7756 Willow Ln · Macedonia, OH 44056

$364,000

3 bd · 2.5 ba · 1,654 sqft · SingleFamily public records · 5 Days on market

Built 2008 7,095 sqft lot Est $366k · at est. $150/mo HOA · 5% 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 +11.8/30.0
• ARV discount +7.7/15.0
• Schools +6.6/10.0
• Livability +4.0/5.0
• 1% rule +3.8/10.0
• DSCR +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Hurry and see this 3 bedroom, 2.5 bathroom home, built in 2008. Walk right into the bright open family room with updated flooring that continues through out the first floor. The kitchen opens to the dining room and includes Merillat cabinets with pullout shelving, a breakfast bar with seating, pantry, and ample counter counter space. The convenient first floor laundry includes cabinetry and a utility sink. The master bedroom boasts a vaulted ceiling, walk in closet, ensuite bathroom with a double vanity and shower. You can relax in luxury in the backyard on your maintenance free composite deck with pergola and privacy curtains. The basement is ready for you to make it your own; it is plumbed for a bathroom, has been framed and insulated. Storage is plentiful with lots of closet space. Custom window coverings will stay with the home. Woodland Pointe Association takes care of landscaping, snow removal, and even mulching. You also have access to a playground, gazebo, and walkin

Key facts

• Half bath
• Walk-in closet
• Cathedral ceilings

Tags

• SPACIOUS DECK
• PERGOLA
• QUARTZ BAR COUNTERTOP
• HALF BATH
• CATHEDRAL CEILINGS
• WALK-IN CLOSET

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $364k.

Deal economics

• At list price, monthly cash flow is $-101 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $346k (4.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $320k (12.1% below list).
• Recommended offer: $320k (12.1% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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: crime A+, employment A+, cost of living 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.
• Zoned schools: Ledgeview Elementary School (math 82% / reading 77%, grade A, #173 of 1,584 statewide, top 12%, 421 students, 23% FRL); Lee Eaton Intermediate School (math 77% / reading 86%, grade A+, #36 of 654 statewide, top 6%, 525 students, 22% FRL); Nordonia High School (math 58% / reading 80%, grade B, #129 of 781 statewide, top 16%, 1,278 students, 18% FRL) — zoned schools at 21% FRL track the district average.
• Market conditions: 32 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).
• This rent runs 36% of the median local income ($108k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $11k 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 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 8y 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 $220k; list at $364k implies a 65% gain — meaningful room to come down on a strong offer.

Recommended offer $320,000 (12.1% 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. 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. 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?
6. 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.
7. 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.
8. 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: 0.88% ✗
• Cap rate: 5.96%
• Cash-on-cash: -1.18%
• DSCR: 0.95
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $365,534
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1288 Juniper Ct	0.04mi	3/2.5	1,788 (+8%)	6mo	$395,000	$221	80
7757 Willow Ln	0.03mi	3/2.0	1,796 (+9%)	5mo	$350,000	$195	78
1344 Timber Trl	0.24mi	3/2.5	1,580 (-4%)	20mo	$325,000	$206	65
1178 Twinsburg Rd E	0.39mi	3/3.0	1,470 (-11%)	4mo	$374,000	$254	58
1528 Timber Trl	0.32mi	4/2.5 (+1)	1,866 (+13%)	14mo	$415,000	$222	47
1772 Marwell Blvd	0.70mi	4/2.5 (+1)	1,836 (+11%)	4mo	$250,000	$136	41

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: -18.2%
• Equity multiple: 0.36×
• Total profit: $-65,272
• Equity at exit: $54,274

10-year hold

• IRR: -10.4%
• Equity multiple: 0.37×
• Total profit: $-64,608
• Equity at exit: $31,472

Cash invested: $101,920 (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: 9.5×

Monthly cashflow live

• Estimated rent: $3,200 medium
• Mortgage (P&I): −$1,909
• Tax from tax record: −$418 /mo · $5,017/yr
• Insurance: −$152
• HOA: −$150
• Vacancy / Maint / Mgmt: −$672
• Net cashflow: $-101

Break-even live

Break-even rent $3,327

Max offer price $346,232

Occupancy floor 98%

Sensitivity live

Price	-10% $105	-5% $2	+0% $-101	+5% $-204	+10% $-307
Rent	-10% $-353	-5% $-227	+0% $-101	+5% $26	+10% $152
Rate	-1.0pp $83	-0.5pp $-8	base $-101	+0.5pp $-195	+1.0pp $-291

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: $91,000
• Closing costs: $10,920
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1480 Timber Trl Unit NA Hudson, OH	4.0	2.5	1700	$3,200	$1.88	22d	1	0.37mi

HOA detail

• Monthly dues: $150 · $1,800/yr
• Likely covers: landscapingsnow removal

Listing history 12 events

1. 2026-06-02
   status $364,000 Pending 5 DOM
2. 2026-06-01
   days on market $364,000 Active 5 DOM
3. 2026-05-31
   days on market $364,000 Active 4 DOM
4. 2026-05-27
   listed $364,000 Active
5. 2019-01-18
   soldstatus $220,000
6. 2019-01-17
   soldstatus $220,000 Sold 991-char remark

   Show marketing remark (991 chars)

   Hurry and see this 3 bedroom, 2.5 bathroom home, built in 2008. Walk right into the bright open family room with updated flooring that continues through out the first floor. The kitchen opens to the dining room and includes Merillat cabinets with pullout shelving, a breakfast bar with seating, pantry, and ample counter counter space. The convenient first floor laundry includes cabinetry and a utility sink. The master bedroom boasts a vaulted ceiling, walk in closet, ensuite bathroom with a double vanity and shower. You can relax in luxury in the backyard on your maintenance free composite deck with pergola and privacy curtains. The basement is ready for you to make it your own; it is plumbed for a bathroom, has been framed and insulated. Storage is plentiful with lots of closet space. Custom window coverings will stay with the home. Woodland Pointe Association takes care of landscaping, snow removal, and even mulching. You also have access to a playground, gazebo, and walkin

7. 2018-12-14
   status Pending 991-char remark

   Show marketing remark (991 chars)

   Hurry and see this 3 bedroom, 2.5 bathroom home, built in 2008. Walk right into the bright open family room with updated flooring that continues through out the first floor. The kitchen opens to the dining room and includes Merillat cabinets with pullout shelving, a breakfast bar with seating, pantry, and ample counter counter space. The convenient first floor laundry includes cabinetry and a utility sink. The master bedroom boasts a vaulted ceiling, walk in closet, ensuite bathroom with a double vanity and shower. You can relax in luxury in the backyard on your maintenance free composite deck with pergola and privacy curtains. The basement is ready for you to make it your own; it is plumbed for a bathroom, has been framed and insulated. Storage is plentiful with lots of closet space. Custom window coverings will stay with the home. Woodland Pointe Association takes care of landscaping, snow removal, and even mulching. You also have access to a playground, gazebo, and walkin

8. 2018-11-04
   status Active 991-char remark

   Show marketing remark (991 chars)

   Hurry and see this 3 bedroom, 2.5 bathroom home, built in 2008. Walk right into the bright open family room with updated flooring that continues through out the first floor. The kitchen opens to the dining room and includes Merillat cabinets with pullout shelving, a breakfast bar with seating, pantry, and ample counter counter space. The convenient first floor laundry includes cabinetry and a utility sink. The master bedroom boasts a vaulted ceiling, walk in closet, ensuite bathroom with a double vanity and shower. You can relax in luxury in the backyard on your maintenance free composite deck with pergola and privacy curtains. The basement is ready for you to make it your own; it is plumbed for a bathroom, has been framed and insulated. Storage is plentiful with lots of closet space. Custom window coverings will stay with the home. Woodland Pointe Association takes care of landscaping, snow removal, and even mulching. You also have access to a playground, gazebo, and walkin

9. 2018-09-30
   status Pending 991-char remark

   Show marketing remark (991 chars)

   Hurry and see this 3 bedroom, 2.5 bathroom home, built in 2008. Walk right into the bright open family room with updated flooring that continues through out the first floor. The kitchen opens to the dining room and includes Merillat cabinets with pullout shelving, a breakfast bar with seating, pantry, and ample counter counter space. The convenient first floor laundry includes cabinetry and a utility sink. The master bedroom boasts a vaulted ceiling, walk in closet, ensuite bathroom with a double vanity and shower. You can relax in luxury in the backyard on your maintenance free composite deck with pergola and privacy curtains. The basement is ready for you to make it your own; it is plumbed for a bathroom, has been framed and insulated. Storage is plentiful with lots of closet space. Custom window coverings will stay with the home. Woodland Pointe Association takes care of landscaping, snow removal, and even mulching. You also have access to a playground, gazebo, and walkin

10. 2018-09-04
    status Active 991-char remark

    Show marketing remark (991 chars)

    Hurry and see this 3 bedroom, 2.5 bathroom home, built in 2008. Walk right into the bright open family room with updated flooring that continues through out the first floor. The kitchen opens to the dining room and includes Merillat cabinets with pullout shelving, a breakfast bar with seating, pantry, and ample counter counter space. The convenient first floor laundry includes cabinetry and a utility sink. The master bedroom boasts a vaulted ceiling, walk in closet, ensuite bathroom with a double vanity and shower. You can relax in luxury in the backyard on your maintenance free composite deck with pergola and privacy curtains. The basement is ready for you to make it your own; it is plumbed for a bathroom, has been framed and insulated. Storage is plentiful with lots of closet space. Custom window coverings will stay with the home. Woodland Pointe Association takes care of landscaping, snow removal, and even mulching. You also have access to a playground, gazebo, and walkin

11. 2018-08-23
    status Pending 991-char remark

    Show marketing remark (991 chars)

    Hurry and see this 3 bedroom, 2.5 bathroom home, built in 2008. Walk right into the bright open family room with updated flooring that continues through out the first floor. The kitchen opens to the dining room and includes Merillat cabinets with pullout shelving, a breakfast bar with seating, pantry, and ample counter counter space. The convenient first floor laundry includes cabinetry and a utility sink. The master bedroom boasts a vaulted ceiling, walk in closet, ensuite bathroom with a double vanity and shower. You can relax in luxury in the backyard on your maintenance free composite deck with pergola and privacy curtains. The basement is ready for you to make it your own; it is plumbed for a bathroom, has been framed and insulated. Storage is plentiful with lots of closet space. Custom window coverings will stay with the home. Woodland Pointe Association takes care of landscaping, snow removal, and even mulching. You also have access to a playground, gazebo, and walkin

12. 2018-08-21
    listed $225,000 Active 991-char remark

    Show marketing remark (991 chars)

    Hurry and see this 3 bedroom, 2.5 bathroom home, built in 2008. Walk right into the bright open family room with updated flooring that continues through out the first floor. The kitchen opens to the dining room and includes Merillat cabinets with pullout shelving, a breakfast bar with seating, pantry, and ample counter counter space. The convenient first floor laundry includes cabinetry and a utility sink. The master bedroom boasts a vaulted ceiling, walk in closet, ensuite bathroom with a double vanity and shower. You can relax in luxury in the backyard on your maintenance free composite deck with pergola and privacy curtains. The basement is ready for you to make it your own; it is plumbed for a bathroom, has been framed and insulated. Storage is plentiful with lots of closet space. Custom window coverings will stay with the home. Woodland Pointe Association takes care of landscaping, snow removal, and even mulching. You also have access to a playground, gazebo, and walkin

ⓘ 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: $5,017 · $418/mo
• Projected year-2 tax: $5,348 · $446/mo
• Expected delta: +$331/yr (+$28/mo · 6.6%)

ⓘ 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: $38,400
• − Mortgage interest: −$20,390
• − Property taxes: −$5,017
• − Insurance: −$1,820
• − Repairs & maintenance: −$3,072
• − Management: −$3,072
• − HOA: −$1,800
• − Depreciation: −$10,589
• Taxable loss: −$7,359
• Est. tax savings @ 24.0%: +$1,766
• After-tax cash flow: $559/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

+61.8% since first listed

9 events — show timeline

• 2026-05-27 Listed $364,000 MLSNOW
• 2019-01-18 Sold (Public Records) $220,000 Public Records
• 2019-01-17 Sold (MLS) $220,000 MLSNOW
• 2018-12-14 Pending — MLSNOW
• 2018-11-04 Relisted — MLSNOW
• 2018-09-30 Pending — MLSNOW
• 2018-09-04 Relisted — MLSNOW
• 2018-08-23 Pending — MLSNOW
• 2018-08-21 Listed $225,000 MLSNOW

Property tax history

+3.8%/yr

Latest (2025): $5,017 · +10.2% YoY. Source: county tax records.