2591-2593 16th St · Cuyahoga Falls, OH 44223

$299,900

4 bd · 3.0 ba · 2,200 sqft · MultiFamily public records · 5 Days on market

Built 1956 6,969 sqft lot Est $288k · at est.

---

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 +13.4/30.0
• ARV discount +5.7/15.0
• Schools +4.5/10.0
• Livability +4.2/5.0
• 1% rule +4.0/10.0
• DSCR +4.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks

RARE FIND! Well-maintained brick twinplex in the heart of Cuyahoga Falls. Both units offer identical floor plans featuring 2 bedrooms, 1.5 baths, spacious 10x11 kitchens with adjoining 9x11 eating areas, large 12x18 living rooms, owner suites measuring 11x17, and second bedrooms at 11x12. The owner-occupied unit at 2591 reflects pride of ownership throughout. Updates include garage and house shingles approximately 2018, updated windows, attic insulation, updated service box, and furnace in unit 2593 approximately 2025. The property also features separate basements for each unit and a shared 2-car detached garage. Appliances include 2 stoves, 2 refrigerators, 2 dishwashers, and disposals.

Key facts

• Brick twinplex
• Owner suites
• Updated windows

Tags

• BRICK TWINPLEX
• SPACIOUS KITCHENS
• ADJOINING EATING AREAS
• LARGE LIVING ROOMS
• OWNER SUITES
• UPDATED WINDOWS

Property features AI

Finance

• Financial info: Owner pays trash collection; Tenant responsible for all utilities including cable, electricity, gas, and water

Exterior

• Parking: Detached garage; 2 garage spaces; Driveway; Garage faces front; Garage door opener; Electricity available to garage
• Security: Smoke detectors
• Utilities: Public water; Public sewer
• Home design: Two-story property; Faces west; Has a view; Above-grade living area recorded
• Construction: Built with aluminum siding, brick, and wood siding; Asphalt fiberglass roof; Block foundation; 1 building
• Exterior features: Private yard with backyard and front yard; Fire pit; City lot, flat and level

Interior

• Kitchen: Range; Dishwasher; Garbage disposal; Refrigerator
• Bedrooms: Includes multiple bedrooms (total rooms: 8); Basement level present (full, unfinished)
• Bathrooms: 2 full bathrooms; 2 half bathrooms
• Heating & cooling: Forced-air gas heating; Central air conditioning
• Interior features: Ceiling fans; Eat-in kitchen; Double-pane windows with screens and shutters
• Laundry & utility: Washer and dryer included; Washer hookup; Electric dryer hookup; Laundry located in basement / lower level; Laundry chute

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath multifamily listed at $300k.

Deal economics

• At list price, monthly cash flow is $7 ($87/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 $269k (10.3% below list).
• Recommended offer: $269k (10.3% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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; 2 comparable units currently listed for rent nearby; solid renter incomes; 1,114 units permitted in Summit County in 2024 (397 in 5+ unit buildings).
• This rent runs 36% 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 5 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $269,000 (10.3% below list)

Questions for the listing agent

1. Built in 1956 — 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. 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?
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 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: 0.90% ✗
• Cap rate: 6.32%
• Cash-on-cash: 0.10%
• DSCR: 1.00
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $288,200
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1890-1900 Silver Lake Ave	0.50mi	4/3.0	2,290 (+4%)	13mo	$265,000	$116	59
2030-2032 11th St	0.67mi	4/3.0	2,320 (+6%)	4mo	$300,500	$130	57
2432 21st St	0.42mi	4/2.0	1,920 (-13%)	1mo	$278,550	$145	55
2474 21st St	0.37mi	4/2.0	1,920 (-13%)	23mo	$252,000	$131	38

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: -16.1%
• Equity multiple: 0.43×
• Total profit: $-48,068
• Equity at exit: $44,716

10-year hold

• IRR: -7.7%
• Equity multiple: 0.51×
• Total profit: $-40,986
• Equity at exit: $25,930

Cash invested: $83,972 (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 44223

• Active inventory: 63
• Price-to-rent: 18.6×

Monthly cashflow live

• Estimated rent: $2,690 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$420 /mo · $5,042/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$565
• Net cashflow: $7

Break-even live

Break-even rent $2,681

Max offer price $299,900

Occupancy floor 95%

Sensitivity live

Price	-10% $177	-5% $92	+0% $7	+5% $-78	+10% $-163
Rent	-10% $-205	-5% $-99	+0% $7	+5% $113	+10% $220
Rate	-1.0pp $158	-0.5pp $84	base $7	+0.5pp $-70	+1.0pp $-150

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1.5	$2,690
Total (2 units)			$2,690

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: $74,975
• Closing costs: $8,997
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	0.67mi
2899 Northland St Cuyahoga Falls, OH	4.0	1.0	1424	$1,995	$1.40	15d	1	1.15mi

Listing history 7 events

1. 2026-06-05
   status $299,900 Pending 5 DOM
2. 2026-06-03
   days on market $299,900 Active 5 DOM
3. 2026-06-02
   days on market $299,900 Active 4 DOM
4. 2026-06-01
   days on market $299,900 Active 3 DOM
5. 2026-05-31
   days on market $299,900 Active 2 DOM
6. 2026-05-31
   remarks 699-char remark
7. 2026-05-31
   listed $299,900 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: $5,042 · $420/mo
• Projected year-2 tax: $5,042 · $420/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: $32,280
• − Mortgage interest: −$16,799
• − Property taxes: −$5,042
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,582
• − Management: −$2,582
• − Depreciation: −$8,724
• Taxable loss: −$4,950
• Est. tax savings @ 24.0%: +$1,188
• After-tax cash flow: $1,275/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

1 event — show timeline

• 2026-05-29 Listed $299,900 MLSNOW

Property tax history

+3.0%/yr

Latest (2025): $5,042 · -1.8% YoY. Source: county tax records.