3970 E Meadow Ln · Orange, OH 44122

$469,900

3 bd · 2.5 ba · 2,216 sqft · SingleFamily public records · 4 Days on market

Built 1979 0.37 ac lot Est $476k · at est. $29/mo HOA · 1% of rent

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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 +20.5/30.0
• ARV discount +8.1/15.0
• Schools +7.3/10.0
• DSCR +6.5/10.0
• 1% rule +5.4/10.0
• Livability +3.5/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Absolutely Beautiful Contemporary, Loaded With Upgrades! Newer Wood Floors Run From The Updated Kitchen Into The Fam Rm With Wbfp And Wet Bar. Master Suite With Walk-in Closet. Lovely Big Windows In Lr & Dr, Bright And Neutral Throughout! Updated Baths, Huge Basement Rec Rm, Dog Run.

Key facts

• Wood floors
• Accessible entrance
• Double ovens

Tags

• ACCESSIBLE ENTRANCE
• CERAMIC TILE FLOOR
• PRIVATE WOODED BACK YARD
• WOOD FLOORS
• BREAKFAST BAR
• DOUBLE OVENS

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $470k.

Deal economics

• At list price, monthly cash flow is $617 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $470k).
• Cap rate 7.9% vs local median 1.2% in Orange — 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 70/100 on livability (#452 in OH) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: cost of living D, health & safety D, amenities F.
• Orange City (suburban): math 76% / reading 83% proficiency, ranked #32 of 656 in OH (top 5%) — strong family-tenant draw, lease renewals of 3-5y typical; only 11% free/reduced lunch — higher-income household profile.
• Zoned schools: Moreland Hills Elementary School (math 84% / reading 83%, grade A+, #96 of 1,584 statewide, top 6%, 919 students, 9% FRL); Ballard Brady Middle School (math 77% / reading 84%, grade A+, #41 of 654 statewide, top 7%, 433 students, 7% FRL); Orange High School (math 57% / reading 77%, grade B, #137 of 781 statewide, top 19%, 608 students, 10% FRL) — zoned schools at 9% FRL track the district average.
• Market conditions: Rents rising (+1.1%/yr); 183 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,441 units permitted in Cuyahoga County in 2024 (700 in 5+ unit buildings).
• At $4,873/mo this rent would consume 58% of the median local household income ($101k/yr) (locally 1294% 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 $3k of loan paydown is wiped out by about $14k of value loss. Plan a longer hold.
• Cuyahoga County population projected to shrink 8% 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.
• 6 sale attempts since 34y 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 $248k; list at $470k implies a 89% gain — meaningful room to come down on a strong offer.

Recommended offer $469,900

Questions for the listing agent

1. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
5. 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.
6. 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: 1.04% ✓
• Cap rate: 7.87%
• Cash-on-cash: 5.63%
• DSCR: 1.25
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $476,440
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3970 E Meadow Ln	0.00mi	3/2.5	2,216 (0%)	1mo	$455,000	$205	99
3959 E Meadow Ln	0.05mi	4/2.5 (+1)	2,420 (+9%)	10mo	$579,000	$239	69
29800 Harvard Rd	0.26mi	4/2.0 (+1)	2,288 (+3%)	19mo	$315,000	$138	60
29650 N Hilltop Rd	0.52mi	3/2.0	2,023 (-9%)	5mo	$330,000	$163	55
3938 W Meadow Ln	0.10mi	4/2.5 (+1)	2,536 (+14%)	19mo	$300,000	$118	51
4249 Lander Rd	0.58mi	4/2.0 (+1)	2,230 (+1%)	18mo	$479,000	$215	50
3959 Beechmont Trl	0.38mi	3/2.5	2,462 (+11%)	19mo	$550,000	$223	48
4300 Orangedale Rd	0.73mi	4/3.0 (+1)	2,523 (+14%)	22mo	$650,000	$258	17

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 · 1.15% rent growth · sell at horizon

5-year hold

• IRR: -9.7%
• Equity multiple: 0.65×
• Total profit: $-45,658
• Equity at exit: $70,064

10-year hold

• IRR: -3.0%
• Equity multiple: 0.82×
• Total profit: $-24,071
• Equity at exit: $40,628

Cash invested: $131,572 (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 44122

• Rents YoY: 1.1%
• Active inventory: 183
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $4,873 medium
• Mortgage (P&I): −$2,464
• Tax from tax record: −$543 /mo · $6,518/yr
• Insurance: −$196
• HOA: −$29
• Vacancy / Maint / Mgmt: −$1,023
• Net cashflow: $617

Break-even live

Break-even rent $4,091

Max offer price $469,900

Occupancy floor 82%

Sensitivity live

Price	-10% $883	-5% $750	+0% $617	+5% $484	+10% $351
Rent	-10% $233	-5% $425	+0% $617	+5% $810	+10% $1,002
Rate	-1.0pp $854	-0.5pp $737	base $617	+0.5pp $496	+1.0pp $372

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: $117,475
• Closing costs: $14,097
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
28649 Jackson Rd Unit 1496119P Chagrin Falls, OH	4.0	3.5	1603	$10,974	$6.85	25d	1	0.92mi
3659 Brainard Rd Beachwood, OH	3.0	2.0	1649	$2,995	$1.82	3d	1	0.93mi
6126 N Pointe Dr Cleveland, OH	4.0	3.5	2376	$3,300	$1.39	45d	1	1.47mi

HOA detail

• Monthly dues: $29 · $348/yr

Listing history 17 events

1. 2026-04-25
   status Pending
2. 2026-04-21
   listed $469,900 Active
3. 2026-03-23
   historical
4. 2026-01-12
   price $499,000
5. 2025-11-30
   price $524,900
6. 2025-11-05
   listed $550,000 Active
7. 1997-12-18
   soldstatus $248,000 291-char remark

   Show marketing remark (291 chars)

   Absolutely Beautiful Contemporary, Loaded With Upgrades! Newer Wood Floors Run From The Updated Kitchen Into The Fam Rm With Wbfp And Wet Bar. Master Suite With Walk-in Closet. Lovely Big Windows In Lr & Dr, Bright And Neutral Throughout! Updated Baths, Huge Basement Rec Rm, Dog Run.

8. 1997-11-29
   historical 291-char remark

   Show marketing remark (291 chars)

   Absolutely Beautiful Contemporary, Loaded With Upgrades! Newer Wood Floors Run From The Updated Kitchen Into The Fam Rm With Wbfp And Wet Bar. Master Suite With Walk-in Closet. Lovely Big Windows In Lr & Dr, Bright And Neutral Throughout! Updated Baths, Huge Basement Rec Rm, Dog Run.

9. 1997-09-19
   soldstatus $240,000
10. 1997-05-29
    listed $258,000 291-char remark

    Show marketing remark (291 chars)

    Absolutely Beautiful Contemporary, Loaded With Upgrades! Newer Wood Floors Run From The Updated Kitchen Into The Fam Rm With Wbfp And Wet Bar. Master Suite With Walk-in Closet. Lovely Big Windows In Lr & Dr, Bright And Neutral Throughout! Updated Baths, Huge Basement Rec Rm, Dog Run.

11. 1993-12-13
    soldstatus $227,000
12. 1993-12-13
    soldstatus $212,000
13. 1993-10-14
    listed $234,000
14. 1993-10-13
    historical
15. 1993-01-13
    listed $239,900
16. 1992-12-01
    historical
17. 1992-08-03
    listed $269,000

ⓘ 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: $6,518 · $543/mo
• Projected year-2 tax: $6,924 · $577/mo
• Expected delta: +$406/yr (+$34/mo · 6.2%)

ⓘ 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 ≥94°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $58,476
• − Mortgage interest: −$26,322
• − Property taxes: −$6,518
• − Insurance: −$2,350
• − Repairs & maintenance: −$4,678
• − Management: −$4,678
• − HOA: −$348
• − Depreciation: −$13,670
• Taxable loss: −$87
• Est. tax savings @ 24.0%: +$21
• After-tax cash flow: $7,431/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: Orange City
• NCES district ID: 3910016
• Math proficiency: 76% ▼ -11.00%
• Reading proficiency: 83% ▼ -6.00%
• Median HH income: $114,295
• Composite: 73.37/100
• National rank: #182
• State rank: #32 of 656 in OH

Livability — Orange

• Score: 70/100
• State rank: #452
• US rank: #7361

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Orange, OH
• County: Cuyahoga County · 1,090,369 people
• Metro: Cleveland-Elyria, OH
• Population (ZIP): 36,678
• Household income: $101,230
• Rent vs Own: 38.2% rent · 61.8% own
• Severe rent burden: 1294.0

Population outlook (Cuyahoga County) Hauer SSP2

• Today (2025): 1,244,621 people
• By 2030: 1,230,093 · -1.2%
• By 2040: 1,189,108 · -4.5%
• By 2050: 1,145,706 · -7.9%
• By 2075: 1,076,557 · -13.5%
• By 2100: 978,987 · -21.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 56% Black 29% Asian 6% Two or more races 6% Hispanic / Latino 3%
• Common ancestry: Romanian 6% Scotch-Irish 5% Italian 2%
• Foreign-born: 12% · Canada, China
• Languages at home: 85% English-only · Spanish 3% Other Indo-European 3% Chinese 2%

Political lean MEDSL · Cuyahoga

• 2024 margin: Solid D (+31.5) · D 65.4% · R 33.9%
• 2008→2024 swing: -7.4pp toward R · 2008: 38.9pp · 2024: 31.5pp
• All cycles: 2024: D+31.5 2020: D+34.1 2016: D+35.0 2012: D+38.7 2008: D+38.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -268.81%
• Current HPI: 200.5087
• Rent YoY: ▲ 1.15%
• Metro: Cleveland-Elyria, 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

+74.7% since first listed

17 events — show timeline

• 2026-04-25 Pending — MLSNOW
• 2026-04-21 Listed $469,900 MLSNOW
• 2026-03-23 Listing Removed — MLSNOW
• 2026-01-12 Price Changed $499,000 MLSNOW
• 2025-11-30 Price Changed $524,900 MLSNOW
• 2025-11-05 Listed $550,000 MLSNOW
• 1997-12-18 Sold (MLS) $248,000 MLSNOW
• 1997-11-29 Listing Removed — MLSNOW
• 1997-09-19 Sold (Public Records) $240,000 Public Records
• 1997-05-29 Listed $258,000 MLSNOW
• 1993-12-13 Sold (Public Records) $212,000 Public Records
• 1993-12-13 Sold (MLS) $227,000 MLSNOW
• 1993-10-14 Listed $234,000 MLSNOW
• 1993-10-13 Listing Removed — MLSNOW
• 1993-01-13 Listed $239,900 MLSNOW
• 1992-12-01 Listing Removed — MLSNOW
• 1992-08-03 Listed $269,000 MLSNOW

Property tax history

+3.1%/yr

Latest (2025): $6,518 · -0.4% YoY. Source: county tax records.