1931 Byrd Ave · Cuyahoga Falls, OH 44223

$242,500

4 bd · 1.5 ba · 1,630 sqft · SingleFamily public records · 41 Days on market

Built 1954 5,950 sqft lot Est $261k · 7% under

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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 +19.0/30.0
• ARV discount +10.7/15.0
• DSCR +6.0/10.0
• 1% rule +5.2/10.0
• Schools +4.5/10.0
• Livability +4.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This Cuyahoga Falls colonial home features four beds and one and half baths and is looking for its new owner. Located just a few minutes from Portage Crossings buyers will enjoy the convenience of being so close to shopping, dining, fitness and entertainment options. This home has a new roof (2018) as well as new siding (2018) giving a fresh new look for perspective home buyers. Don't miss your opportunity to tour this home before it sells!

Key facts

• New siding
• New driveway
• New electric panel

Tags

• NEW ROOF
• NEW SIDING
• NEW KITCHEN COUNTERTOPS
• NEW ELECTRIC PANEL
• NEW DRIVEWAY
• NEW AC

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $242k.

Deal economics

• At list price, monthly cash flow is $253 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $242k).
• Recommended offer: $235k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.5% vs local median 4.5% 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: 63 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 1,114 units permitted in Summit County in 2024 (397 in 5+ unit buildings).
• This rent runs 33% of the median local income ($90k/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 $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.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($235k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 8y 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 $142k; list at $242k implies a 71% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $235,225 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1954 — 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. 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.
6. 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.
7. 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: 1.02% ✓
• Cap rate: 7.54%
• Cash-on-cash: 4.47%
• DSCR: 1.20
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $260,800
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1931 Byrd Ave	0.00mi	4/1.5	1,630 (0%)	1mo	$243,000	$149	99
2033 Maitland	0.13mi	3/2.0 (-1)	1,634 (+0%)	6mo	$301,000	$184	81
2330 16th St	0.48mi	3/1.5 (-1)	1,630 (0%)	2mo	$220,000	$135	71
2867 Norma St	0.40mi	3/2.0 (-1)	1,684 (+3%)	2mo	$269,900	$160	66
2770 Revere Dr	0.22mi	3/1.5 (-1)	1,806 (+11%)	2mo	$230,000	$127	65
2528 N Haven Blvd	0.17mi	3/2.0 (-1)	1,440 (-12%)	2mo	$265,000	$184	64
2655 Archwood Pl	0.56mi	3/1.5 (-1)	1,536 (-6%)	5mo	$268,000	$174	55
2432 24th St	0.44mi	4/1.0	1,411 (-13%)	5mo	$215,000	$152	51
2059 15th St	0.72mi	3/1.5 (-1)	1,786 (+10%)	0mo	$250,000	$140	45
2405 21st St	0.40mi	3/2.0 (-1)	1,392 (-15%)	6mo	$209,000	$150	45
3050 State Rd	0.68mi	3/2.0 (-1)	1,809 (+11%)	0mo	$350,000	$193	43
1090 Taft Ave	0.67mi	4/1.5	1,388 (-15%)	3mo	$250,500	$180	42

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: -9.3%
• Equity multiple: 0.66×
• Total profit: $-23,148
• Equity at exit: $36,158

10-year hold

• IRR: 0.2%
• Equity multiple: 1.01×
• Total profit: $775
• Equity at exit: $20,967

Cash invested: $67,900 (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 44223

• Active inventory: 63
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $2,468 medium
• Mortgage (P&I): −$1,272
• Tax from tax record: −$324 /mo · $3,891/yr
• Insurance: −$101
• HOA: −$0
• Vacancy / Maint / Mgmt: −$518
• Net cashflow: $253

Break-even live

Break-even rent $2,148

Max offer price $242,500

Occupancy floor 85%

Sensitivity live

Price	-10% $390	-5% $321	+0% $253	+5% $184	+10% $115
Rent	-10% $58	-5% $155	+0% $253	+5% $350	+10% $448
Rate	-1.0pp $375	-0.5pp $314	base $253	+0.5pp $190	+1.0pp $126

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: $60,625
• Closing costs: $7,275
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2352 26th St Cuyahoga Falls, OH	3.0	2.0	1510	$1,985	$1.31	44d	1	0.54mi
1823 7th St Cuyahoga Falls, OH	3.0	1.5	1248	$2,850	$2.28	44d	1	1.19mi
2899 Northland St Cuyahoga Falls, OH	4.0	1.0	1424	$1,995	$1.40	15d	1	1.31mi
113 Madison Ave Unit 1496128P Cuyahoga Falls, OH	3.0	1.5	1065	$4,259	$4.00	15d	1	1.37mi

Listing history 14 events

1. 2026-04-28
   status Pending
2. 2026-04-23
   status Active
3. 2026-04-15
   status Pending
4. 2026-03-10
   listed $242,500 Active
5. 2026-02-20
   historical
6. 2026-02-07
   price $249,900
7. 2025-12-27
   price $255,000
8. 2025-12-04
   price $259,900
9. 2025-11-14
   listed $265,000 Active
10. 2018-09-27
    status Pending 444-char remark

    Show marketing remark (444 chars)

    This Cuyahoga Falls colonial home features four beds and one and half baths and is looking for its new owner. Located just a few minutes from Portage Crossings buyers will enjoy the convenience of being so close to shopping, dining, fitness and entertainment options. This home has a new roof (2018) as well as new siding (2018) giving a fresh new look for perspective home buyers. Don't miss your opportunity to tour this home before it sells!

11. 2018-09-27
    soldstatus $142,000 Sold 444-char remark

    Show marketing remark (444 chars)

    This Cuyahoga Falls colonial home features four beds and one and half baths and is looking for its new owner. Located just a few minutes from Portage Crossings buyers will enjoy the convenience of being so close to shopping, dining, fitness and entertainment options. This home has a new roof (2018) as well as new siding (2018) giving a fresh new look for perspective home buyers. Don't miss your opportunity to tour this home before it sells!

12. 2018-09-25
    soldstatus $142,000
13. 2018-08-16
    historical Contingent 444-char remark

    Show marketing remark (444 chars)

    This Cuyahoga Falls colonial home features four beds and one and half baths and is looking for its new owner. Located just a few minutes from Portage Crossings buyers will enjoy the convenience of being so close to shopping, dining, fitness and entertainment options. This home has a new roof (2018) as well as new siding (2018) giving a fresh new look for perspective home buyers. Don't miss your opportunity to tour this home before it sells!

14. 2018-08-15
    listed $139,000 Active 444-char remark

    Show marketing remark (444 chars)

    This Cuyahoga Falls colonial home features four beds and one and half baths and is looking for its new owner. Located just a few minutes from Portage Crossings buyers will enjoy the convenience of being so close to shopping, dining, fitness and entertainment options. This home has a new roof (2018) as well as new siding (2018) giving a fresh new look for perspective home buyers. Don't miss your opportunity to tour this home before it sells!

ⓘ 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: $3,891 · $324/mo
• Projected year-2 tax: $3,891 · $324/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 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: $29,617
• − Mortgage interest: −$13,584
• − Property taxes: −$3,891
• − Insurance: −$1,212
• − Repairs & maintenance: −$2,369
• − Management: −$2,369
• − Depreciation: −$7,055
• Taxable loss: −$864
• Est. tax savings @ 24.0%: +$207
• After-tax cash flow: $3,240/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): 18,459
• Household income: $90,335
• Rent vs Own: 25.5% rent · 74.5% own
• Severe rent burden: 334.0

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 (90%)
• Race & ethnicity: White 90% Two or more races 4% Black 3% Hispanic / Latino 1% Asian 1%
• Common ancestry: Romanian 4% Slovak 3% Italian 2%
• Foreign-born: 3% · China, Canada
• Languages at home: 95% English-only · Other Indo-European 3% 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: ▼ -180.58%
• Current HPI: 193.6074
• 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

+74.5% since first listed

14 events — show timeline

• 2026-04-28 Pending — MLSNOW
• 2026-04-23 Relisted — MLSNOW
• 2026-04-15 Pending — MLSNOW
• 2026-03-10 Listed $242,500 MLSNOW
• 2026-02-20 Listing Removed — MLSNOW
• 2026-02-07 Price Changed $249,900 MLSNOW
• 2025-12-27 Price Changed $255,000 MLSNOW
• 2025-12-04 Price Changed $259,900 MLSNOW
• 2025-11-14 Listed $265,000 MLSNOW
• 2018-09-27 Pending — MLSNOW
• 2018-09-27 Sold (MLS) $142,000 MLSNOW
• 2018-09-25 Sold (Public Records) $142,000 Public Records
• 2018-08-16 Contingent — MLSNOW
• 2018-08-15 Listed $139,000 MLSNOW

Property tax history

+3.7%/yr

Latest (2025): $3,891 · -1.8% YoY. Source: county tax records.