1020 Falls Ave · Cuyahoga Falls, OH 44221

$124,900

3 bd · 1.0 ba · 1,971 sqft · SingleFamily public records · 3 Days on market

Built 1928 7,801 sqft lot

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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 MLS

Desirable Falls Area. Large Charming 3 BR Colonial with Finished Attic for Teen Suite or Office. Roof 2002, Garage 1999, Vinyl Windows and beatiful sun filled solarium. Large deck off Formal Dining Room. Walking distance to the Natatorium. This is not a drive by, call for showing.

Key facts

• Formal dining room
• Large living room
• Replaced furnace

Tags

• LARGE LIVING ROOM
• FORMAL DINING ROOM
• BEAUTIFUL SOLARIUM
• UPDATED PLUMBING
• REPLACED FURNACE
• REPLACED MAIN SEWER STACK

Property features AI

Finance

• HOA & community: Street lights in community

Exterior

• Parking: Detached garage (2 spaces); Concrete driveway; Garage faces front
• Security: Smoke detectors
• Utilities: Public water; Public sewer
• Home design: 3 stories; Vinyl siding; Asphalt roof; Block foundation; Above-grade finished area approximately 1,971
• Construction: Vinyl siding construction; Asphalt roof; Block foundation; Built (year per public records)
• Exterior features: Deck; Enclosed patio/porch area; Patio; Porch; Side porch; Block fencing; City lot, flat and level with front yard; subdivided; Lot dimensions approximately 60 x 130; Faces north

Interior

• Kitchen: Dishwasher; Disposal; Eat-in kitchen
• Bedrooms: Total rooms: 8
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced-air heating (gas); Central air conditioning
• Interior features: Double-pane windows; Chandelier; Eat-in kitchen; Natural woodwork; Full basement, partially finished, with sump pump; Living room fireplace (1)
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $583 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Cap rate 11.9% 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; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 38% 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 $864 of loan paydown is wiped out by about $4k 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 $35k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 22y 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 $103k; 21% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; built in 1928 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $124,900

Questions for the listing agent

1. Built in 1928 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.62% ✓
• Cap rate: 11.90%
• Cash-on-cash: 20.02%
• DSCR: 1.89
• GRM: 5.2

CMA / ARV

• ARV (on-the-fly): $273,969
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
815 Broad Blvd	0.19mi	4/1.5 (+1)	2,002 (+2%)	0mo	$300,000	$150	81
807 Broad Blvd	0.20mi	3/1.5	1,922 (-2%)	7mo	$249,900	$130	78
2206 14th St	0.36mi	3/2.0	1,942 (-2%)	4mo	$220,000	$113	73
722 Broad Blvd	0.22mi	4/1.5 (+1)	2,064 (+5%)	3mo	$280,000	$136	72
2059 15th St	0.33mi	3/1.5	1,786 (-9%)	0mo	$250,000	$140	67
1721 13th St	0.26mi	4/1.5 (+1)	1,793 (-9%)	2mo	$250,000	$139	64
2242 16th St	0.49mi	4/2.5 (+1)	1,974 (+0%)	5mo	$320,000	$162	62
736 Chestnut Blvd	0.35mi	3/1.5	1,704 (-14%)	8mo	$205,000	$120	52
1348 Grant Ave	0.47mi	3/2.0	1,769 (-10%)	7mo	$175,000	$99	51
425 Broad Blvd	0.42mi	4/3.0 (+1)	2,121 (+8%)	6mo	$383,000	$181	50
1724 Chestnut Blvd	0.49mi	3/2.0	1,681 (-15%)	2mo	$310,000	$184	47
1757 3rd St	0.51mi	3/1.5	1,686 (-14%)	6mo	$217,500	$129	45

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: 17.1%
• Equity multiple: 1.73×
• Total profit: $25,378
• Equity at exit: $18,623

10-year hold

• IRR: 28.5%
• Equity multiple: 4.08×
• Total profit: $107,577
• Equity at exit: $10,799

Cash invested: $34,972 (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: 5.2×

Monthly cashflow live

• Estimated rent: $2,019 high
• Mortgage (P&I): −$655
• Tax from tax record: −$305 /mo · $3,659/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$424
• Net cashflow: $583

Break-even live

Break-even rent $1,281

Max offer price $124,900

Occupancy floor 66%

Sensitivity live

Price	-10% $654	-5% $619	+0% $583	+5% $548	+10% $513
Rent	-10% $424	-5% $504	+0% $583	+5% $663	+10% $743
Rate	-1.0pp $646	-0.5pp $615	base $583	+0.5pp $551	+1.0pp $518

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Rent comps 8 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	0.25mi
255 Portage Trl Cuyahoga Falls, OH	2.0	2.0	1650	$1,725	$1.05	14d	1	0.60mi
2352 26th St Cuyahoga Falls, OH	3.0	2.0	1510	$1,985	$1.31	44d	1	1.01mi
467 Lynn Dr Cuyahoga Falls, OH	3.0	1.0	1414	$1,600	$1.13	14d	1	1.03mi
1180 Murray Ave Akron, OH	3.0	2.0	1340	$1,175	$0.88	22d	1	1.11mi
1358 N Howard St Akron, OH	4.0	2.0	2100	$1,800	$0.86	14d	1	1.12mi
223 W Portage Trl Cuyahoga Falls, OH	2.0	2.0	1250	$1,625	$1.30	14d	1	1.35mi
2899 Northland St Cuyahoga Falls, OH	4.0	1.0	1424	$1,995	$1.40	14d	1	1.47mi

Listing history 5 events

1. 2026-06-02
   status $124,900 Pending 3 DOM
2. 2026-06-01
   days on market $124,900 Active 3 DOM
3. 2026-05-31
   days on market $124,900 Active 2 DOM
4. 2026-05-31
   remarks 699-char remark
5. 2026-05-31
   listed $124,900 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: $3,659 · $305/mo
• Projected year-2 tax: $3,659 · $305/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: $24,231
• − Mortgage interest: −$6,996
• − Property taxes: −$3,659
• − Insurance: −$624
• − Repairs & maintenance: −$1,938
• − Management: −$1,938
• − Depreciation: −$3,633
• Taxable income: $5,441
• Est. tax owed @ 24.0%: −$1,306
• After-tax cash flow: $5,694/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

+108.2% since first listed

10 events — show timeline

• 2026-05-28 Listed $124,900 MLSNOW
• 2010-12-30 Sold (Public Records) $103,000 Public Records
• 2010-12-28 Sold (MLS) $103,000 MLSNOW
• 2010-03-01 Listed $109,000 MLSNOW
• 2005-04-13 Sold (MLS) $150,000 MLSNOW
• 2005-04-11 Sold (Public Records) $150,000 Public Records
• 2005-03-03 Listing Removed — MLSNOW
• 2005-02-01 Listed $152,500 MLSNOW
• 2004-09-03 Listed $154,900 MLSNOW
• 1998-09-30 Sold (Public Records) $60,000 Public Records

Property tax history

+3.1%/yr

Latest (2025): $3,659 · -1.8% YoY. Source: county tax records.