1352 Meadow Run · Akron, OH 44321

$191,000

2 bd · 1.5 ba · 945 sqft · Condo public records · 24 Days on market

Built 2002 $202/sqft · 5% above area Est $182k · 5% over $36/mo HOA · 2% 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 +12.0/30.0
• Schools +6.8/10.0
• ARV discount +5.2/15.0
• Livability +4.0/5.0
• 1% rule +3.5/10.0
• DSCR +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Discover 1352 Meadow Run, recently updated with fresh interior paint and partial flooring replacement for a refreshed atmosphere. The kitchen features new all stainless steel appliances, complementing the functional design. A central fireplace provides warmth, and the primary bedroom contains double closets for ample storage capacity. This updated residence merges comfort and utility beautifully. . Included 100-Day Home Warranty with buyer activation

Key facts

• Central fireplace
• Double closets
• Fresh interior paint

Tags

• FRESH INTERIOR PAINT
• PARTIAL FLOORING REPLACEMENT
• CENTRAL FIREPLACE
• DOUBLE CLOSETS
• 100-DAY HOME WARRANTY

Property features AI

Finance

• Financial info: Pets: contact listing for details
• HOA & community: Association fee of $36 per month

Exterior

• Parking: Garage (1 car)
• Utilities: Public water; Public sewer
• Home design: 2-story home; Entry level at ground floor
• Construction: Vinyl siding; Asphalt roof; Public records as year-built source
• Exterior features: Small lot (approximately 0.0595 acres)

Interior

• Bedrooms: Total of 5 rooms (bedrooms included)
• Bathrooms: 1 full bathroom; 1 half bathroom; 1 main-level bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Unfinished basement; Updated/remodeled condition
• Laundry & utility: In-unit laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $191k.

Deal economics

• At list price, monthly cash flow is $-46 ($-553/yr) — negative.
• To cash-flow at today's rent, offer at most $183k (4.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $163k (14.7% below list).
• Recommended offer: $163k (14.7% 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; 2 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 16% 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

• It's been on market 24 days — a 2% lower offer ($188k) is reasonable based on typical stale-listing flexibility.

Recommended offer $162,879 (14.7% 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: 0.85% ✗
• Cap rate: 6.00%
• Cash-on-cash: -1.03%
• DSCR: 0.95
• GRM: 9.8

CMA / ARV

• ARV (median comp): $181,898
• List price: $191,000
• Delta: 5.00%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -18.0%
• Equity multiple: 0.37×
• Total profit: $-33,852
• Equity at exit: $28,479

10-year hold

• IRR: -10.1%
• Equity multiple: 0.38×
• Total profit: $-33,124
• Equity at exit: $16,514

Cash invested: $53,480 (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: 9.8×

Monthly cashflow live

• Estimated rent: $1,629 medium
• Mortgage (P&I): −$1,002
• Tax from tax record: −$216 /mo · $2,587/yr
• Insurance: −$80
• HOA: −$36
• Vacancy / Maint / Mgmt: −$342
• Net cashflow: $-46

Break-even live

Break-even rent $1,687

Max offer price $182,861

Occupancy floor 98%

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: $47,750
• Closing costs: $5,730
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	43d	1	0.25mi
2131 Copley Rd Akron, OH	2.0	1.0	508	$1,030	$2.03	11d	1	1.03mi

HOA detail condo

• Monthly dues: $36 · $432/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 9 events

1. 2026-06-07
   statusdays on market $191,000 Pending 24 DOM
2. 2026-06-03
   days on market $191,000 Active 22 DOM
3. 2026-06-02
   days on market $191,000 Active 21 DOM
4. 2026-06-01
   days on market $191,000 Active 20 DOM
5. 2026-05-31
   days on market $191,000 Active 19 DOM
6. 2026-05-31
   days on market $191,000 Active 18 DOM
7. 2026-05-12
   listed $191,000 Active 454-char remark
8. 2026-04-13
   soldstatus $188,400
9. 2002-06-28
   soldstatus $124,600

ⓘ 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: $2,587 · $216/mo
• Projected year-2 tax: $2,783 · $232/mo
• Expected delta: +$196/yr (+$16/mo · 7.6%)

ⓘ 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 ≥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: $19,545
• − Mortgage interest: −$10,699
• − Property taxes: −$2,587
• − Insurance: −$955
• − Repairs & maintenance: −$1,564
• − Management: −$1,564
• − HOA: −$432
• − Depreciation: −$5,556
• Taxable loss: −$3,811
• Est. tax savings @ 24.0%: +$915
• After-tax cash flow: $362/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

+53.3% since first listed

4 events — show timeline

• 2026-06-05 Pending — MLSNOW
• 2026-05-12 Listed $191,000 MLSNOW
• 2026-04-13 Sold (Public Records) $188,400 Public Records
• 2002-06-28 Sold (Public Records) $124,600 Public Records

Property tax history

+0.4%/yr

Latest (2025): $2,587 · -0.5% YoY. Source: county tax records.