8454 Melody Ln · Macedonia, OH 44056

$224,900

3 bd · 1.5 ba · 1,215 sqft · SingleFamily public records · 27 Days on market

Built 1955 0.45 ac lot $185/sqft · 22% below area Est $287k · 22% under

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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).

• ARV discount +15.0/15.0
• Cash flow +13.3/30.0
• Schools +6.6/10.0
• DSCR +4.0/10.0
• Livability +4.0/5.0
• 1% rule +3.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nestled in a charming Macedonia neighborhood, this 3-bedroom, 2-full-bath ranch is a diamond in the rough waiting for your personal touch. Ideally located just minutes from premium shopping, dining, and the casino, with effortless freeway access for a quick commute. This property offers the perfect canvas in a high-demand area. It is a prime candidate for renovation, surrounded by strong comps and well-maintained properties. Schedule your tour today and imagine the possibilities! Contractors Dream!

Key facts

• 0.45 acre lot
• 2 garage spots
• Built 1955

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $-1 ($-11/yr) — negative.
• To cash-flow at today's rent, offer at most $225k (0.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $200k (11.1% below list).
• Recommended offer: $200k (11.1% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 27 days — a 2% lower offer ($222k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 31y 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.
• Current owner paid $106k; list at $225k implies a 111% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $200,000 (11.1% 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. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.89% ✗
• Cap rate: 6.29%
• Cash-on-cash: -0.02%
• DSCR: 1.00
• GRM: 9.4

CMA / ARV

• ARV (median comp): $286,539
• List price: $224,900
• Delta: -21.51%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8454 Melody Ln	0.00mi	3/2.0	1,215 (0%)	1mo	$195,500	$161	97
449 Vernon Ln	0.23mi	3/1.0	1,130 (-7%)	10mo	$245,000	$217	68
383 Janes Ln	0.37mi	3/2.0	1,286 (+6%)	6mo	$265,000	$206	66
437 Janes Ln	0.27mi	3/2.0	1,389 (+14%)	4mo	$319,900	$230	58
8282 Fairlane Dr	0.22mi	4/1.5 (+1)	1,368 (+13%)	7mo	$317,500	$232	58
820 Sioux Ln	0.64mi	3/1.5	1,152 (-5%)	4mo	$200,000	$174	58
511 Janes Ln	0.15mi	3/2.0	1,388 (+14%)	11mo	$250,000	$180	58
861 Sioux Ln	0.73mi	3/1.5	1,152 (-5%)	15mo	$198,000	$172	45
253 Timberlane Dr	0.67mi	3/1.5	1,380 (+14%)	12mo	$300,000	$217	36
238 Timberlane Dr	0.69mi	4/3.0 (+1)	1,342 (+10%)	11mo	$380,000	$283	30
8659 Crow Dr	0.75mi	3/2.0	1,386 (+14%)	13mo	$365,000	$263	29
8637 Crow Dr	0.73mi	3/2.0	1,040 (-14%)	13mo	$336,000	$323	29

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: -16.3%
• Equity multiple: 0.42×
• Total profit: $-36,453
• Equity at exit: $33,533

10-year hold

• IRR: -8.0%
• Equity multiple: 0.50×
• Total profit: $-31,627
• Equity at exit: $19,445

Cash invested: $62,972 (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: 9.4×

Monthly cashflow live

• Estimated rent: $2,000 medium
• Mortgage (P&I): −$1,179
• Tax from tax record: −$308 /mo · $3,693/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $-1

Break-even live

Break-even rent $2,001

Max offer price $224,743

Occupancy floor 95%

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: $56,225
• Closing costs: $6,747
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7748 Crestwood Ln Northfield, OH	3.0	1.5	1400	$2,000	$1.43	10d	1	1.21mi

Listing history 10 events

1. 2026-05-08
   status Pending 503-char remark

   Show marketing remark (503 chars)

   Nestled in a charming Macedonia neighborhood, this 3-bedroom, 2-full-bath ranch is a diamond in the rough waiting for your personal touch. Ideally located just minutes from premium shopping, dining, and the casino, with effortless freeway access for a quick commute. This property offers the perfect canvas in a high-demand area. It is a prime candidate for renovation, surrounded by strong comps and well-maintained properties. Schedule your tour today and imagine the possibilities! Contractors Dream!

2. 2026-04-28
   status Active 503-char remark

   Show marketing remark (503 chars)

   Nestled in a charming Macedonia neighborhood, this 3-bedroom, 2-full-bath ranch is a diamond in the rough waiting for your personal touch. Ideally located just minutes from premium shopping, dining, and the casino, with effortless freeway access for a quick commute. This property offers the perfect canvas in a high-demand area. It is a prime candidate for renovation, surrounded by strong comps and well-maintained properties. Schedule your tour today and imagine the possibilities! Contractors Dream!

3. 2026-04-16
   status Pending 503-char remark

   Show marketing remark (503 chars)

   Nestled in a charming Macedonia neighborhood, this 3-bedroom, 2-full-bath ranch is a diamond in the rough waiting for your personal touch. Ideally located just minutes from premium shopping, dining, and the casino, with effortless freeway access for a quick commute. This property offers the perfect canvas in a high-demand area. It is a prime candidate for renovation, surrounded by strong comps and well-maintained properties. Schedule your tour today and imagine the possibilities! Contractors Dream!

4. 2026-04-14
   status Active 503-char remark

   Show marketing remark (503 chars)

   Nestled in a charming Macedonia neighborhood, this 3-bedroom, 2-full-bath ranch is a diamond in the rough waiting for your personal touch. Ideally located just minutes from premium shopping, dining, and the casino, with effortless freeway access for a quick commute. This property offers the perfect canvas in a high-demand area. It is a prime candidate for renovation, surrounded by strong comps and well-maintained properties. Schedule your tour today and imagine the possibilities! Contractors Dream!

5. 2026-04-02
   historical Contingent 503-char remark

   Show marketing remark (503 chars)

   Nestled in a charming Macedonia neighborhood, this 3-bedroom, 2-full-bath ranch is a diamond in the rough waiting for your personal touch. Ideally located just minutes from premium shopping, dining, and the casino, with effortless freeway access for a quick commute. This property offers the perfect canvas in a high-demand area. It is a prime candidate for renovation, surrounded by strong comps and well-maintained properties. Schedule your tour today and imagine the possibilities! Contractors Dream!

6. 2026-03-28
   listed $224,900 Active 503-char remark

   Show marketing remark (503 chars)

   Nestled in a charming Macedonia neighborhood, this 3-bedroom, 2-full-bath ranch is a diamond in the rough waiting for your personal touch. Ideally located just minutes from premium shopping, dining, and the casino, with effortless freeway access for a quick commute. This property offers the perfect canvas in a high-demand area. It is a prime candidate for renovation, surrounded by strong comps and well-maintained properties. Schedule your tour today and imagine the possibilities! Contractors Dream!

7. 1996-04-12
   soldstatus $106,500 159-char remark

   Show marketing remark (159 chars)

   Newer Roof 92', Drive 94', Newer Appls, Air. 2enclosed Porches, Eat-in Kitch, 2car Att Gar. Lovely Mature Yard Freshly Painted, Close To Shopping. Won't Last!!

8. 1996-04-12
   soldstatus $106,500

   Show marketing remark (159 chars)

   Newer Roof 92', Drive 94', Newer Appls, Air. 2enclosed Porches, Eat-in Kitch, 2car Att Gar. Lovely Mature Yard Freshly Painted, Close To Shopping. Won't Last!!

9. 1995-10-19
   listed $110,000 159-char remark

   Show marketing remark (159 chars)

   Newer Roof 92', Drive 94', Newer Appls, Air. 2enclosed Porches, Eat-in Kitch, 2car Att Gar. Lovely Mature Yard Freshly Painted, Close To Shopping. Won't Last!!

10. 1984-07-20
    soldstatus $57,000

ⓘ 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: $3,693 · $308/mo
• Projected year-2 tax: $3,693 · $308/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: $24,000
• − Mortgage interest: −$12,598
• − Property taxes: −$3,693
• − Insurance: −$1,124
• − Repairs & maintenance: −$1,920
• − Management: −$1,920
• − Depreciation: −$6,543
• Taxable loss: −$3,798
• Est. tax savings @ 24.0%: +$912
• After-tax cash flow: $901/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

+294.6% since first listed

10 events — show timeline

• 2026-05-08 Pending — MLSNOW
• 2026-04-28 Relisted — MLSNOW
• 2026-04-16 Pending — MLSNOW
• 2026-04-14 Relisted — MLSNOW
• 2026-04-02 Contingent — MLSNOW
• 2026-03-28 Listed $224,900 MLSNOW
• 1996-04-12 Sold (Public Records) $106,500 Public Records
• 1996-04-12 Sold (MLS) $106,500 MLSNOW
• 1995-10-19 Listed $110,000 MLSNOW
• 1984-07-20 Sold (Public Records) $57,000 Public Records

Property tax history

+4.2%/yr

Latest (2025): $3,693 · +10.1% YoY. Source: county tax records.