2432 21st St · Cuyahoga Falls, OH 44223

$289,900

4 bd · 2.0 ba · 1,920 sqft · MultiFamily public records · 6 Days on market

Built 1953 5,401 sqft lot Est $246k · 18% 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 +13.9/30.0
• Schools +4.5/10.0
• DSCR +4.2/10.0
• Livability +4.2/5.0
• 1% rule +3.7/10.0
• 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

This duplex has so much to offer! With one unit vacant you’re able to move in and enjoy an instant investment! Each unit has two bedrooms, one full bathroom, living room, dining room, and kitchen area. There is a full basement that is perfect for extra storage along with a washer and dryer for each side. Not to mention the two car garage available to each. This property is situated on a beautiful lot in a great neighborhood! The location is close to all amenities and super close to the highway. Add another property to your current portfolio or choose this one to just get started! Call your favorite Realtor® today to schedule a showing!

Key facts

• Updated duplex
• Ample parking
• Full basement

Tags

• UPDATED DUPLEX
• FULL BASEMENT
• DETACHED 2 CAR GARAGE
• AMPLE PARKING

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $290k.

Deal economics

• At list price, monthly cash flow is $34 ($405/yr) — positive. Per door: $17/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $254k (12.6% below list).
• Recommended offer: $254k (12.6% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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.
• Zoned schools: Richardson Elementary School (math 67% / reading 72%, grade A-, #391 of 1,584 statewide, top 27%, 346 students, 51% FRL); Bolich Middle School (math 38% / reading 48%, grade D-, #489 of 654 statewide, top 75%, 542 students, 52% FRL); Cuyahoga Falls High School (math 32% / reading 63%, grade D, #432 of 781 statewide, top 56%, 1,247 students, 39% FRL).
• Market conditions: 63 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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 34% 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 $9k 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 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 2y ago; this cycle's ask is 7% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $205k; 41% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $253,500 (12.6% 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 1953 — 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: 0.87% ✗
• Cap rate: 6.43%
• Cash-on-cash: 0.50%
• DSCR: 1.02
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $245,760
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2432 21st St	0.00mi	4/2.0	1,920 (0%)	1mo	$278,550	$145	99
2474 21st St	0.07mi	4/2.0	1,920 (0%)	23mo	$252,000	$131	78
1734 19th St	0.72mi	4/2.0	1,947 (+1%)	9mo	$188,000	$97	56
1944 & 1946 26th St	0.57mi	4/2.0	1,800 (-6%)	10mo	$251,800	$140	55
2029 12th St	0.63mi	4/2.0	1,856 (-3%)	20mo	$215,000	$116	48
1864 13th St	0.70mi	5/2.0 (+1)	1,890 (-2%)	22mo	$241,700	$128	41
1757-1761 19th St	0.69mi	4/2.0	2,156 (+12%)	18mo	$260,500	$121	32

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: -15.5%
• Equity multiple: 0.45×
• Total profit: $-44,807
• Equity at exit: $43,225

10-year hold

• IRR: -7.0%
• Equity multiple: 0.55×
• Total profit: $-36,177
• Equity at exit: $25,065

Cash invested: $81,172 (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: 19.1×

Monthly cashflow live

• Estimated rent: $2,535 high
• Mortgage (P&I): −$1,520
• Tax from tax record: −$328 /mo · $3,934/yr
• Insurance: −$121
• HOA: −$0
• Vacancy / Maint / Mgmt: −$532
• Net cashflow: $34

Break-even live

Break-even rent $2,492

Max offer price $289,900

Occupancy floor 94%

Sensitivity live

Price	-10% $198	-5% $116	+0% $34	+5% $-48	+10% $-130
Rent	-10% $-166	-5% $-66	+0% $34	+5% $134	+10% $234
Rate	-1.0pp $180	-0.5pp $108	base $34	+0.5pp $-41	+1.0pp $-118

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,536
Total (2 units)			$2,535

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: $72,475
• Closing costs: $8,697
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2352 26th St Cuyahoga Falls, OH	3.0	2.0	1510	$1,985	$1.31	45d	1	0.28mi
1823 7th St Cuyahoga Falls, OH	3.0	1.5	1248	$2,850	$2.28	45d	1	1.03mi
1358 N Howard St Akron, OH	4.0	2.0	2100	$1,800	$0.86	16d	1	1.29mi

Listing history 8 events

1. 2026-04-24
   status Pending
2. 2026-04-18
   price $289,900
3. 2026-04-17
   listed $269,900 Active
4. 2024-07-01
   soldstatus $205,000 Closed 653-char remark

   Show marketing remark (653 chars)

   This duplex has so much to offer! With one unit vacant you’re able to move in and enjoy an instant investment! Each unit has two bedrooms, one full bathroom, living room, dining room, and kitchen area. There is a full basement that is perfect for extra storage along with a washer and dryer for each side. Not to mention the two car garage available to each. This property is situated on a beautiful lot in a great neighborhood! The location is close to all amenities and super close to the highway. Add another property to your current portfolio or choose this one to just get started! Call your favorite Realtor® today to schedule a showing!

5. 2024-07-01
   soldstatus $205,000

   Show marketing remark (653 chars)

   This duplex has so much to offer! With one unit vacant you’re able to move in and enjoy an instant investment! Each unit has two bedrooms, one full bathroom, living room, dining room, and kitchen area. There is a full basement that is perfect for extra storage along with a washer and dryer for each side. Not to mention the two car garage available to each. This property is situated on a beautiful lot in a great neighborhood! The location is close to all amenities and super close to the highway. Add another property to your current portfolio or choose this one to just get started! Call your favorite Realtor® today to schedule a showing!

6. 2024-06-04
   status Pending 653-char remark

   Show marketing remark (653 chars)

   This duplex has so much to offer! With one unit vacant you’re able to move in and enjoy an instant investment! Each unit has two bedrooms, one full bathroom, living room, dining room, and kitchen area. There is a full basement that is perfect for extra storage along with a washer and dryer for each side. Not to mention the two car garage available to each. This property is situated on a beautiful lot in a great neighborhood! The location is close to all amenities and super close to the highway. Add another property to your current portfolio or choose this one to just get started! Call your favorite Realtor® today to schedule a showing!

7. 2024-05-21
   listed $220,000 Active 653-char remark

   Show marketing remark (653 chars)

   This duplex has so much to offer! With one unit vacant you’re able to move in and enjoy an instant investment! Each unit has two bedrooms, one full bathroom, living room, dining room, and kitchen area. There is a full basement that is perfect for extra storage along with a washer and dryer for each side. Not to mention the two car garage available to each. This property is situated on a beautiful lot in a great neighborhood! The location is close to all amenities and super close to the highway. Add another property to your current portfolio or choose this one to just get started! Call your favorite Realtor® today to schedule a showing!

8. 1984-05-29
   soldstatus $62,500

ⓘ 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: $3,934 · $328/mo
• Projected year-2 tax: $4,228 · $352/mo
• Expected delta: +$294/yr (+$25/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 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: $30,420
• − Mortgage interest: −$16,239
• − Property taxes: −$3,934
• − Insurance: −$1,450
• − Repairs & maintenance: −$2,434
• − Management: −$2,434
• − Depreciation: −$8,433
• Taxable loss: −$4,503
• Est. tax savings @ 24.0%: +$1,081
• After-tax cash flow: $1,486/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

+363.8% since first listed

8 events — show timeline

• 2026-04-24 Pending — MLSNOW
• 2026-04-18 Price Changed $289,900 MLSNOW
• 2026-04-17 Listed $269,900 MLSNOW
• 2024-07-01 Sold (Public Records) $205,000 Public Records
• 2024-07-01 Sold (MLS) $205,000 MLSNOW
• 2024-06-04 Pending — MLSNOW
• 2024-05-21 Listed $220,000 MLSNOW
• 1984-05-29 Sold (Public Records) $62,500 Public Records

Property tax history

+4.4%/yr

Latest (2025): $3,934 · +1.3% YoY. Source: county tax records.