMATIC LIVING ROOM
• SOARING CEILINGS

Property features AI

Finance

• HOA & community: Community features include fishing, lake access, and a playground

Exterior

• Parking: Attached garage; Driveway parking; 2-car garage
• Utilities: Well water; Septic tank
• Home design: Wood-sided construction; 2 main stories (3 total levels reported); Asphalt/fiberglass roof
• Construction: Built year per public records; Wood siding; Asphalt/fiberglass roof; Finished basement
• Exterior features: Lot just over half an acre; Community access to fishing, a lake, and a playground

Interior

• Kitchen: Dishwasher; Microwave; Range
• Bedrooms: Bedrooms present (room-level details not provided)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: Finished basement; Fireplace in the family room; Total of 6 rooms
• Laundry & utility: Washer/dryer location not specified

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $206 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $287k (4.5% below list).
• Recommended offer: $287k (4.5% below list) — sets the bar for 1% rule.
• Cap rate 7.1% vs local median 4.3% in Pigeon Creek — 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 69/100 on livability (#522 in OH) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, health & safety 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; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $2k of loan paydown is wiped out by about $9k 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 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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 $286,605 (4.5% below list)

Questions for the listing agent

1. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 0.96% ✗
• Cap rate: 7.12%
• Cash-on-cash: 2.95%
• DSCR: 1.13
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $415,912
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
944 Wallwood Dr	0.12mi	3/2.0	2,032 (-4%)	0mo	$375,000	$185	85
4401 Conestoga Trl	0.44mi	4/2.5 (+1)	2,076 (-2%)	9mo	$420,000	$202	59
4512 Conestoga Trl	0.24mi	4/2.0 (+1)	1,898 (-11%)	12mo	$330,000	$174	54
941 S Hametown Rd	0.58mi	4/2.5 (+1)	2,016 (-5%)	4mo	$397,000	$197	52
4388 Wedgewood Dr	0.69mi	4/3.0 (+1)	2,196 (+4%)	1mo	$380,000	$173	50
892 Clearwood Rd	0.64mi	4/2.5 (+1)	2,208 (+4%)	5mo	$415,000	$188	50
5116 Shillings Way	0.57mi	4/3.5 (+1)	2,184 (+3%)	9mo	$420,000	$192	48
649 S Medina Line Rd	0.61mi	4/2.5 (+1)	1,972 (-7%)	5mo	$500,000	$254	47
813 Bridlewood Dr	0.70mi	3/2.5	1,932 (-9%)	7mo	$390,000	$202	43
4366 Ridgewood Rd	0.52mi	3/1.5	1,824 (-14%)	13mo	$320,000	$175	41
5205 Fairington Ave	0.42mi	4/3.5 (+1)	2,417 (+14%)	7mo	$490,000	$203	38
4395 Wedgewood Dr	0.72mi	4/2.5 (+1)	2,425 (+14%)	1mo	$476,250	$196	33

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: -11.6%
• Equity multiple: 0.58×
• Total profit: $-35,443
• Equity at exit: $44,731

10-year hold

• IRR: -2.4%
• Equity multiple: 0.84×
• Total profit: $-13,811
• Equity at exit: $25,939

Cash invested: $84,000 (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: 8.7×

Monthly cashflow live

• Estimated rent: $2,866 medium
• Mortgage (P&I): −$1,573
• Tax from tax record: −$360 /mo · $4,316/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$602
• Net cashflow: $206

Break-even live

Break-even rent $2,605

Max offer price $300,000

Occupancy floor 88%

Sensitivity live

Price	-10% $376	-5% $291	+0% $206	+5% $121	+10% $36
Rent	-10% $-20	-5% $93	+0% $206	+5% $319	+10% $433
Rate	-1.0pp $357	-0.5pp $283	base $206	+0.5pp $129	+1.0pp $49

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4582 Devereux Dr Copley, OH	4.0	2.5	2753	$3,000	$1.09	45d	1	0.41mi
4509 Millbrook Way Copley, OH	4.0	2.5	2550	$3,200	$1.25	44d	1	1.30mi
167 Creekledge Ln Copley, OH	3.0	2.5	1670	$2,600	$1.56	2d	1	1.43mi

Listing history 2 events

1. 2026-06-17
   remarks 687-char remark
2. 2026-06-17
   listed $300,000 Active 1 DOM

ⓘ 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: $4,316 · $360/mo
• Projected year-2 tax: $4,498 · $375/mo
• Expected delta: +$182/yr (+$15/mo · 4.2%)

ⓘ 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 ≥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: $34,393
• − Mortgage interest: −$16,805
• − Property taxes: −$4,316
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,751
• − Management: −$2,751
• − Depreciation: −$8,727
• Taxable loss: −$2,459
• Est. tax savings @ 24.0%: +$590
• After-tax cash flow: $3,065/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 — Pigeon Creek

• Score: 69/100
• State rank: #522
• US rank: #8886

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pigeon Creek, OH
• County: Summit County · 440,783 people
• 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

-14.3% since first listed

4 events — show timeline

• 2026-06-17 Price Changed $300,000 MLSNOW
• 2026-06-16 Listed $300,000 MLSNOW
• 2026-06-12 Listing Removed — MLSNOW
• 2026-06-12 Listed $350,000 MLSNOW

Property tax history

+3.7%/yr

Latest (2025): $4,316 · -1.0% YoY. Source: county tax records.