321 Filmore Ave · Cuyahoga Falls, OH 44221

$145,000

2 bd · 1.0 ba · 1,008 sqft · SingleFamily public records · 4 Days on market

Built 1948 7,474 sqft lot Est $202k · 28% 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).

• ARV discount +15.0/15.0
• Cash flow +14.6/30.0
• 1% rule +4.5/10.0
• Schools +4.5/10.0
• DSCR +4.4/10.0
• Rent growth +4.2/5.0
• Livability +4.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Affordable opportunity in a convenient Cuyahoga Falls location! This 3-bedroom Cape Cod is close to shopping, dining, and State Route 8, making errands and commuting easy. With so few choices under $200,000 in Cuyahoga Falls, this may be a smart opportunity for buyers willing to bring their vision and make updates. Features include a detached garage, full basement, fully fenced rear yard, and basement waterproofing completed in 1993 with a transferable warranty. Stove, fridge, dishwasher, washer, and dryer will stay. Needs TLC and priced accordingly. If you've been waiting for a home to make your own at a price that is increasingly rare in Cuyahoga Falls, this may be it. Updates include win

Key facts

• Full basement
• Detached garage
• Windows updated

Tags

• CUYAHOGA FALLS LOCATION
• DETACHED GARAGE
• FULL BASEMENT
• FULLY FENCED REAR YARD
• BASEMENT WATERPROOFING
• WINDOWS UPDATED

Property features AI

Exterior

• Parking: Detached garage (1 car)
• Utilities: Public water; Public sewer
• Home design: Single-family property; 1,008 above-grade finished area
• Construction: Built per public records; Aluminum siding; Asphalt/fiberglass roof; Full basement foundation
• Exterior features: Chain link and wood fencing (full); South-facing

Interior

• Kitchen: Range; Dishwasher; Refrigerator
• Bedrooms: 2 main-level bedrooms
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Forced air heating; Window cooling units
• Interior features: Double-pane windows; Full finished basement
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $34 ($407/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $138k (5.0% below list).
• Recommended offer: $138k (5.0% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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; 10 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k 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.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 34y 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 $68k; list at $145k implies a 113% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $137,799 (5.0% below list)

Questions for the listing agent

1. Built in 1948 — 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: 0.95% ✗
• Cap rate: 6.57%
• Cash-on-cash: 1.00%
• DSCR: 1.04
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $201,600
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
236 Tyler Ave	0.11mi	2/2.0	1,008 (0%)	2mo	$175,000	$174	89
318 Van Buren Ave	0.14mi	3/1.0 (+1)	1,008 (0%)	1mo	$220,000	$218	88
125 Adams Ave	0.27mi	3/1.0 (+1)	1,019 (+1%)	1mo	$164,000	$161	80
119 Alameda Ave	0.34mi	3/1.0 (+1)	1,092 (+8%)	2mo	$260,000	$238	64
418 Hayes Ave	0.30mi	3/1.0 (+1)	1,100 (+9%)	4mo	$210,000	$191	63
2824 Fairview Pl	0.67mi	3/1.0 (+1)	1,008 (0%)	2mo	$240,000	$238	62
212 Marguerite Ave	0.62mi	2/1.5	1,056 (+5%)	2mo	$209,000	$198	60
324 Madison Ave	0.19mi	3/1.0 (+1)	1,152 (+14%)	7mo	$210,000	$182	56
2910 Elmwood St	0.54mi	3/1.0 (+1)	1,120 (+11%)	0mo	$219,000	$196	51
2851 8th St	0.66mi	3/1.0 (+1)	1,109 (+10%)	2mo	$224,900	$203	46
3320 Hudson Dr	0.57mi	2/2.0	864 (-14%)	2mo	$200,000	$231	44
2843 Northland St	0.70mi	3/1.0 (+1)	1,117 (+11%)	3mo	$223,000	$200	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 · 6.95% rent growth · sell at horizon

5-year hold

• IRR: -10.1%
• Equity multiple: 0.62×
• Total profit: $-15,587
• Equity at exit: $21,620

10-year hold

• IRR: 4.2%
• Equity multiple: 1.36×
• Total profit: $14,776
• Equity at exit: $12,537

Cash invested: $40,600 (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: 8.8×

Monthly cashflow live

• Estimated rent: $1,378 high
• Mortgage (P&I): −$760
• Tax from tax record: −$234 /mo · $2,806/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$289
• Net cashflow: $34

Break-even live

Break-even rent $1,335

Max offer price $145,000

Occupancy floor 93%

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
113 Madison Ave Unit 1496128P Cuyahoga Falls, OH	3.0	1.5	1065	$4,259	$4.00	14d	1	0.22mi
2940 6th St Unit 4 Cuyahoga Falls, OH	2.0	1.0	825	$900	$1.09	44d	1	0.51mi
401-407 Pleasant Meadow Blvd Unit 401-301 Stow, OH	2.0	2.0	1253	$1,595	$1.27	14d	1	0.56mi
890 Quail Crk Blvd Cuyahoga Falls, OH	2.0–3.0	2.0	1387	$2,110	$1.52	14d	1	0.61mi
430 Keenan Ave Cuyahoga Falls, OH	3.0	1.0	1104	$1,325	$1.20	14d	1	0.80mi
2876 Hudson Dr Unit A Cuyahoga Falls, OH	2.0	1.0	900	$1,150	$1.28	23d	1	0.88mi
2876 Hudson Dr Unit A Cuyahoga Falls, OH	2.0	1.0	900	$1,150	$1.28	14d	1	0.88mi
1737 Portage Trl Cuyahoga Falls, OH	2.0	1.0	806	$900	$1.12	23d	1	1.16mi
1747 Portage Trl Unit 4 Cuyahoga Falls, OH	2.0	1.0	806	$1,100	$1.36	14d	1	1.16mi
4020 Wyndham Ridge Dr Stow, OH	1.0–2.0	1.0–2.0	981	$1,759	$1.79	14d	24	1.37mi

Listing history 6 events

1. 2026-06-03
   status $145,000 Pending 4 DOM
2. 2026-06-02
   days on market $145,000 Active 4 DOM
3. 2026-06-01
   days on market $145,000 Active 3 DOM
4. 2026-05-31
   days on market $145,000 Active 2 DOM
5. 2026-05-31
   remarks 699-char remark
6. 2026-05-31
   listed $145,000 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: $2,806 · $234/mo
• Projected year-2 tax: $2,806 · $234/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 ≥98°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: $16,536
• − Mortgage interest: −$8,122
• − Property taxes: −$2,806
• − Insurance: −$725
• − Repairs & maintenance: −$1,323
• − Management: −$1,323
• − Depreciation: −$4,218
• Taxable loss: −$1,981
• Est. tax savings @ 24.0%: +$476
• After-tax cash flow: $883/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

+190.0% since first listed

4 events — show timeline

• 2026-05-29 Listed $145,000 MLSNOW
• 1992-12-11 Sold (Public Records) $68,000 Public Records
• 1992-08-10 Listed $69,900 MLSNOW
• 1990-03-02 Sold (Public Records) $50,000 Public Records

Property tax history

+3.8%/yr

Latest (2025): $2,806 · -1.8% YoY. Source: county tax records.