2353 W Hale Dr · Hudson, OH 44236

$309,900

3 bd · 1.5 ba · 1,200 sqft · SingleFamily public records · 34 Days on market

Built 1960 0.81 ac lot

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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 +11.5/30.0
• Schools +7.9/10.0
• ARV discount +7.5/15.0
• Livability +4.4/5.0
• DSCR +3.4/10.0
• 1% rule +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to your dream RANCH home, a haven of modern comfort and style, ideally situated on almost an acre of land in the highly rated Hudson School district. This stunning residence boasts three bedrooms with new carpet and two fully updated bathrooms, featuring all brand-new fixtures that shine with contemporary elegance. These updates include the vanities, showers, tile, toilets and flooring! As you step inside, be embraced by the warmth of fresh paint and brand-new flooring that extends throughout the house, setting the stage for your family's cherished memories. The heart of the home, a fully updated kitchen, is equipped with a suite of new appliances, including a dishwasher, microwave,

Key facts

• New gutters
• Updated bathrooms
• New appliances

Tags

• UPDATED BATHROOMS
• NEW APPLIANCES
• NEW QUARTZ COUNTERTOPS
• NEW SOFT CLOSE CABINETS
• NEW ROOF
• NEW GUTTERS

Property features AI

Finance

• Financial info: Annual property tax listed (financial details provided separately)

Exterior

• Parking: Attached 2-car garage; Paved parking
• Utilities: Well water; Septic tank
• Home design: Single-story home; Vinyl siding
• Construction: Built (year from public records); Asphalt/fiberglass roof; Slab foundation
• Exterior features: Lot approximately 0.81 acres

Interior

• Kitchen: Dishwasher; Microwave; Range
• Bedrooms: 3 main-level bedrooms
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Forced air heating (gas and oil); Central air; Ceiling fans
• Interior features: 6 total rooms
• Laundry & utility: Washer/dryer not specified

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $310k.

Deal economics

• At list price, monthly cash flow is $-102 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $292k (5.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $251k (19.1% below list).
• Recommended offer: $251k (19.1% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 2.6% in Hudson — 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 88/100 on livability (#20 in OH, #196 nationally) — a professional / high-income tenant draw. Strengths: crime A+, amenities A+, employment A+; Watch: commute F, cost of living 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.
• Zoned schools: Ellsworth Hill Elementary School (663 students, 4% FRL); Hudson Middle School (math 83% / reading 88%, grade A+, #15 of 654 statewide, top 2%, 1,038 students, 4% FRL); Hudson High School (math 71% / reading 89%, grade A, #31 of 781 statewide, top 4%, 1,507 students, 5% FRL) — zoned schools at 4% FRL track the district average.
• Market conditions: 95 active listings in the ZIP; high-income renter base; 1,114 units permitted in Summit County in 2024 (397 in 5+ unit buildings).
• This rent is only 18% of the median local income ($169k/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 $2k of loan paydown is wiped out by about $9k 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 34 days — a 3% lower offer ($301k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 19y ago; this cycle's ask has dropped $20k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $180k; list at $310k implies a 72% gain — meaningful room to come down on a strong offer.

Recommended offer $250,773 (19.1% 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. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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 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: 0.81% ✗
• Cap rate: 5.90%
• Cash-on-cash: -1.40%
• DSCR: 0.94
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $181,200
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
152 Harper Rd	0.55mi	2/1.0 (-1)	1,291 (+8%)	10mo	$195,000	$151	46

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: -18.6%
• Equity multiple: 0.35×
• Total profit: $-56,686
• Equity at exit: $46,207

10-year hold

• IRR: -11.0%
• Equity multiple: 0.34×
• Total profit: $-57,686
• Equity at exit: $26,794

Cash invested: $86,772 (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 44236

• Active inventory: 95
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $2,508 medium
• Mortgage (P&I): −$1,625
• Tax from tax record: −$328 /mo · $3,941/yr
• Insurance: −$129
• HOA: −$0
• Vacancy / Maint / Mgmt: −$527
• Net cashflow: $-102

Break-even live

Break-even rent $2,636

Max offer price $291,954

Occupancy floor 99%

Sensitivity live

Price	-10% $74	-5% $-14	+0% $-102	+5% $-189	+10% $-277
Rent	-10% $-300	-5% $-201	+0% $-102	+5% $-3	+10% $97
Rate	-1.0pp $54	-0.5pp $-23	base $-102	+0.5pp $-182	+1.0pp $-264

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: $77,475
• Closing costs: $9,297
• Reserves months: —
• Total cash needed: —

Listing history 39 events

1. 2026-06-22
   pricedays on market $309,900 Active 34 DOM
2. 2026-06-18
   days on market $314,900 Active 31 DOM
3. 2026-06-17
   days on market $314,900 Active 30 DOM
4. 2026-06-16
   days on market $314,900 Active 29 DOM
5. 2026-06-15
   days on market $314,900 Active 28 DOM
6. 2026-06-14
   pricedays on market $314,900 Active 26 DOM
7. 2026-06-10
   days on market $319,900 Active 23 DOM
8. 2026-06-09
   days on market $319,900 Active 22 DOM
9. 2026-06-08
   days on market $319,900 Active 21 DOM
10. 2026-06-07
    pricedays on market $319,900 Active 20 DOM
11. 2026-06-03
    days on market $324,900 Active 16 DOM
12. 2026-06-02
    days on market $324,900 Active 15 DOM
13. 2026-06-01
    days on market $324,900 Active 14 DOM
14. 2026-05-31
    days on market $324,900 Active 13 DOM
15. 2026-05-31
    pricedays on market $324,900 Active 12 DOM
16. 2026-05-18
    listed $329,900 Active
17. 2026-05-12
    historical
18. 2026-03-26
    price $324,900
19. 2026-02-24
    listed $329,900 Active
20. 2025-09-03
    soldstatus $180,000
21. 2025-04-21
    status Active
22. 2025-04-21
    historical
23. 2025-01-16
    historical
24. 2025-01-15
    listed $219,900 Active
25. 2024-11-01
    price $224,900
26. 2024-08-15
    status Active
27. 2024-07-15
    historical Contingent
28. 2024-07-02
    listed $229,900 Active
29. 2024-05-26
    historical
30. 2024-04-17
    status Active
31. 2024-04-17
    price $229,850
32. 2024-03-24
    status Active
33. 2024-03-13
    status Pending
34. 2024-03-08
    listed $199,850 Active
35. 2008-08-30
    historical
36. 2008-08-30
    historical
37. 2007-06-27
    listed $115,000
38. 2007-06-27
    listed $115,000
39. 1988-02-19
    soldstatus $17,450

ⓘ 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: $3,941 · $328/mo
• Projected year-2 tax: $4,388 · $366/mo
• Expected delta: +$447/yr (+$37/mo · 11.3%)

ⓘ 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 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,093
• − Mortgage interest: −$17,359
• − Property taxes: −$3,941
• − Insurance: −$1,550
• − Repairs & maintenance: −$2,407
• − Management: −$2,407
• − Depreciation: −$9,015
• Taxable loss: −$6,587
• Est. tax savings @ 24.0%: +$1,581
• 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: 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 — Hudson

• Score: 88/100
• State rank: #20
• US rank: #196

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hudson, OH
• County: Summit County · 440,783 people
• City population: 25,941
• Metro: Akron, OH
• Population (ZIP): 25,941
• Household income: $168,595
• Rent vs Own: 10.5% rent · 89.5% own
• Severe rent burden: 276.0

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 (88%)
• Race & ethnicity: White 88% Two or more races 4% Black 4% Asian 3% Hispanic / Latino 2%
• Common ancestry: Romanian 7% Slovak 3% Lithuanian 3%
• Foreign-born: 6% · Canada, China, South Korea
• Languages at home: 93% English-only · Other Indo-European 1% Chinese 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: ▼ -238.26%
• Current HPI: 218.638
• 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

+1790.5% since first listed

24 events — show timeline

• 2026-05-18 Listed $329,900 MLSNOW
• 2026-05-12 Listing Removed — MLSNOW
• 2026-03-26 Price Changed $324,900 MLSNOW
• 2026-02-24 Listed $329,900 MLSNOW
• 2025-09-03 Sold (Public Records) $180,000 Public Records
• 2025-04-21 Relisted — MLSNOW
• 2025-04-21 Listing Removed — MLSNOW
• 2025-01-16 Listing Removed — MLSNOW
• 2025-01-15 Listed $219,900 MLSNOW
• 2024-11-01 Price Changed $224,900 MLSNOW
• 2024-08-15 Relisted — MLSNOW
• 2024-07-15 Contingent — MLSNOW
• 2024-07-02 Listed $229,900 MLSNOW
• 2024-05-26 Listing Removed — MLSNOW
• 2024-04-17 Relisted — MLSNOW
• 2024-04-17 Price Changed $229,850 MLSNOW
• 2024-03-24 Relisted — MLSNOW
• 2024-03-13 Pending — MLSNOW
• 2024-03-08 Listed $199,850 MLSNOW
• 2008-08-30 Listing Removed — MLSNOW
• 2008-08-30 Listing Removed — MLSNOW
• 2007-06-27 Listed $115,000 MLSNOW
• 2007-06-27 Listed $115,000 MLSNOW
• 1988-02-19 Sold (Public Records) $17,450 Public Records

Property tax history

+2.1%/yr

Latest (2025): $3,941 · -10.5% YoY. Source: county tax records.