1765 14th St · Cuyahoga Falls, OH 44223

$255,000

4 bd · 2.0 ba · 1,680 sqft · MultiFamily public records · 17 Days on market

Built 1950 8,158 sqft lot Est $195k · 31% over

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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 +21.7/30.0
• DSCR +6.9/10.0
• 1% rule +5.5/10.0
• Schools +4.5/10.0
• Livability +4.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• 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 MLS

Welcome to this fabulous duplex in Cuyahoga Falls! Nestled at the end of the street, this 2-unit boasts numerous updates including: updated roof within 7yrs, updated hi-effic furnace, HWT, Electric (from the drop to the meters and panels), new front door and side entry door. Freshly painted garage door, updated ceiling fan in DR. Applianced kitchens, hardwood floors throughout FFL. 2 bedrooms 1 full bath per unit. moving out end of Oct. ; All separate utilities, dbl hookups for W/ D in bsmt. 2 car detached garage w/ tons of parking! Quiet, dead-end street! Excellent investment opportunity! Call today!

Key facts

• Quiet street
• Strong potential
• Private lot

Tags

• PRIVATE LOT
• QUIET STREET
• TURNKEY ADDITION
• INVESTMENT PORTFOLIO
• STRONG POTENTIAL

Property features AI

Exterior

• Parking: Detached garage (2 car); Paved driveway
• Utilities: Public water; Public sewer
• Home design: 2-story home; Aluminum siding exterior; Asphalt/fiberglass roof
• Construction: Built in public-records year; Aluminum siding construction
• Exterior features: Paved lot

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced-air heating (gas)
• Interior features: Full basement

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $255k.

Deal economics

• At list price, monthly cash flow is $392 ($5k/yr) — positive. Per door: $196/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $255k).
• Recommended offer: $251k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.1% 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: 63 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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 36% 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 $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 17 days — a 2% lower offer ($251k) is reasonable based on typical stale-listing flexibility.
• 2 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 $110k; list at $255k implies a 132% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $251,175 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1950 — 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 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: 1.05% ✓
• Cap rate: 8.14%
• Cash-on-cash: 6.58%
• DSCR: 1.29
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $194,880
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1864 13th St	0.13mi	5/2.0 (+1)	1,890 (+12%)	22mo	$241,700	$128	50
2029 12th St	0.35mi	4/2.0	1,856 (+10%)	20mo	$215,000	$116	49
1819 7th St	0.48mi	3/2.0 (-1)	1,858 (+11%)	16mo	$162,000	$87	42
1333 Meriline St	0.72mi	3/3.0 (-1)	1,848 (+10%)	7mo	$200,000	$108	35

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: -6.2%
• Equity multiple: 0.77×
• Total profit: $-16,346
• Equity at exit: $38,021

10-year hold

• IRR: 3.5%
• Equity multiple: 1.25×
• Total profit: $17,986
• Equity at exit: $22,048

Cash invested: $71,400 (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: 15.8×

Monthly cashflow live

• Estimated rent: $2,688 high
• Mortgage (P&I): −$1,337
• Tax from tax record: −$288 /mo · $3,459/yr
• Insurance: −$106
• HOA: −$0
• Vacancy / Maint / Mgmt: −$564
• Net cashflow: $392

Break-even live

Break-even rent $2,192

Max offer price $255,000

Occupancy floor 80%

Sensitivity live

Price	-10% $536	-5% $464	+0% $392	+5% $320	+10% $247
Rent	-10% $179	-5% $286	+0% $392	+5% $498	+10% $604
Rate	-1.0pp $520	-0.5pp $457	base $392	+0.5pp $326	+1.0pp $258

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,688
Total (2 units)			$2,688

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: $63,750
• Closing costs: $7,650
• Reserves months: —
• Total cash needed: —

Rent comps 5 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	44d	1	0.50mi
1358 N Howard St Akron, OH	4.0	2.0	2100	$1,800	$0.86	14d	1	0.84mi
2352 26th St Cuyahoga Falls, OH	3.0	2.0	1510	$1,985	$1.31	44d	1	0.87mi
1180 Murray Ave Akron, OH	3.0	2.0	1340	$1,175	$0.88	22d	1	0.93mi
467 Lynn Dr Cuyahoga Falls, OH	3.0	1.0	1414	$1,600	$1.13	14d	1	1.21mi

Listing history 15 events

1. 2026-06-18
   days on market $255,000 Active 17 DOM
2. 2026-06-17
   days on market $255,000 Active 16 DOM
3. 2026-06-16
   days on market $255,000 Active 15 DOM
4. 2026-06-15
   price $255,000 Active 14 DOM
5. 2026-06-15
   days on market $265,000 Active 14 DOM
6. 2026-06-14
   days on market $265,000 Active 12 DOM
7. 2026-06-13
   days on market $265,000 Active 11 DOM
8. 2026-06-10
   days on market $265,000 Active 9 DOM
9. 2026-06-09
   days on market $265,000 Active 8 DOM
10. 2026-06-08
    days on market $265,000 Active 7 DOM
11. 2026-06-07
    days on market $265,000 Active 6 DOM
12. 2026-06-05
    days on market $265,000 Active 3 DOM
13. 2026-06-03
    days on market $265,000 Active 2 DOM
14. 2026-06-01
    remarks 439-char remark
15. 2026-06-01
    listed $265,000 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: $3,459 · $288/mo
• Projected year-2 tax: $3,718 · $310/mo
• Expected delta: +$260/yr (+$22/mo · 7.5%)

ⓘ 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 3/10 Moderate
• 🌡 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: $32,256
• − Mortgage interest: −$14,284
• − Property taxes: −$3,459
• − Insurance: −$1,275
• − Repairs & maintenance: −$2,580
• − Management: −$2,580
• − Depreciation: −$7,418
• Taxable income: $659
• Est. tax owed @ 24.0%: −$158
• After-tax cash flow: $4,543/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

+371.6% since first listed

10 events — show timeline

• 2026-06-01 Listed $265,000 MLSNOW
• 2019-01-16 Pending — MLSNOW
• 2019-01-15 Sold (Public Records) $110,000 Public Records
• 2019-01-15 Sold (MLS) $110,000 MLSNOW
• 2018-12-10 Contingent — MLSNOW
• 2018-11-02 Price Changed $134,000 MLSNOW
• 2018-09-27 Listed $139,900 MLSNOW
• 1998-08-10 Sold (Public Records) $90,000 Public Records
• 1998-08-10 Sold (Public Records) $90,000 Public Records
• 1988-03-25 Sold (Public Records) $56,197 Public Records

Property tax history

+2.5%/yr

Latest (2025): $3,459 · -1.8% YoY. Source: county tax records.