242 Orchard Ave · Cuyahoga Falls, OH 44221

$269,900

3 bd · 1.0 ba · 1,248 sqft · SingleFamily public records · 23 Days on market

Built 1918 6,155 sqft lot Est $218k · 24% over

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Why this score? — see what drove the F 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 +5.4/30.0
• Schools +4.5/10.0
• Rent growth +4.2/5.0
• Livability +4.2/5.0
• Condition / age +2.5/5.0
• 1% rule +0.9/10.0
• DSCR +0.0/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great investment in Cuyahoga Falls. 2 houses on one parcel located in Cuyahoga Falls. The front property is a 2 bedroom, 1 bath slab home, with a new roof. The back property is a 3 bedroom, 1 bath home with a full basement. Each building has their separate utilities. The properties need some TLC, but a fantastic opportuity to had sweat equity and earn cash flow. The property is being sold as is.

Key facts

• New appliance suites
• Completely remodeled
• Soft-close cabinetry

Tags

• FENCED IN BACK YARD
• COMPLETELY REMODELED
• MAJOR UPDATES
• FULLY RENOVATED KITCHENS
• SOFT-CLOSE CABINETRY
• NEW APPLIANCE SUITES

Property features AI

Exterior

• Parking: Asphalt off-street parking
• Utilities: Public water; Public sewer
• Home design: 2-story home
• Construction: Vinyl siding; Asphalt/fiberglass roof
• Exterior features: Updated/remodeled condition

Interior

• Bedrooms: Total rooms: 12
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating
• Interior features: Unfinished basement
• Laundry & utility: In-unit laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $270k.

Deal economics

• At list price, monthly cash flow is $-592 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $165k (38.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $159k (41.2% below list).
• Recommended offer: $159k (41.2% below list) — sets the bar for 1% rule.
• Cap rate 3.7% vs local median 4.6% in Cuyahoga Falls — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 1,114 units permitted in Summit County in 2024 (397 in 5+ unit buildings).
• This rent runs 30% of the median local income ($63k/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.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($266k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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 $148k; list at $270k implies a 82% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1918 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $158,764 (41.2% 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. Built in 1918 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.59% ✗
• Cap rate: 3.66%
• Cash-on-cash: -9.40%
• DSCR: 0.58
• GRM: 14.2

CMA / ARV

• ARV (on-the-fly): $218,400
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
619 Tallmadge Rd	0.50mi	3/1.0	1,284 (+3%)	4mo	$224,900	$175	68
120 Grant Ave	0.29mi	3/1.0	1,125 (-10%)	6mo	$165,000	$147	65
416 Prospect Ave	0.43mi	3/2.0	1,320 (+6%)	3mo	$205,000	$155	64
1616 Union St	0.22mi	2/1.0 (-1)	1,100 (-12%)	2mo	$160,000	$145	64
300 May Ave	0.39mi	3/1.0	1,144 (-8%)	6mo	$200,000	$175	63
714 Grant Ave	0.55mi	3/1.0	1,144 (-8%)	2mo	$190,000	$166	59
923 Elizabeth Ct	0.68mi	2/2.0 (-1)	1,265 (+1%)	0mo	$259,900	$205	57
800 Viewpoint Ave	0.56mi	2/1.0 (-1)	1,182 (-5%)	5mo	$175,000	$148	56
1944 High St	0.61mi	3/1.5	1,130 (-10%)	6mo	$200,000	$177	48
1918 Tudor St	0.59mi	3/1.5	1,120 (-10%)	7mo	$181,000	$162	48
1757 Windsor St	0.75mi	4/1.5 (+1)	1,120 (-10%)	2mo	$230,000	$205	40
1840 6th St	0.68mi	2/1.0 (-1)	1,080 (-14%)	3mo	$193,000	$179	38

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: -28.9%
• Equity multiple: 0.01×
• Total profit: $-74,880
• Equity at exit: $40,243

10-year hold

• IRR: -17.7%
• Equity multiple: -0.12×
• Total profit: $-84,515
• Equity at exit: $23,336

Cash invested: $75,572 (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: 14.2×

Monthly cashflow live

• Estimated rent: $1,588 high
• Mortgage (P&I): −$1,415
• Tax from tax record: −$319 /mo · $3,823/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$333
• Net cashflow: $-592

Break-even live

Break-even rent $2,337

Max offer price $165,287

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: $67,475
• Closing costs: $8,097
• Reserves months: —
• Total cash needed: —

Rent comps 20 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	14d	1	0.15mi
1928 3rd St Unit 4 Cuyahoga Falls, OH	2.0	1.0	1150	$1,300	$1.13	44d	1	0.62mi
1382 9th St Cuyahoga Falls, OH	2.0	1.0	862	$1,050	$1.22	44d	1	0.66mi
1823 7th St Cuyahoga Falls, OH	3.0	1.5	1248	$2,850	$2.28	44d	1	0.68mi
1015 Howe Ave Cuyahoga Falls, OH	2.0	1.0	768	$1,100	$1.43	21d	1	0.73mi
1015 Howe Ave Apt 7 Cuyahoga Falls, OH	2.0	1.0	768	$1,200	$1.56	21d	1	0.73mi
1015 Howe Ave Apt 7 Cuyahoga Falls, OH	2.0	1.0	768	$1,100	$1.43	14d	1	0.73mi
1791 Windsor St Cuyahoga Falls, OH	3.0	1.0	1120	$1,929	$1.72	14d	1	0.75mi
1975 Tudor St Cuyahoga Falls, OH	3.0	1.0	1120	$1,475	$1.32	44d	1	0.78mi
1522 Campbell St Unit 2 Cuyahoga Falls, OH	2.0	1.0	900	$1,300	$1.44	21d	1	0.79mi
1276 Bailey Rd Cuyahoga Falls, OH	3.0	2.0	1188	$1,800	$1.52	44d	1	0.88mi
1059 Jean Ave Akron, OH	3.0	1.0	1012	$1,300	$1.28	44d	1	0.89mi
2220 High St Cuyahoga Falls, OH	1.0–2.0	1.0–2.0	870	$1,215	$1.40	14d	1	0.98mi
513 Center Ave Cuyahoga Falls, OH	2.0	1.0	587	$964	$1.64	23d	2	1.01mi
1832 15th St Cuyahoga Falls, OH	3.0	1.0	1000	$1,495	$1.50	23d	1	1.12mi
1305 Buckingham Gate Blvd Cuyahoga Falls, OH	1.0–2.0	1.0–2.0	894	$1,650	$1.84	14d	1	1.17mi
1088 Lexington Ave Akron, OH	3.0	1.0	1008	$1,600	$1.59	14d	1	1.18mi
1180 Murray Ave Akron, OH	3.0	2.0	1340	$1,175	$0.88	21d	1	1.18mi
539 E Cuyahoga Falls Ave Unit 1 Akron, OH	2.0	1.0	1000	$895	$0.90	23d	1	1.20mi
1207 Hunters Lake Dr W Cuyahoga Falls, OH	1.0–2.0	1.0–2.0	864	$1,472	$1.70	14d	19	1.38mi

Listing history 21 events

1. 2026-06-10
   days on market $269,900 Active 23 DOM
2. 2026-06-09
   days on market $269,900 Active 22 DOM
3. 2026-06-08
   days on market $269,900 Active 21 DOM
4. 2026-06-07
   days on market $269,900 Active 20 DOM
5. 2026-06-05
   days on market $269,900 Active 17 DOM
6. 2026-06-03
   days on market $269,900 Active 16 DOM
7. 2026-06-02
   days on market $269,900 Active 15 DOM
8. 2026-06-01
   days on market $269,900 Active 14 DOM
9. 2026-05-31
   days on market $269,900 Active 13 DOM
10. 2026-05-31
    days on market $269,900 Active 12 DOM
11. 2026-05-15
    listed $269,900 Active
12. 2026-05-11
    status Active
13. 2026-05-11
    historical
14. 2026-04-01
    historical Contingent
15. 2026-03-17
    price $269,900
16. 2026-02-23
    listed $279,900 Active
17. 2025-12-01
    soldstatus $148,000
18. 2025-11-26
    soldstatus $148,000 Closed 398-char remark

    Show marketing remark (398 chars)

    Great investment in Cuyahoga Falls. 2 houses on one parcel located in Cuyahoga Falls. The front property is a 2 bedroom, 1 bath slab home, with a new roof. The back property is a 3 bedroom, 1 bath home with a full basement. Each building has their separate utilities. The properties need some TLC, but a fantastic opportuity to had sweat equity and earn cash flow. The property is being sold as is.

19. 2025-11-13
    status Pending 398-char remark

    Show marketing remark (398 chars)

    Great investment in Cuyahoga Falls. 2 houses on one parcel located in Cuyahoga Falls. The front property is a 2 bedroom, 1 bath slab home, with a new roof. The back property is a 3 bedroom, 1 bath home with a full basement. Each building has their separate utilities. The properties need some TLC, but a fantastic opportuity to had sweat equity and earn cash flow. The property is being sold as is.

20. 2025-11-11
    listed $150,000 Active 398-char remark

    Show marketing remark (398 chars)

    Great investment in Cuyahoga Falls. 2 houses on one parcel located in Cuyahoga Falls. The front property is a 2 bedroom, 1 bath slab home, with a new roof. The back property is a 3 bedroom, 1 bath home with a full basement. Each building has their separate utilities. The properties need some TLC, but a fantastic opportuity to had sweat equity and earn cash flow. The property is being sold as is.

21. 2025-07-25
    soldstatus $90,000

ⓘ 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: $3,823 · $319/mo
• Projected year-2 tax: $4,017 · $335/mo
• Expected delta: +$194/yr (+$16/mo · 5.1%)

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

Taxation est. · year 1

• Rental income: $19,052
• − Mortgage interest: −$15,119
• − Property taxes: −$3,823
• − Insurance: −$1,350
• − Repairs & maintenance: −$1,524
• − Management: −$1,524
• − Depreciation: −$7,852
• Taxable loss: −$12,139
• Est. tax savings @ 24.0%: +$2,913
• After-tax cash flow: $-4,193/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: 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

+199.9% since first listed

11 events — show timeline

• 2026-05-15 Listed $269,900 MLSNOW
• 2026-05-11 Relisted — MLSNOW
• 2026-05-11 Listing Removed — MLSNOW
• 2026-04-01 Contingent — MLSNOW
• 2026-03-17 Price Changed $269,900 MLSNOW
• 2026-02-23 Listed $279,900 MLSNOW
• 2025-12-01 Sold (Public Records) $148,000 Public Records
• 2025-11-26 Sold (MLS) $148,000 MLSNOW
• 2025-11-13 Pending — MLSNOW
• 2025-11-11 Listed $150,000 MLSNOW
• 2025-07-25 Sold (Public Records) $90,000 Public Records

Property tax history

+3.8%/yr

Latest (2025): $3,823 · -1.8% YoY. Source: county tax records.