8690 Foxwood Cir · Macedonia, OH 44056

$275,500

3 bd · 2.0 ba · 1,586 sqft · SingleFamily public records · 50 Days on market

Built 2000 2,853 sqft lot Est $274k · at est. $298/mo HOA · 7% of rent

---

Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.3/15.0
• Schools +6.6/10.0
• 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

Move right in and enjoy this 3 bed, 2 full bath cluster home in Huntsford Farms. Welcoming from porch on the cul-de-sac home opens to vaulted living/dining rooms. Beautiful newly installed laminate wood flooring in living/dining rooms and master bedroom. Kitchen includes all appliances featuring double oven and space for additional dining. Sliders from dinette open to recently stained deck and greenspace. First floor bedroom with adjoining bath could also be used as a master or office. Convenient first floor laundry with washer and dryer that stay. Second floor, vaulted master bedroom with h/h closets. Full bath with ceramic floors and third bedroom complete the second floor. Recent updates include roof and driveway (2017), AC and hot water tank (2018), new mother board to Furnace (2018) and several new windows (2019). Enjoy the pool, clubhouse and tennis courts that Huntsford Farms has to offer.

Key facts

• Large deck
• Bright open layout
• Double oven

Tags

• BRIGHT OPEN LAYOUT
• SPACIOUS EAT IN KITCHEN
• DOUBLE OVEN
• LARGE DECK
• GENEROUSLY SIZED BEDROOMS
• TWO CAR ATTACHED GARAGE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $276k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $276k).
• Recommended offer: $267k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.4% 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: 32 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).
• At $4,279/mo this rent would consume 48% of the median local household income ($108k/yr) (locally 19% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $77k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($267k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 22y 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 $178k; list at $276k implies a 55% gain — meaningful room to come down on a strong offer.

Recommended offer $267,235 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 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. 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: 1.55% ✓
• Cap rate: 11.36%
• Cash-on-cash: 18.11%
• DSCR: 1.81
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $274,378
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8613 Larkspur Ln	0.13mi	3/2.5	1,602 (+1%)	2mo	$265,000	$165	88
8712 Elmdale Trce	0.11mi	3/2.0	1,536 (-3%)	2mo	$256,000	$167	88
8690 Foxwood Cir	0.00mi	3/2.0	1,729 (+9%)	1mo	$265,000	$153	84
262 Finchfield Cir	0.23mi	3/2.5	1,638 (+3%)	0mo	$155,000	$95	82
8633 Redtail Ct	0.24mi	3/2.0	1,523 (-4%)	1mo	$268,000	$176	82
300 Eagleton Ct	0.13mi	3/2.0	1,733 (+9%)	0mo	$396,000	$229	78
8542 Mandell Dr	0.27mi	3/2.0	1,476 (-7%)	6mo	$256,000	$173	71
264 Finchfield Cir	0.25mi	2/2.0 (-1)	1,492 (-6%)	4mo	$249,900	$167	70
8794 Basswood Pl	0.22mi	3/2.0	1,768 (+12%)	2mo	$275,000	$156	69
8539 Primrose Ln	0.21mi	3/3.0	1,772 (+12%)	3mo	$380,000	$214	64
691 Jaystone Pl	0.25mi	3/2.0	1,816 (+14%)	1mo	$362,500	$200	63
437 Janes Ln	0.61mi	3/2.0	1,389 (-12%)	4mo	$319,900	$230	47

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: 9.8%
• Equity multiple: 1.39×
• Total profit: $29,774
• Equity at exit: $41,078

10-year hold

• IRR: 19.0%
• Equity multiple: 2.59×
• Total profit: $122,463
• Equity at exit: $23,820

Cash invested: $77,140 (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: 32
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $4,279 medium
• Mortgage (P&I): −$1,445
• Tax from tax record: −$359 /mo · $4,306/yr
• Insurance: −$115
• HOA: −$298
• Vacancy / Maint / Mgmt: −$899
• Net cashflow: $1,164

Break-even live

Break-even rent $2,806

Max offer price $275,500

Occupancy floor 68%

Sensitivity live

Price	-10% $1,320	-5% $1,242	+0% $1,164	+5% $1,086	+10% $1,008
Rent	-10% $826	-5% $995	+0% $1,164	+5% $1,333	+10% $1,502
Rate	-1.0pp $1,303	-0.5pp $1,234	base $1,164	+0.5pp $1,093	+1.0pp $1,020

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: $68,875
• Closing costs: $8,265
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
201 Eaton Ridge Dr Northfield, OH	1.0–2.0	1.0–2.0	956	$1,679	$1.76	2d	6	0.76mi
185 Heights Ave Unit 1496098P Northfield, OH	4.0	2.0	1603	$6,547	$4.08	2d	1	1.09mi

HOA detail

• Monthly dues: $298 · $3,576/yr
• Likely covers: waterpool

Listing history 15 events

1. 2026-04-22
   status Pending
2. 2026-04-21
   status Active
3. 2026-03-05
   price $275,500
4. 2026-02-09
   price $279,900
5. 2026-01-23
   listed $285,000 Active
6. 2019-06-10
   soldstatus $177,500 Sold 909-char remark

   Show marketing remark (909 chars)

   Move right in and enjoy this 3 bed, 2 full bath cluster home in Huntsford Farms. Welcoming from porch on the cul-de-sac home opens to vaulted living/dining rooms. Beautiful newly installed laminate wood flooring in living/dining rooms and master bedroom. Kitchen includes all appliances featuring double oven and space for additional dining. Sliders from dinette open to recently stained deck and greenspace. First floor bedroom with adjoining bath could also be used as a master or office. Convenient first floor laundry with washer and dryer that stay. Second floor, vaulted master bedroom with h/h closets. Full bath with ceramic floors and third bedroom complete the second floor. Recent updates include roof and driveway (2017), AC and hot water tank (2018), new mother board to Furnace (2018) and several new windows (2019). Enjoy the pool, clubhouse and tennis courts that Huntsford Farms has to offer.

7. 2019-06-10
   soldstatus $177,500

   Show marketing remark (909 chars)

   Move right in and enjoy this 3 bed, 2 full bath cluster home in Huntsford Farms. Welcoming from porch on the cul-de-sac home opens to vaulted living/dining rooms. Beautiful newly installed laminate wood flooring in living/dining rooms and master bedroom. Kitchen includes all appliances featuring double oven and space for additional dining. Sliders from dinette open to recently stained deck and greenspace. First floor bedroom with adjoining bath could also be used as a master or office. Convenient first floor laundry with washer and dryer that stay. Second floor, vaulted master bedroom with h/h closets. Full bath with ceramic floors and third bedroom complete the second floor. Recent updates include roof and driveway (2017), AC and hot water tank (2018), new mother board to Furnace (2018) and several new windows (2019). Enjoy the pool, clubhouse and tennis courts that Huntsford Farms has to offer.

8. 2019-05-07
   status Pending 909-char remark

   Show marketing remark (909 chars)

   Move right in and enjoy this 3 bed, 2 full bath cluster home in Huntsford Farms. Welcoming from porch on the cul-de-sac home opens to vaulted living/dining rooms. Beautiful newly installed laminate wood flooring in living/dining rooms and master bedroom. Kitchen includes all appliances featuring double oven and space for additional dining. Sliders from dinette open to recently stained deck and greenspace. First floor bedroom with adjoining bath could also be used as a master or office. Convenient first floor laundry with washer and dryer that stay. Second floor, vaulted master bedroom with h/h closets. Full bath with ceramic floors and third bedroom complete the second floor. Recent updates include roof and driveway (2017), AC and hot water tank (2018), new mother board to Furnace (2018) and several new windows (2019). Enjoy the pool, clubhouse and tennis courts that Huntsford Farms has to offer.

9. 2019-04-23
   historical Contingent 909-char remark

   Show marketing remark (909 chars)

   Move right in and enjoy this 3 bed, 2 full bath cluster home in Huntsford Farms. Welcoming from porch on the cul-de-sac home opens to vaulted living/dining rooms. Beautiful newly installed laminate wood flooring in living/dining rooms and master bedroom. Kitchen includes all appliances featuring double oven and space for additional dining. Sliders from dinette open to recently stained deck and greenspace. First floor bedroom with adjoining bath could also be used as a master or office. Convenient first floor laundry with washer and dryer that stay. Second floor, vaulted master bedroom with h/h closets. Full bath with ceramic floors and third bedroom complete the second floor. Recent updates include roof and driveway (2017), AC and hot water tank (2018), new mother board to Furnace (2018) and several new windows (2019). Enjoy the pool, clubhouse and tennis courts that Huntsford Farms has to offer.

10. 2019-04-17
    listed $179,900 Active 909-char remark

    Show marketing remark (909 chars)

    Move right in and enjoy this 3 bed, 2 full bath cluster home in Huntsford Farms. Welcoming from porch on the cul-de-sac home opens to vaulted living/dining rooms. Beautiful newly installed laminate wood flooring in living/dining rooms and master bedroom. Kitchen includes all appliances featuring double oven and space for additional dining. Sliders from dinette open to recently stained deck and greenspace. First floor bedroom with adjoining bath could also be used as a master or office. Convenient first floor laundry with washer and dryer that stay. Second floor, vaulted master bedroom with h/h closets. Full bath with ceramic floors and third bedroom complete the second floor. Recent updates include roof and driveway (2017), AC and hot water tank (2018), new mother board to Furnace (2018) and several new windows (2019). Enjoy the pool, clubhouse and tennis courts that Huntsford Farms has to offer.

11. 2004-10-15
    soldstatus $165,000 315-char remark

    Show marketing remark (315 chars)

    Exceptionally Clean 3 Bedroom 2 Bath Huntsford Farm Condo. This Home Offers A Bedroom & Full Bath On 1st Floor. Vaulted Ceilings In Living Room, Master Bedroom & Dinette. Large Eat-in Kitchen W/ Slider Leading To Large Deck. A Formal Dining Room & Laundry Room Round Out The Features Of This Home.

12. 2004-10-15
    soldstatus $165,000

    Show marketing remark (315 chars)

    Exceptionally Clean 3 Bedroom 2 Bath Huntsford Farm Condo. This Home Offers A Bedroom & Full Bath On 1st Floor. Vaulted Ceilings In Living Room, Master Bedroom & Dinette. Large Eat-in Kitchen W/ Slider Leading To Large Deck. A Formal Dining Room & Laundry Room Round Out The Features Of This Home.

13. 2004-10-15
    soldstatus $165,000

    Show marketing remark (315 chars)

    Exceptionally Clean 3 Bedroom 2 Bath Huntsford Farm Condo. This Home Offers A Bedroom & Full Bath On 1st Floor. Vaulted Ceilings In Living Room, Master Bedroom & Dinette. Large Eat-in Kitchen W/ Slider Leading To Large Deck. A Formal Dining Room & Laundry Room Round Out The Features Of This Home.

14. 2004-07-13
    listed $171,900 315-char remark

    Show marketing remark (315 chars)

    Exceptionally Clean 3 Bedroom 2 Bath Huntsford Farm Condo. This Home Offers A Bedroom & Full Bath On 1st Floor. Vaulted Ceilings In Living Room, Master Bedroom & Dinette. Large Eat-in Kitchen W/ Slider Leading To Large Deck. A Formal Dining Room & Laundry Room Round Out The Features Of This Home.

15. 2004-07-13
    listed $171,900

    Show marketing remark (315 chars)

    Exceptionally Clean 3 Bedroom 2 Bath Huntsford Farm Condo. This Home Offers A Bedroom & Full Bath On 1st Floor. Vaulted Ceilings In Living Room, Master Bedroom & Dinette. Large Eat-in Kitchen W/ Slider Leading To Large Deck. A Formal Dining Room & Laundry Room Round Out The Features Of This Home.

ⓘ 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: $4,306 · $359/mo
• Projected year-2 tax: $4,306 · $359/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 ≥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: $51,354
• − Mortgage interest: −$15,432
• − Property taxes: −$4,306
• − Insurance: −$1,378
• − Repairs & maintenance: −$4,108
• − Management: −$4,108
• − HOA: −$3,576
• − Depreciation: −$8,015
• Taxable income: $10,431
• Est. tax owed @ 24.0%: −$2,503
• After-tax cash flow: $11,469/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

+60.3% since first listed

15 events — show timeline

• 2026-04-22 Pending — MLSNOW
• 2026-04-21 Relisted — MLSNOW
• 2026-03-05 Price Changed $275,500 MLSNOW
• 2026-02-09 Price Changed $279,900 MLSNOW
• 2026-01-23 Listed $285,000 MLSNOW
• 2019-06-10 Sold (Public Records) $177,500 Public Records
• 2019-06-10 Sold (MLS) $177,500 MLSNOW
• 2019-05-07 Pending — MLSNOW
• 2019-04-23 Contingent — MLSNOW
• 2019-04-17 Listed $179,900 MLSNOW
• 2004-10-15 Sold (Public Records) $165,000 Public Records
• 2004-10-15 Sold (MLS) $165,000 MLSNOW
• 2004-10-15 Sold (MLS) $165,000 MLSNOW
• 2004-07-13 Listed $171,900 MLSNOW
• 2004-07-13 Listed $171,900 MLSNOW

Property tax history

+3.5%/yr

Latest (2025): $4,306 · +11.5% YoY. Source: county tax records.