1150 Saxe Ave · Cuyahoga Falls, OH 44221

$240,000

4 bd · 2.0 ba · 1,824 sqft · MultiFamily · 53 Days on market

Built 1953 Average condition 9,025 sqft lot $132/sqft · at area comps Est $242k · at est.

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Why this score? — see what drove the C+ 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 +24.7/30.0
• DSCR +8.0/10.0
• ARV discount +7.9/15.0
• 1% rule +6.4/10.0
• Schools +4.5/10.0
• Rent growth +4.2/5.0
• Livability +4.2/5.0
• Condition / age +2.8/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

Fully occupied all brick 2 unit with with wonderful long term tenants. Each unit has an eat in kitchen, laundry and large living room on the first floor and upstairs are 2 very nicely sized bedrooms and a full bath. Tenants pay all their own utilities. Roof just few years old, some new windows, one new water tank and both units have new furnaces and A/C's. Each tenant in a lease until 4/30/27. rents are $850 and $675.

Key facts

• 9,025 sq ft lot
• Built 1953
• Listed 53 days

Property features AI

Finance

• Financial info: Both units are leased; Unit rents reported as $675 and $850; Tenants pay electricity, gas, sewer and water

Exterior

• Parking: Asphalt parking
• Utilities: Public water; Public sewer
• Home design: 2-story building; Single building on the lot
• Construction: Brick exterior; Asphalt and fiberglass roofing; Year built reported from public records
• Exterior features: Brick construction; Asphalt and fiberglass roof

Interior

• Bedrooms: Two bedrooms in each unit
• Bathrooms: One full bathroom in each unit
• Heating & cooling: Gas heating; Central air conditioning
• Interior features: Total of 8 rooms; Two 2-bedroom units (each with 1 bathroom)

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $240k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $501 ($6k/yr) — positive. Per door: $251/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $240k).
• Recommended offer: $233k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.8% vs local median 4.6% in Cuyahoga Falls — 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 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.
• Cuyahoga Falls City (suburban): math 47% / reading 58% proficiency, ranked #408 of 656 in OH (top 62%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising fast (+7.0%/yr); 90 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 1,114 units permitted in Summit County in 2024 (397 in 5+ unit buildings).
• At $2,734/mo this rent would consume 52% of the median local household income ($63k/yr) (locally 1080% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 + 7.0% rent growth), your $67k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($233k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $232,800 (3.0% below list)

Questions for the listing agent

1. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.14% ✓
• Cap rate: 8.80%
• Cash-on-cash: 8.95%
• DSCR: 1.40
• GRM: 7.3

CMA / ARV

• ARV (median comp): $242,240
• List price: $240,000
• Delta: -0.92%
• Verdict: FAIR
• Comps: 16 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1917-1921 Lancaster St	0.14mi	4/2.0	1,824 (0%)	4mo	$240,000	$132	91
1120-1124 Broadway St E	0.15mi	4/2.0	1,824 (0%)	4mo	$240,000	$132	90
819 Munroe Falls Ave	0.71mi	4/2.0	1,812 (-1%)	18mo	$140,001	$77	51
606 - 608 Viewpoint Ave	0.66mi	4/3.0	1,792 (-2%)	20mo	$278,000	$155	45
2084 Stone St	0.67mi	3/3.0 (-1)	1,560 (-14%)	20mo	$192,000	$123	19

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 · 6.95% rent growth · sell at horizon

5-year hold

• IRR: 1.6%
• Equity multiple: 1.07×
• Total profit: $4,374
• Equity at exit: $35,785

10-year hold

• IRR: 14.8%
• Equity multiple: 2.42×
• Total profit: $95,380
• Equity at exit: $20,751

Cash invested: $67,200 (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 44221

• Rents YoY: 7.0%
• Active inventory: 90
• Price-to-rent: 14.6×

Monthly cashflow live

• Estimated rent: $2,734 high
• Mortgage (P&I): −$1,259
• Tax est. 1.5%: −$300 /mo · $3,600/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$574
• Net cashflow: $501

Break-even live

Break-even rent $2,099

Max offer price $240,000

Occupancy floor 77%

Sensitivity live

Price	-10% $667	-5% $584	+0% $501	+5% $418	+10% $335
Rent	-10% $285	-5% $393	+0% $501	+5% $609	+10% $717
Rate	-1.0pp $622	-0.5pp $562	base $501	+0.5pp $439	+1.0pp $376

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,734
Total (2 units)			$2,734

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: $60,000
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
467 Lynn Dr Cuyahoga Falls, OH	3.0	1.0	1414	$1,600	$1.13	15d	1	0.79mi
1823 7th St Cuyahoga Falls, OH	3.0	1.5	1248	$2,850	$2.28	44d	1	1.33mi

Listing history 17 events

1. 2026-06-18
   days on market $240,000 Active 53 DOM
2. 2026-06-17
   days on market $240,000 Active 52 DOM
3. 2026-06-16
   days on market $240,000 Active 51 DOM
4. 2026-06-15
   days on market $240,000 Active 50 DOM
5. 2026-06-14
   days on market $240,000 Active 48 DOM
6. 2026-06-13
   days on market $240,000 Active 47 DOM
7. 2026-06-10
   days on market $240,000 Active 45 DOM
8. 2026-06-09
   days on market $240,000 Active 44 DOM
9. 2026-06-08
   days on market $240,000 Active 43 DOM
10. 2026-06-07
    days on market $240,000 Active 42 DOM
11. 2026-06-05
    days on market $240,000 Active 39 DOM
12. 2026-06-03
    days on market $240,000 Active 38 DOM
13. 2026-06-02
    days on market $240,000 Active 37 DOM
14. 2026-06-01
    days on market $240,000 Active 36 DOM
15. 2026-05-31
    days on market $240,000 Active 35 DOM
16. 2026-05-31
    days on market $240,000 Active 34 DOM
17. 2026-04-24
    listed $240,000 Active 421-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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

Taxation est. · year 1

• Rental income: $32,808
• − Mortgage interest: −$13,444
• − Property taxes: −$3,600
• − Insurance: −$1,200
• − Repairs & maintenance: −$2,625
• − Management: −$2,625
• − Depreciation: −$6,982
• Taxable income: $2,333
• Est. tax owed @ 24.0%: −$560
• After-tax cash flow: $5,455/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.

Condition & rehab AI · 12 photos

Average 55/100 Moderate rehab

This two-unit property requires moderate renovations to update the kitchen and bathrooms, paint interior walls, and replace carpet. These updates would significantly increase its resale and rental value.

Repairs flagged

• Moderate kitchen cabinets — dated and in need of replacement
• Moderate kitchen countertops — dated and in need of replacement
• Moderate kitchen appliances — dated and in need of replacement
• Moderate bathroom fixtures — basic and in need of updating

Value-add opportunities

• Both update kitchen and bathrooms — modernizing the kitchen and bathrooms would significantly increase both resale and rental value
• Both paint interior walls — fresh paint can make a big impact on the home's curb appeal and interior aesthetics
• Both replace carpet — new flooring can improve the home's overall appearance and increase its value
• Both update lighting — upgrading lighting fixtures can improve the home's ambiance and increase its value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and in need of replacement	Moderate	$3,000–15,000
kitchen countertops · dated and in need of replacement	Moderate	$3,000–15,000
kitchen appliances · dated and in need of replacement	Moderate	$3,000–15,000
bathroom fixtures · basic and in need of updating	Moderate	$3,000–15,000
Total estimated repair cost · 4 items		$12,000–60,000

Value-add ROI direction

• Both update kitchen and bathrooms — modernizing the kitchen and bathrooms would significantly increase both resale and rental value ↑
• Both paint interior walls — fresh paint can make a big impact on the home's curb appeal and interior aesthetics ↑
• Both replace carpet — new flooring can improve the home's overall appearance and increase its value ↑
• Both update lighting — upgrading lighting fixtures can improve the home's ambiance and increase its value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Cuyahoga Falls City
• NCES district ID: 3904383
• Math proficiency: 47% ▼ -18.00%
• Reading proficiency: 58% ▼ -7.00%
• Median HH income: $49,587
• Composite: 44.78/100
• National rank: #2746
• State rank: #408 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 County · 440,783 people
• City population: 47,005
• Metro: Akron, OH
• Population (ZIP): 28,546
• Household income: $63,342
• Rent vs Own: 38.5% rent · 61.5% own
• Severe rent burden: 1080.0

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 (81%)
• Race & ethnicity: White 81% Asian 7% Black 5% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Romanian 4% Lithuanian 2% Scotch-Irish 2%
• Foreign-born: 7% · India, China, Canada
• Languages at home: 90% English-only · Other Indo-European 6% Other Asian/Pacific 1% German/W. Germanic 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: ▼ -222.74%
• Current HPI: 213.5428
• Rent YoY: ▲ 6.95%
• 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

1 event — show timeline

• 2026-04-24 Listed $240,000 MLSNOW