1852 6th St · Cuyahoga Falls, OH 44221

$175,000

3 bd · 1.0 ba · 1,238 sqft · SingleFamily public records · 3 Days on market

Built 1954 7,501 sqft lot Est $213k · 18% 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 +21.2/30.0
• ARV discount +15.0/15.0
• DSCR +6.8/10.0
• 1% rule +5.5/10.0
• Schools +4.5/10.0
• Rent growth +4.2/5.0
• Livability +4.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Fantastic Investment Opportunity located in the highly sought-after Cuyahoga Falls community, just down the street from the YMCA, this charming Cape Cod offers tremendous potential for homeowners and investors alike. Step through the beautiful paneled wood front door and you'll be welcomed by hardwood floors throughout much of the main level. The floors are in solid condition and simply need refinishing to restore their original beauty. The eat-in kitchen features charming pine wainscoting and a well-designed U-shaped layout with abundant cabinet and countertop space. All appliances are included and are reported to be in good working condition. The first floor offers two comfortable bedroom

Key facts

• U-shaped layout
• Pine wainscoting
• Eat-in kitchen

Tags

• HARDWOOD FLOORS
• EAT-IN KITCHEN
• PINE WAINSCOTING
• U-SHAPED LAYOUT
• ABUNDANT CABINET SPACE
• CERAMIC TILE

Property features AI

Finance

• HOA & community: Community amenities include fitness center, laundry facilities, playground, park, restaurant, shopping

Exterior

• Parking: Detached garage and driveway with concrete surface (1 garage space)
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: East-facing; 2 stories (3 total levels including lower level/basement); Single-family property
• Construction: Aluminum siding; Asphalt/fiberglass roof; Brick/block foundation; Built according to public records
• Exterior features: City lot with approximate dimensions 50 x 150; Community pool; Curbs, sidewalks and street lights; Smoke detector(s)

Interior

• Kitchen: Range; Microwave; Refrigerator; Dishwasher
• Bedrooms: 2 main-level bedrooms
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Forced-air gas heating; Central air conditioning
• Interior features: Double-pane windows with wood frames; Unfinished basement
• Laundry & utility: Washer and dryer in the basement / lower level

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $254 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Cap rate 8.0% 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.
• Zoned schools: Gordon Dewitt Elementary School (math 62% / reading 67%, grade B, #522 of 1,584 statewide, top 36%, 344 students, 54% FRL); Bolich Middle School (math 38% / reading 48%, grade D-, #489 of 654 statewide, top 75%, 542 students, 52% FRL); Cuyahoga Falls High School (math 32% / reading 63%, grade D, #432 of 781 statewide, top 56%, 1,247 students, 39% FRL).
• Market conditions: Rents rising fast (+7.0%/yr); 92 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 35% 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 $1k of loan paydown is wiped out by about $5k 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 $49k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 31y 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 $75k; list at $175k implies a 133% 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 $175,000

Questions for the listing agent

1. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.05% ✓
• Cap rate: 8.04%
• Cash-on-cash: 6.23%
• DSCR: 1.28
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $212,936
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1933 10th St	0.26mi	3/1.5	1,180 (-5%)	2mo	$259,900	$220	77
714 Grant Ave	0.35mi	3/1.0	1,144 (-8%)	2mo	$190,000	$166	70
1839 14th St	0.48mi	3/1.0	1,320 (+7%)	3mo	$192,600	$146	64
1745 14th St	0.52mi	2/1.5 (-1)	1,332 (+8%)	1mo	$245,000	$184	55
1620 Sackett Ave	0.63mi	3/2.0	1,131 (-9%)	1mo	$241,000	$213	52
1824 Sackett Ave	0.75mi	3/1.0	1,350 (+9%)	1mo	$227,000	$168	49
1642 10th St	0.41mi	4/2.0 (+1)	1,408 (+14%)	1mo	$230,000	$163	49
1652 14th St	0.60mi	2/2.0 (-1)	1,136 (-8%)	2mo	$195,000	$172	47
2491 8th St	0.68mi	3/1.5	1,100 (-11%)	2mo	$210,000	$191	46
1732 Broad Blvd	0.71mi	3/1.0	1,388 (+12%)	2mo	$222,900	$161	45
1616 Union St	0.71mi	2/1.0 (-1)	1,100 (-11%)	2mo	$160,000	$145	42
1824 17th St	0.67mi	2/2.0 (-1)	1,084 (-12%)	1mo	$226,000	$208	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: -2.4%
• Equity multiple: 0.91×
• Total profit: $-4,526
• Equity at exit: $26,093

10-year hold

• IRR: 11.2%
• Equity multiple: 2.04×
• Total profit: $50,896
• Equity at exit: $15,131

Cash invested: $49,000 (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: 92
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,842 high
• Mortgage (P&I): −$918
• Tax from tax record: −$210 /mo · $2,525/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$387
• Net cashflow: $254

Break-even live

Break-even rent $1,520

Max offer price $175,000

Occupancy floor 81%

Sensitivity live

Price	-10% $353	-5% $304	+0% $254	+5% $205	+10% $155
Rent	-10% $109	-5% $182	+0% $254	+5% $327	+10% $400
Rate	-1.0pp $342	-0.5pp $299	base $254	+0.5pp $209	+1.0pp $163

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1823 7th St Cuyahoga Falls, OH	3.0	1.5	1248	$2,850	$2.28	45d	1	0.04mi
1928 3rd St Unit 4 Cuyahoga Falls, OH	2.0	1.0	1150	$1,300	$1.13	45d	1	0.25mi
1832 15th St Cuyahoga Falls, OH	3.0	1.0	1000	$1,495	$1.50	25d	1	0.55mi
1522 Campbell St Unit 2 Cuyahoga Falls, OH	2.0	1.0	900	$1,300	$1.44	23d	1	0.56mi
1382 9th St Cuyahoga Falls, OH	2.0	1.0	862	$1,050	$1.22	45d	1	0.61mi
467 Lynn Dr Cuyahoga Falls, OH	3.0	1.0	1414	$1,600	$1.13	16d	1	0.78mi
513 Center Ave Cuyahoga Falls, OH	2.0	1.0	587	$964	$1.64	25d	2	0.95mi
2220 High St Cuyahoga Falls, OH	1.0–2.0	1.0–2.0	870	$1,215	$1.40	16d	1	0.97mi
1975 Tudor St Cuyahoga Falls, OH	3.0	1.0	1120	$1,475	$1.32	45d	1	1.08mi
1791 Windsor St Cuyahoga Falls, OH	3.0	1.0	1120	$1,929	$1.72	16d	1	1.15mi
1180 Murray Ave Akron, OH	3.0	2.0	1340	$1,175	$0.88	23d	1	1.16mi
1737 Portage Trl Cuyahoga Falls, OH	2.0	1.0	806	$900	$1.12	25d	1	1.24mi
1390 N Howard St Akron, OH	2.0	1.0	1000	$1,000	$1.00	45d	1	1.25mi
1747 Portage Trl Unit 4 Cuyahoga Falls, OH	2.0	1.0	806	$1,100	$1.36	16d	1	1.26mi
1088 Lexington Ave Akron, OH	3.0	1.0	1008	$1,600	$1.59	16d	1	1.26mi
1350 N Howard St Akron, OH	1.0–2.0	1.0	725	$925	$1.28	16d	1	1.29mi
539 E Cuyahoga Falls Ave Unit 1 Akron, OH	2.0	1.0	1000	$895	$0.90	25d	1	1.34mi
2940 6th St Unit 4 Cuyahoga Falls, OH	2.0	1.0	825	$900	$1.09	45d	1	1.36mi
1015 Howe Ave Cuyahoga Falls, OH	2.0	1.0	768	$1,100	$1.43	23d	1	1.39mi
1015 Howe Ave Apt 7 Cuyahoga Falls, OH	2.0	1.0	768	$1,200	$1.56	23d	1	1.39mi
1015 Howe Ave Apt 7 Cuyahoga Falls, OH	2.0	1.0	768	$1,100	$1.43	16d	1	1.39mi
2899 Northland St Cuyahoga Falls, OH	4.0	1.0	1424	$1,995	$1.40	16d	1	1.43mi
430 Keenan Ave Cuyahoga Falls, OH	3.0	1.0	1104	$1,325	$1.20	16d	1	1.48mi

Listing history 4 events

1. 2026-06-08
   status $175,000 Pending 3 DOM
2. 2026-06-07
   days on market $175,000 Active 3 DOM
3. 2026-06-05
   remarks 699-char remark
4. 2026-06-05
   listed $175,000 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: $2,525 · $210/mo
• Projected year-2 tax: $2,628 · $219/mo
• Expected delta: +$102/yr (+$9/mo · 4.1%)

ⓘ 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: $22,107
• − Mortgage interest: −$9,803
• − Property taxes: −$2,525
• − Insurance: −$875
• − Repairs & maintenance: −$1,769
• − Management: −$1,769
• − Depreciation: −$5,091
• Taxable income: $276
• Est. tax owed @ 24.0%: −$66
• After-tax cash flow: $2,985/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

+130.6% since first listed

3 events — show timeline

• 2026-06-04 Listed $175,000 MLSNOW
• 1995-03-31 Sold (Public Records) $75,000 Public Records
• 1995-02-17 Listed $75,900 MLSNOW

Property tax history

+1.5%/yr

Latest (2025): $2,525 · -1.8% YoY. Source: county tax records.