4591 Lakeside Oval · Cuyahoga Falls, OH 44264

$489,900

4 bd · 2.5 ba · 2,896 sqft · SingleFamily public records · 3 Days on market

Built 2018 6,882 sqft lot Est $568k · 14% under $35/mo HOA · 1% 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).

• ARV discount +13.7/15.0
• Schools +7.9/10.0
• Cash flow +6.4/30.0
• Appreciation +6.2/10.0
• Livability +4.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.0/10.0
• DSCR +0.7/10.0

Listing remarks

Why build, when you can move right into Hudson City School District! This young Colonial is full of appeal starting with the full brick facade and charming landscape. An inviting covered front porch welcomes as the bright and fresh interior draws you in! Gorgeous LVP flooring, crisp neutral paints, and plenty of natural light characterize the main layout. The formal living room flows freely into the dining room for comfortable gathering be it holidays, book club, birthday parties. .. anything! The family room is warmed by the cozy gas fireplace that can also be enjoyed from the open kitchen. So much storage is provided by way of rich wood cabinetry that’s complimented beautifully by o

Key facts

• Covered front porch
• Cozy gas fireplace
• Rich wood cabinetry

Tags

• FULL BRICK FACADE
• COVERED FRONT PORCH
• COZY GAS FIREPLACE
• RICH WOOD CABINETRY
• OPULENT GRANITE COUNTERTOPS
• VERSATILE CENTER ISLAND

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $490k.

Deal economics

• At list price, monthly cash flow is $-852 ($-10k/yr) — negative.
• To cash-flow at today's rent, offer at most $339k (30.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $295k (39.7% below list).
• Recommended offer: $295k (39.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 83/100 on livability (#60 in OH, #870 nationally) — a professional / high-income tenant draw. Strengths: cost of living A+, housing A+, health & safety A+; Watch: commute F.
• Hudson City (suburban): math 84% / reading 88% proficiency, ranked #4 of 656 in OH (top 1%) — strong family-tenant draw, lease renewals of 3-5y typical; only 4% free/reduced lunch — higher-income household profile.
• Market conditions: 25 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).

Forward outlook

• In year one you build about $15k of equity ($3k loan paydown + $12k appreciation (2.4% local appreciation)).
• Summit County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• By year 3, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $295,473 (39.7% 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. 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: 0.60% ✗
• Cap rate: 4.21%
• Cash-on-cash: -7.46%
• DSCR: 0.67
• GRM: 13.8

CMA / ARV

• ARV (on-the-fly): $567,616
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4615 Lakeside Oval	0.06mi	4/2.5	2,896 (0%)	5mo	$490,000	$169	93
4610 Pebble Creek Ct	0.14mi	4/3.5	2,804 (-3%)	9mo	$492,000	$175	77
4627 Pebble Creek Ct	0.14mi	4/3.5	2,628 (-9%)	1mo	$530,000	$202	74
220 Salt Creek Run	0.15mi	3/3.5 (-1)	2,676 (-8%)	1mo	$472,500	$177	70
5005 Little Brook Dr	0.62mi	4/2.5	2,788 (-4%)	4mo	$475,000	$170	61
4752 Quick Rd	0.60mi	4/3.0	2,754 (-5%)	1mo	$495,000	$180	61
4844 State Rd	0.48mi	4/2.5	3,330 (+15%)	1mo	$689,900	$207	52
330 Hidden Lake Ln	0.56mi	4/4.5	3,046 (+5%)	13mo	$610,000	$200	46
4839 Lake View Dr	0.52mi	3/2.5 (-1)	2,523 (-13%)	8mo	$580,000	$230	42
4824 Lake View Dr	0.53mi	4/3.5	3,288 (+14%)	12mo	$644,000	$196	39
4906 Lake View Dr	0.54mi	3/3.0 (-1)	2,540 (-12%)	14mo	$369,900	$146	36
211 Woodridge Cir	0.74mi	4/3.5	2,594 (-10%)	10mo	$545,000	$210	36

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

2.37% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -1.5%
• Equity multiple: 0.92×
• Total profit: $-11,412
• Equity at exit: $203,187

10-year hold

• IRR: 2.8%
• Equity multiple: 1.41×
• Total profit: $55,925
• Equity at exit: $300,444

Cash invested: $137,172 (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 44264

• Home prices YoY: 1.1%
• Active inventory: 25
• Price-to-rent: 13.8×

Monthly cashflow live

• Estimated rent: $2,955 medium
• Mortgage (P&I): −$2,569
• Tax from tax record: −$378 /mo · $4,540/yr
• Insurance: −$204
• HOA: −$35
• Vacancy / Maint / Mgmt: −$620
• Net cashflow: $-852

Break-even live

Break-even rent $4,034

Max offer price $339,341

Occupancy floor —

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: $122,475
• Closing costs: $14,697
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5055 Lake Forest Dr Peninsula, OH	3.0	2.5	2652	$3,200	$1.21	14d	1	0.70mi
4011 N Steels Cir Stow, OH	3.0	3.0	2237	$2,450	$1.10	14d	1	1.21mi

HOA detail

• Monthly dues: $35 · $420/yr
• Likely covers: gas

Listing history 4 events

1. 2026-06-14
   statusdays on market $489,900 Pending 3 DOM
2. 2026-06-10
   days on market $489,900 Active 2 DOM
3. 2026-06-09
   remarks 693-char remark
4. 2026-06-09
   listed $489,900 Active 1 DOM

ⓘ 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: $4,540 · $378/mo
• Projected year-2 tax: $6,091 · $508/mo
• Expected delta: +$1,551/yr (+$129/mo · 34.2%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥97°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $35,457
• − Mortgage interest: −$27,442
• − Property taxes: −$4,540
• − Insurance: −$2,450
• − Repairs & maintenance: −$2,837
• − Management: −$2,837
• − HOA: −$420
• − Depreciation: −$14,252
• Taxable loss: −$19,319
• Est. tax savings @ 24.0%: +$4,637
• After-tax cash flow: $-5,591/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: Hudson City
• NCES district ID: 3905002
• Math proficiency: 84% ▼ -7.00%
• Reading proficiency: 88% ▼ -1.00%
• Median HH income: $114,390
• Composite: 78.78/100
• National rank: #68
• State rank: #4 of 656 in OH

Livability — Cuyahoga Falls

• Score: 83/100
• State rank: #60
• US rank: #870

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cuyahoga Falls, OH
• County: Summit · 539,389 people
• City population: 47,005
• Metro: Akron, OH
• Population (ZIP): 3,599
• Household income: $118,277
• Rent vs Own: 7.9% rent · 92.1% own
• Severe rent burden: 4.3

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 (82%)
• Race & ethnicity: White 82% Asian 15% Two or more races 3%
• Common ancestry: Romanian 6% Subsaharan African 1% Italian 1%
• Foreign-born: 9% · China, Vietnam, Canada
• Languages at home: 87% English-only · Chinese 8% Other Asian/Pacific 1% Spanish 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: ▲ 2.37%
• Current HPI: 210.2233
• 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

1 event — show timeline

• 2026-06-08 Listed $489,900 MLSNOW

Property tax history

+61.2%/yr

Latest (2025): $4,540 · -1.6% YoY. Source: county tax records.