1351 Meadow Run · Akron, OH 44321

$195,000

2 bd · 1.5 ba · 1,071 sqft · Condo public records · 4 Days on market

Built 2002 $120/mo HOA · 7% 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 +10.1/30.0
• ARV discount +7.5/15.0
• Schools +6.8/10.0
• Livability +4.0/5.0
• 1% rule +3.6/10.0
• DSCR +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this beautifully updated and modern 2-bedroom, 2-bath home in the heart of Copley! Featuring stylish finishes, a functional open layout, and plenty of natural light, this home offers comfort and charm in every corner. Enjoy cooking in the open kitchen and relaxing in spacious bedrooms with updated baths. The backyard provides a great space for entertaining, gardening, or simply unwinding. Conveniently located just minutes from Copley-Fairlawn schools, shopping, dining, and parks, this home is an ideal choice for anyone looking to settle into a desirable and welcoming community.

Key facts

• Stylish fireplace
• Private patio
• Abundant cabinetry

Tags

• TOWNHOUSE STYLE CONDOMINIUM
• STYLISH FIREPLACE
• ABUNDANT CABINETRY
• STAINLESS STEEL APPLIANCES
• PARTIALLY FINISHED LOWER LEVEL
• PRIVATE PATIO

Property features AI

Finance

• HOA & community: Homeowners association (Copley Meadows); HOA fee $120 per month; HOA covers common area maintenance, grounds maintenance, and structure maintenance

Exterior

• Parking: Attached garage with 1 garage space
• Utilities: Public water; Public sewer
• Home design: 3-story home; Entry level is 1
• Construction: Vinyl siding; Asphalt/fiberglass roof; Below-grade finished area (about 527); Above-grade finished area (about 1,071); Year built per public records
• Exterior features: Small yard (lot about 0.03 acres)

Interior

• Bedrooms: Total of 5 rooms (bedrooms included)
• Bathrooms: One full bathroom; One half bathroom; One main-level bathroom
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: Partially finished basement; One fireplace
• Laundry & utility: Laundry on lower level

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $195k.

Deal economics

• At list price, monthly cash flow is $-116 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $175k (10.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $168k (13.8% below list).
• Recommended offer: $168k (13.8% 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

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 7y 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 $168,001 (13.8% 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. 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. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.86% ✗
• Cap rate: 5.58%
• Cash-on-cash: -2.54%
• DSCR: 0.89
• GRM: 9.7

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: -20.5%
• Equity multiple: 0.29×
• Total profit: $-38,888
• Equity at exit: $29,075

10-year hold

• IRR: -13.5%
• Equity multiple: 0.21×
• Total profit: $-43,016
• 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: $1,680 medium
• Mortgage (P&I): −$1,023
• Tax from tax record: −$219 /mo · $2,630/yr
• Insurance: −$81
• HOA: −$120
• Vacancy / Maint / Mgmt: −$353
• Net cashflow: $-116

Break-even live

Break-even rent $1,827

Max offer price $174,548

Occupancy floor —

Sensitivity live

Price	-10% $-5	-5% $-61	+0% $-116	+5% $-171	+10% $-226
Rent	-10% $-248	-5% $-182	+0% $-116	+5% $-49	+10% $17
Rate	-1.0pp $-18	-0.5pp $-66	base $-116	+0.5pp $-166	+1.0pp $-218

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	0.25mi

HOA detail condo

• Monthly dues: $120 · $1,440/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 19 events

1. 2026-06-09
   status $195,000 Pending 4 DOM
2. 2026-06-08
   days on market $195,000 Active 4 DOM
3. 2026-06-07
   pricedays on marketlisting id $195,000 Active 3 DOM
4. 2026-06-03
   days on market $206,000 Active 22 DOM
5. 2026-06-02
   days on market $206,000 Active 21 DOM
6. 2026-06-01
   days on market $206,000 Active 20 DOM
7. 2026-05-31
   days on market $206,000 Active 19 DOM
8. 2026-05-31
   days on market $206,000 Active 18 DOM
9. 2026-05-12
   listed $206,000 Active 1191-char remark
10. 2025-08-29
    soldstatus $190,000
11. 2025-08-28
    soldstatus $190,000 Closed 595-char remark

    Show marketing remark (595 chars)

    Welcome to this beautifully updated and modern 2-bedroom, 2-bath home in the heart of Copley! Featuring stylish finishes, a functional open layout, and plenty of natural light, this home offers comfort and charm in every corner. Enjoy cooking in the open kitchen and relaxing in spacious bedrooms with updated baths. The backyard provides a great space for entertaining, gardening, or simply unwinding. Conveniently located just minutes from Copley-Fairlawn schools, shopping, dining, and parks, this home is an ideal choice for anyone looking to settle into a desirable and welcoming community.

12. 2025-07-30
    status Pending 595-char remark

    Show marketing remark (595 chars)

    Welcome to this beautifully updated and modern 2-bedroom, 2-bath home in the heart of Copley! Featuring stylish finishes, a functional open layout, and plenty of natural light, this home offers comfort and charm in every corner. Enjoy cooking in the open kitchen and relaxing in spacious bedrooms with updated baths. The backyard provides a great space for entertaining, gardening, or simply unwinding. Conveniently located just minutes from Copley-Fairlawn schools, shopping, dining, and parks, this home is an ideal choice for anyone looking to settle into a desirable and welcoming community.

13. 2025-07-22
    listed $189,999 Active 595-char remark

    Show marketing remark (595 chars)

    Welcome to this beautifully updated and modern 2-bedroom, 2-bath home in the heart of Copley! Featuring stylish finishes, a functional open layout, and plenty of natural light, this home offers comfort and charm in every corner. Enjoy cooking in the open kitchen and relaxing in spacious bedrooms with updated baths. The backyard provides a great space for entertaining, gardening, or simply unwinding. Conveniently located just minutes from Copley-Fairlawn schools, shopping, dining, and parks, this home is an ideal choice for anyone looking to settle into a desirable and welcoming community.

14. 2022-07-12
    soldstatus $160,000
15. 2019-08-02
    soldstatus $120,000 Closed

    Show marketing remark (436 chars)

    Great Townhouse with one car attached garage. Living room slider provides access to private patio. Fully appliance kitchen with hardwood floors. Both bathrooms have tile flooring. Ample closet space. Upstairs bath has access from master bedroom. Bedrooms and garage have plantation shutters for window treatments. Basement level is plumbed for a full bath and is unfinished. Roof replaced in 2018. Seller will pay balance of assessment.

16. 2019-08-02
    soldstatus $120,000

    Show marketing remark (436 chars)

    Great Townhouse with one car attached garage. Living room slider provides access to private patio. Fully appliance kitchen with hardwood floors. Both bathrooms have tile flooring. Ample closet space. Upstairs bath has access from master bedroom. Bedrooms and garage have plantation shutters for window treatments. Basement level is plumbed for a full bath and is unfinished. Roof replaced in 2018. Seller will pay balance of assessment.

17. 2019-06-03
    historical Contingent

    Show marketing remark (436 chars)

    Great Townhouse with one car attached garage. Living room slider provides access to private patio. Fully appliance kitchen with hardwood floors. Both bathrooms have tile flooring. Ample closet space. Upstairs bath has access from master bedroom. Bedrooms and garage have plantation shutters for window treatments. Basement level is plumbed for a full bath and is unfinished. Roof replaced in 2018. Seller will pay balance of assessment.

18. 2019-05-29
    listed $119,000 Active

    Show marketing remark (436 chars)

    Great Townhouse with one car attached garage. Living room slider provides access to private patio. Fully appliance kitchen with hardwood floors. Both bathrooms have tile flooring. Ample closet space. Upstairs bath has access from master bedroom. Bedrooms and garage have plantation shutters for window treatments. Basement level is plumbed for a full bath and is unfinished. Roof replaced in 2018. Seller will pay balance of assessment.

19. 2003-01-21
    soldstatus $108,700

ⓘ 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: $2,630 · $219/mo
• Projected year-2 tax: $2,836 · $236/mo
• Expected delta: +$206/yr (+$17/mo · 7.8%)

ⓘ 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: $20,160
• − Mortgage interest: −$10,923
• − Property taxes: −$2,630
• − Insurance: −$975
• − Repairs & maintenance: −$1,613
• − Management: −$1,613
• − HOA: −$1,440
• − Depreciation: −$5,673
• Taxable loss: −$4,706
• Est. tax savings @ 24.0%: +$1,129
• After-tax cash flow: $-260/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

+79.4% since first listed

12 events — show timeline

• 2026-06-08 Pending — MLSNOW
• 2026-06-04 Listed $195,000 MLSNOW
• 2025-08-29 Sold (Public Records) $190,000 Public Records
• 2025-08-28 Sold (MLS) $190,000 MLSNOW
• 2025-07-30 Pending — MLSNOW
• 2025-07-22 Listed $189,999 MLSNOW
• 2022-07-12 Sold (Public Records) $160,000 Public Records
• 2019-08-02 Sold (Public Records) $120,000 Public Records
• 2019-08-02 Sold (MLS) $120,000 MLSNOW
• 2019-06-03 Contingent — MLSNOW
• 2019-05-29 Listed $119,000 MLSNOW
• 2003-01-21 Sold (Public Records) $108,700 Public Records

Property tax history

+1.6%/yr

Latest (2025): $2,630 · -0.5% YoY. Source: county tax records.