8633 Redtail Ct · Macedonia, OH 44056

$260,000

3 bd · 2.0 ba · 1,523 sqft · SingleFamily public records · 10 Days on market

Built 1997 3,162 sqft lot Est $263k · at est. $298/mo HOA · 8% of rent

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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 +8.1/15.0
• 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

Interior pictures coming soon. This stylish residence is nestled in one of the most desirably tranquil cul-de-sacs in the development. Located in the Nordonia school system, this Colonial style home is move-in ready. Comes complete with an open, living room/dining room combo, a welcoming kitchen/dinette area with new porcelain tile floors and modern lighting, two bathrooms and three bedrooms. With a bedroom, full bath and laundry room on the first floor, this home lends itself to single floor living. Step out onto your back deck and enjoy serene nature views. Maintaining the value of peaceful living while being conveniently close to shops, restaurants and transport. As a resident of this development you have access to a private pool to enjoy those long hot summer days! Call list agent for more details!

Key facts

• Quiet cul-de-sac
• Private community
• Pool

Tags

• QUIET CUL-DE-SAC
• PRIVATE COMMUNITY
• VIEW OF WOODS
• DECK FOR OUTDOOR DINING
• FLEX SUITE
• POOL

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $260k).
• Cap rate 11.0% 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: 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; 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).
• This rent runs 44% 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 $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 $73k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 23y 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 $144k; list at $260k implies a 81% gain — meaningful room to come down on a strong offer.

Recommended offer $260,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.51% ✓
• Cap rate: 10.99%
• Cash-on-cash: 16.77%
• DSCR: 1.75
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $263,479
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8633 Redtail Ct	0.00mi	3/2.0	1,523 (0%)	1mo	$268,000	$176	99
8712 Elmdale Trce	0.19mi	3/2.0	1,536 (+1%)	2mo	$256,000	$167	88
264 Finchfield Cir	0.13mi	2/2.0 (-1)	1,492 (-2%)	4mo	$249,900	$167	82
8602 Strawbridge Cir	0.15mi	3/2.0	1,586 (+4%)	6mo	$235,933	$149	81
262 Finchfield Cir	0.12mi	3/2.5	1,638 (+8%)	0mo	$155,000	$95	80
8542 Mandell Dr	0.27mi	3/2.0	1,476 (-3%)	6mo	$256,000	$173	77
8613 Larkspur Ln	0.25mi	3/2.5	1,602 (+5%)	2mo	$265,000	$165	76
8690 Foxwood Cir	0.24mi	3/2.0	1,729 (+14%)	1mo	$265,000	$153	66
300 Eagleton Ct	0.34mi	3/2.0	1,733 (+14%)	0mo	$396,000	$229	61
437 Janes Ln	0.67mi	3/2.0	1,389 (-9%)	4mo	$319,900	$230	51
300 Kelley Dr	0.50mi	2/3.0 (-1)	1,696 (+11%)	6mo	$489,900	$289	43
9673 Olde 8 Rd	0.58mi	2/1.5 (-1)	1,746 (+15%)	6mo	$349,000	$200	36

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: 8.0%
• Equity multiple: 1.31×
• Total profit: $22,905
• Equity at exit: $38,767

10-year hold

• IRR: 17.3%
• Equity multiple: 2.43×
• Total profit: $104,342
• Equity at exit: $22,480

Cash invested: $72,800 (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: 5.5×

Monthly cashflow live

• Estimated rent: $3,925 medium
• Mortgage (P&I): −$1,363
• Tax from tax record: −$313 /mo · $3,757/yr
• Insurance: −$108
• HOA: −$298
• Vacancy / Maint / Mgmt: −$824
• Net cashflow: $1,017

Break-even live

Break-even rent $2,637

Max offer price $260,000

Occupancy floor 69%

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: $65,000
• Closing costs: $7,800
• 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	1d	6	0.69mi
185 Heights Ave Unit 1496098P Northfield, OH	4.0	2.0	1603	$6,547	$4.08	1d	1	1.23mi

HOA detail

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

Listing history 15 events

1. 2026-04-25
   status Pending
2. 2026-04-16
   listed $260,000 Active
3. 2017-11-27
   status Pending 814-char remark

   Show marketing remark (814 chars)

   Interior pictures coming soon. This stylish residence is nestled in one of the most desirably tranquil cul-de-sacs in the development. Located in the Nordonia school system, this Colonial style home is move-in ready. Comes complete with an open, living room/dining room combo, a welcoming kitchen/dinette area with new porcelain tile floors and modern lighting, two bathrooms and three bedrooms. With a bedroom, full bath and laundry room on the first floor, this home lends itself to single floor living. Step out onto your back deck and enjoy serene nature views. Maintaining the value of peaceful living while being conveniently close to shops, restaurants and transport. As a resident of this development you have access to a private pool to enjoy those long hot summer days! Call list agent for more details!

4. 2017-11-01
   soldstatus $144,000 Sold 814-char remark

   Show marketing remark (814 chars)

   Interior pictures coming soon. This stylish residence is nestled in one of the most desirably tranquil cul-de-sacs in the development. Located in the Nordonia school system, this Colonial style home is move-in ready. Comes complete with an open, living room/dining room combo, a welcoming kitchen/dinette area with new porcelain tile floors and modern lighting, two bathrooms and three bedrooms. With a bedroom, full bath and laundry room on the first floor, this home lends itself to single floor living. Step out onto your back deck and enjoy serene nature views. Maintaining the value of peaceful living while being conveniently close to shops, restaurants and transport. As a resident of this development you have access to a private pool to enjoy those long hot summer days! Call list agent for more details!

5. 2017-10-02
   historical Contingent 814-char remark

   Show marketing remark (814 chars)

   Interior pictures coming soon. This stylish residence is nestled in one of the most desirably tranquil cul-de-sacs in the development. Located in the Nordonia school system, this Colonial style home is move-in ready. Comes complete with an open, living room/dining room combo, a welcoming kitchen/dinette area with new porcelain tile floors and modern lighting, two bathrooms and three bedrooms. With a bedroom, full bath and laundry room on the first floor, this home lends itself to single floor living. Step out onto your back deck and enjoy serene nature views. Maintaining the value of peaceful living while being conveniently close to shops, restaurants and transport. As a resident of this development you have access to a private pool to enjoy those long hot summer days! Call list agent for more details!

6. 2017-09-21
   listed $149,000 Active 814-char remark

   Show marketing remark (814 chars)

   Interior pictures coming soon. This stylish residence is nestled in one of the most desirably tranquil cul-de-sacs in the development. Located in the Nordonia school system, this Colonial style home is move-in ready. Comes complete with an open, living room/dining room combo, a welcoming kitchen/dinette area with new porcelain tile floors and modern lighting, two bathrooms and three bedrooms. With a bedroom, full bath and laundry room on the first floor, this home lends itself to single floor living. Step out onto your back deck and enjoy serene nature views. Maintaining the value of peaceful living while being conveniently close to shops, restaurants and transport. As a resident of this development you have access to a private pool to enjoy those long hot summer days! Call list agent for more details!

7. 2009-02-11
   historical
8. 2009-02-11
   soldstatus $155,000
9. 2009-02-11
   soldstatus $155,000
10. 2008-08-11
    listed $159,000
11. 2008-08-11
    listed $159,000
12. 2003-08-22
    soldstatus $155,000
13. 2003-08-19
    soldstatus $155,000
14. 2003-05-28
    listed $156,900
15. 1998-07-06
    soldstatus $138,990

ⓘ 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: $3,757 · $313/mo
• Projected year-2 tax: $3,907 · $326/mo
• Expected delta: +$149/yr (+$12/mo · 4.0%)

ⓘ 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: $47,094
• − Mortgage interest: −$14,564
• − Property taxes: −$3,757
• − Insurance: −$1,300
• − Repairs & maintenance: −$3,768
• − Management: −$3,768
• − HOA: −$3,576
• − Depreciation: −$7,564
• Taxable income: $8,798
• Est. tax owed @ 24.0%: −$2,112
• After-tax cash flow: $10,098/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

+87.1% since first listed

15 events — show timeline

• 2026-04-25 Pending — MLSNOW
• 2026-04-16 Listed $260,000 MLSNOW
• 2017-11-27 Pending — MLSNOW
• 2017-11-01 Sold (MLS) $144,000 MLSNOW
• 2017-10-02 Contingent — MLSNOW
• 2017-09-21 Listed $149,000 MLSNOW
• 2009-02-11 Sold (Public Records) $155,000 Public Records
• 2009-02-11 Sold (MLS) $155,000 MLSNOW
• 2009-02-11 Listing Removed — MLSNOW
• 2008-08-11 Listed $159,000 MLSNOW
• 2008-08-11 Listed $159,000 MLSNOW
• 2003-08-22 Sold (MLS) $155,000 MLSNOW
• 2003-08-19 Sold (Public Records) $155,000 Public Records
• 2003-05-28 Listed $156,900 MLSNOW
• 1998-07-06 Sold (Public Records) $138,990 Public Records

Property tax history

+2.3%/yr

Latest (2025): $3,757 · +10.0% YoY. Source: county tax records.