2139 8th St · Cuyahoga Falls, OH 44221

$95,000

2 bd · 1.0 ba · 640 sqft · SingleFamily public records

Built 1949 5,488 sqft lot Est $151k · 37% under

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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 +23.1/30.0
• ARV discount +15.0/15.0
• DSCR +7.4/10.0
• 1% rule +6.8/10.0
• 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 MLS

Welcome to this adorable, one floor living ranch in the Cuyahoga Falls area, so close to shopping, great restaurants and expressway. This two bedroom home has a nice size living room, formal dining room and a nice kitchen with appliances. The updated bathroom is right in between the two bedrooms and updated. There is a full basement with a bonus room. This home has newer flooring in the main area, enclosed front porch and window/ portable a/c units. If you're looking for a ranch that you can move right into, this one is just the right fit for you. A nice size yard is not too much to manage and this home is surrounded by very well maintained properties. Affordable and very manageable!

Key facts

• 5,488 sq ft lot
• Built 1949

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $171 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Cap rate 8.5% 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; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $657 of loan paydown is wiped out by about $3k 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 $27k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 10 sale attempts since 28y 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.

Risks & watch-outs

• Watch-outs: built in 1949 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $95,000

Questions for the listing agent

1. Built in 1949 — 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: 1.18% ✓
• Cap rate: 8.46%
• Cash-on-cash: 7.72%
• DSCR: 1.34
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $151,040
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1864 17th St	0.62mi	2/1.0	672 (+5%)	3mo	$132,900	$198	60
1124 Washington Ave	0.72mi	2/1.0	693 (+8%)	9mo	$165,000	$238	46
1568 6th St	0.70mi	2/2.0	704 (+10%)	13mo	$166,000	$236	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 · 6.95% rent growth · sell at horizon

5-year hold

• IRR: 0.2%
• Equity multiple: 1.01×
• Total profit: $214
• Equity at exit: $14,165

10-year hold

• IRR: 13.8%
• Equity multiple: 2.32×
• Total profit: $35,140
• Equity at exit: $8,214

Cash invested: $26,600 (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: 7.0×

Monthly cashflow live

• Estimated rent: $1,125 high
• Mortgage (P&I): −$498
• Tax from tax record: −$180 /mo · $2,155/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$236
• Net cashflow: $171

Break-even live

Break-even rent $908

Max offer price $95,000

Occupancy floor 80%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
450 Center Ave Unit 1 Cuyahoga Falls, OH	1.0	1.0	750	$885	$1.18	43d	1	0.91mi
513 Center Ave Cuyahoga Falls, OH	2.0	1.0	587	$964	$1.64	23d	2	0.95mi
2220 High St Cuyahoga Falls, OH	1.0–2.0	1.0–2.0	870	$1,215	$1.40	14d	1	0.99mi
737 Center Ave Unit 19 Cuyahoga Falls, OH	1.0	1.0	576	$925	$1.61	43d	1	1.12mi
1350 N Howard St Akron, OH	1.0–2.0	1.0	725	$925	$1.28	14d	1	1.45mi

Listing history 1 events

1. 2026-06-10
   listed $95,000 Pending

ⓘ 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: $2,155 · $180/mo
• Projected year-2 tax: $2,155 · $180/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: $13,497
• − Mortgage interest: −$5,321
• − Property taxes: −$2,155
• − Insurance: −$475
• − Repairs & maintenance: −$1,080
• − Management: −$1,080
• − Depreciation: −$2,764
• Taxable income: $623
• Est. tax owed @ 24.0%: −$149
• After-tax cash flow: $1,905/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

+68.1% since first listed

42 events — show timeline

• 2026-06-09 Listing Removed — MLSNOW
• 2026-06-08 Listed $95,000 MLSNOW
• 2022-11-08 Sold (Public Records) $110,000 Public Records
• 2022-11-07 Sold (MLS) $110,000 MLSNOW
• 2022-10-26 Pending — MLSNOW
• 2022-10-13 Contingent — MLSNOW
• 2022-10-11 Pending — MLSNOW
• 2022-08-19 Contingent — MLSNOW
• 2022-07-31 Price Changed $120,000 MLSNOW
• 2022-07-25 Price Changed $123,000 MLSNOW
• 2022-07-18 Price Changed $125,000 MLSNOW
• 2022-07-09 Listed $144,000 MLSNOW
• 2019-11-06 Listing Removed — MLSNOW
• 2019-11-06 Pending — MLSNOW
• 2019-11-06 Sold (Public Records) $85,000 Public Records
• 2019-11-05 Listing Removed — MLSNOW
• 2019-11-05 Sold (MLS) $85,000 MLSNOW
• 2019-10-02 Pending — MLSNOW
• 2019-09-30 Price Changed $86,000 MLSNOW
• 2019-09-07 Listed $89,000 MLSNOW
• 2017-02-03 Sold (Public Records) $58,500 Public Records
• 2017-02-03 Sold (MLS) $58,500 MLSNOW
• 2017-02-01 Pending — MLSNOW
• 2017-01-06 Contingent — MLSNOW
• 2017-01-06 Listed $59,900 MLSNOW
• 2015-11-11 Listing Removed — MLSNOW
• 2015-10-05 Price Changed $69,500 MLSNOW
• 2015-09-03 Price Changed $69,800 MLSNOW
• 2015-08-06 Listed $69,900 MLSNOW
• 2012-12-31 Listing Removed — MLSNOW
• 2012-08-27 Listed $65,000 MLSNOW
• 2010-05-24 Listing Removed — MLSNOW
• 2010-04-23 Listed $79,500 MLSNOW
• 2008-08-15 Listing Removed — MLSNOW
• 2008-05-06 Listed $88,783 MLSNOW
• 2007-09-13 Sold (MLS) $60,000 MLSNOW
• 2007-06-29 Sold (Public Records) $61,200 Public Records
• 2007-06-27 Listed $60,000 MLSNOW
• 2003-10-30 Sold (Public Records) $80,700 Public Records
• 1998-08-24 Listing Removed — MLSNOW
• 1998-05-22 Listed $68,500 MLSNOW
• 1998-03-24 Sold (Public Records) $56,500 Public Records

Property tax history

+3.9%/yr

Latest (2025): $2,155 · -1.8% YoY. Source: county tax records.