754 Arcadia Ave · Cuyahoga Falls, OH 44221

$163,900

3 bd · 1.0 ba · 1,116 sqft · SingleFamily public records · 4 Days on market

Built 1924 3,998 sqft lot Est $185k · 12% under

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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 +12.8/30.0
• ARV discount +12.7/15.0
• Schools +4.5/10.0
• Rent growth +4.2/5.0
• Livability +4.2/5.0
• 1% rule +3.8/10.0
• DSCR +3.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 754 Arcadia Ave. This colonial gem is ready for the right hands to return it to it's former glory. Two stories and full basement with good bones. On the first floor you have the enclosed front porch, living room and dining room with hardwood floors, and kitchen. Upstairs you have three large bedrooms and a full bathroom. One car garage and private backyard. This home has so much potential!

Key facts

• 3,998 sq ft lot
• Garage
• Built 1924

Property features AI

Exterior

• Parking: Detached garage with 1 garage space; Driveway
• Utilities: Public water service; Public sewer service
• Home design: 2-story home; Aluminum siding; Asphalt/fiberglass roof
• Construction: Built according to public records; Below-grade finished area present
• Exterior features: Public water; Public sewer

Interior

• Bedrooms: 1 main-level bedroom
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating
• Interior features: Full basement; 6 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $164k.

Deal economics

• At list price, monthly cash flow is $-15 ($-185/yr) — negative.
• To cash-flow at today's rent, offer at most $161k (1.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $144k (11.9% below list).
• Recommended offer: $144k (11.9% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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.
• Market conditions: Rents rising fast (+7.0%/yr); 92 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $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.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 9 sale attempts since 29y 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 1924 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $144,332 (11.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1924 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
6. 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.
7. 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.
8. 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: 0.88% ✗
• Cap rate: 6.18%
• Cash-on-cash: -0.40%
• DSCR: 0.98
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $185,256
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
714 Grant Ave	0.25mi	3/1.0	1,144 (+2%)	2mo	$190,000	$166	83
1300 Mount Vernon Ave	0.49mi	2/1.0 (-1)	1,100 (-1%)	1mo	$117,000	$106	69
842 Grant Ave	0.25mi	3/2.0	1,004 (-10%)	2mo	$182,000	$181	66
1105 Linden Ave	0.65mi	3/1.0	1,144 (+2%)	1mo	$59,900	$52	64
1652 14th St	0.52mi	2/2.0 (-1)	1,136 (+2%)	2mo	$195,000	$172	62
1620 Sackett Ave	0.72mi	3/2.0	1,131 (+1%)	1mo	$241,000	$213	59
1616 Union St	0.74mi	2/1.0 (-1)	1,100 (-1%)	2mo	$160,000	$145	57
1101 Linden Ave	0.66mi	3/1.0	1,186 (+6%)	2mo	$111,000	$94	57
1933 10th St	0.69mi	3/1.5	1,180 (+6%)	2mo	$259,900	$220	54
1353 Gorge Blvd	0.73mi	3/1.0	1,218 (+9%)	3mo	$158,500	$130	48
946 Falls Ave	0.63mi	2/2.0 (-1)	1,230 (+10%)	3mo	$209,900	$171	42
697 Ocean Ave	0.68mi	4/2.0 (+1)	972 (-13%)	2mo	$95,000	$98	37

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: -12.5%
• Equity multiple: 0.53×
• Total profit: $-21,540
• Equity at exit: $24,438

10-year hold

• IRR: 1.7%
• Equity multiple: 1.15×
• Total profit: $6,676
• Equity at exit: $14,171

Cash invested: $45,892 (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: 9.5×

Monthly cashflow live

• Estimated rent: $1,443 high
• Mortgage (P&I): −$860
• Tax from tax record: −$228 /mo · $2,734/yr
• Insurance: −$68
• HOA: −$0
• Vacancy / Maint / Mgmt: −$303
• Net cashflow: $-15

Break-even live

Break-even rent $1,463

Max offer price $161,179

Occupancy floor 96%

Sensitivity live

Price	-10% $77	-5% $31	+0% $-15	+5% $-62	+10% $-108
Rent	-10% $-129	-5% $-72	+0% $-15	+5% $42	+10% $99
Rate	-1.0pp $67	-0.5pp $26	base $-15	+0.5pp $-58	+1.0pp $-101

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: $40,975
• Closing costs: $4,917
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1382 9th St Cuyahoga Falls, OH	2.0	1.0	862	$1,050	$1.22	45d	1	0.08mi
1522 Campbell St Unit 2 Cuyahoga Falls, OH	2.0	1.0	900	$1,300	$1.44	22d	1	0.24mi
1823 7th St Cuyahoga Falls, OH	3.0	1.5	1248	$2,850	$2.28	45d	1	0.53mi
1180 Murray Ave Akron, OH	3.0	2.0	1340	$1,175	$0.88	22d	1	0.66mi
1832 15th St Cuyahoga Falls, OH	3.0	1.0	1000	$1,495	$1.50	24d	1	0.70mi
1088 Lexington Ave Akron, OH	3.0	1.0	1008	$1,600	$1.59	15d	1	0.72mi
1928 3rd St Unit 4 Cuyahoga Falls, OH	2.0	1.0	1150	$1,300	$1.13	45d	1	0.72mi
467 Lynn Dr Cuyahoga Falls, OH	3.0	1.0	1414	$1,600	$1.13	15d	1	0.73mi
539 E Cuyahoga Falls Ave Unit 1 Akron, OH	2.0	1.0	1000	$895	$0.90	24d	1	0.79mi
1390 N Howard St Akron, OH	2.0	1.0	1000	$1,000	$1.00	45d	1	0.93mi
1350 N Howard St Akron, OH	1.0–2.0	1.0	725	$925	$1.28	15d	1	0.97mi
1059 Jean Ave Akron, OH	3.0	1.0	1012	$1,300	$1.28	45d	1	1.15mi
1015 Howe Ave Cuyahoga Falls, OH	2.0	1.0	768	$1,100	$1.43	22d	1	1.23mi
1015 Howe Ave Apt 7 Cuyahoga Falls, OH	2.0	1.0	768	$1,200	$1.56	22d	1	1.23mi
1015 Howe Ave Apt 7 Cuyahoga Falls, OH	2.0	1.0	768	$1,100	$1.43	15d	1	1.23mi
1975 Tudor St Cuyahoga Falls, OH	3.0	1.0	1120	$1,475	$1.32	45d	1	1.31mi
1791 Windsor St Cuyahoga Falls, OH	3.0	1.0	1120	$1,929	$1.72	15d	1	1.31mi
2220 High St Cuyahoga Falls, OH	1.0–2.0	1.0–2.0	870	$1,215	$1.40	15d	1	1.38mi
513 Center Ave Cuyahoga Falls, OH	2.0	1.0	587	$964	$1.64	24d	2	1.38mi
1276 Bailey Rd Cuyahoga Falls, OH	3.0	2.0	1188	$1,800	$1.52	45d	1	1.42mi

Listing history 5 events

1. 2026-06-09
   status $163,900 Pending 4 DOM
2. 2026-06-08
   days on market $163,900 Active 4 DOM
3. 2026-06-07
   days on market $163,900 Active 3 DOM
4. 2026-06-05
   remarks 699-char remark
5. 2026-06-05
   listed $163,900 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: $2,734 · $228/mo
• Projected year-2 tax: $2,734 · $228/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: $17,320
• − Mortgage interest: −$9,181
• − Property taxes: −$2,734
• − Insurance: −$820
• − Repairs & maintenance: −$1,386
• − Management: −$1,386
• − Depreciation: −$4,768
• Taxable loss: −$2,954
• Est. tax savings @ 24.0%: +$709
• After-tax cash flow: $524/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

+719.5% since first listed

30 events — show timeline

• 2026-06-03 Listed $163,900 MLSNOW
• 2026-01-16 Rental Removed $1,395 RENTEC
• 2025-12-30 Price Changed $1,395 RENTEC
• 2025-12-10 Listed for Rent $1,450 RENTEC
• 2025-10-13 Listing Removed — MLSNOW
• 2025-09-12 Price Changed $150,900 MLSNOW
• 2025-09-02 Price Changed $154,900 MLSNOW
• 2025-08-21 Price Changed $157,900 MLSNOW
• 2025-08-06 Price Changed $160,900 MLSNOW
• 2025-07-28 Price Changed $164,900 MLSNOW
• 2025-07-18 Listed $169,900 MLSNOW
• 2022-08-12 Sold (Public Records) $165,000 Public Records
• 2022-02-28 Sold (MLS) $76,510 MLSNOW
• 2022-02-08 Pending — MLSNOW
• 2022-02-03 Listed $75,000 MLSNOW
• 2021-02-18 Sold (MLS) $61,000 MLSNOW
• 2021-02-02 Pending — MLSNOW
• 2021-01-30 Listed $50,000 MLSNOW
• 2011-01-07 Sold (MLS) $46,000 MLSNOW
• 2010-12-05 Listing Removed — MLSNOW
• 2010-08-25 Listed $49,900 MLSNOW
• 2010-08-02 Listing Removed — MLSNOW
• 2009-09-18 Listed $69,000 MLSNOW
• 1997-05-19 Sold (Public Records) $75,000 Public Records
• 1997-04-30 Listing Removed — MLSNOW
• 1997-02-28 Listing Removed — MLSNOW
• 1997-02-21 Listed $74,900 MLSNOW
• 1997-01-10 Listed $76,900 MLSNOW
• 1996-10-24 Sold (Public Records) $20,000 Public Records
• 1989-12-15 Sold (Public Records) $20,000 Public Records

Property tax history

+2.1%/yr

Latest (2025): $2,734 · -10.4% YoY. Source: county tax records.