1165 Myrtle Ave · Cuyahoga Falls, OH 44221

$189,850

4 bd · 1.0 ba · 1,120 sqft · SingleFamily public records · 2 Days on market

Built 1950 8,001 sqft lot Est $225k · 16% under

---

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).

• Cash flow +19.6/30.0
• ARV discount +14.6/15.0
• DSCR +6.2/10.0
• 1% rule +5.0/10.0
• 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

Awesome Cuyahoga Falls cape near many stores, bank, and walking distance to the elementary school. Solid 4 bedroom with updated kitchen cabinets and windows. Large city lot and a 1 plus car garage with door opener. 3 window units are included in the sale. Immediate possession after closing.

Key facts

• Natural light
• Updated lvp flooring
• Refreshed cabinetry

Tags

• MOVE IN READY
• FRESHLY MAINTAINED LANDSCAPING
• OVERSIZED LOT
• NATURAL LIGHT
• UPDATED LVP FLOORING
• REFRESHED CABINETRY

Property features AI

Exterior

• Parking: Detached garage with garage door opener; Driveway
• Utilities: Public water; Public sewer
• Home design: 2-story home; Slab foundation; Home warranty included
• Construction: Vinyl siding; Asphalt/fiberglass roof; Built according to public records
• Exterior features: Patio; Partial chain-link fencing; Back yard

Interior

• Kitchen: Range; Refrigerator; Kitchen laundry area
• Bedrooms: 2 main-level bedrooms
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Forced air gas heating; Window air conditioning units
• Interior features: 6 total rooms
• Laundry & utility: Washer; Dryer; Laundry located in the kitchen

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $220 ($3k/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 $190k (0.1% below list).
• Recommended offer: $190k (0.1% below list) — sets the bar for 1% rule.
• Cap rate 7.7% 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; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 43% 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).
• This rent runs 36% of the median local income ($63k/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 $1k of loan paydown is wiped out by about $6k 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 $53k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 5y 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 $135k; 41% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $189,573 (0.1% below list)

Questions for the listing agent

1. Built in 1950 — 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: 1.00% ✗
• Cap rate: 7.68%
• Cash-on-cash: 4.97%
• DSCR: 1.22
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $225,120
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1266 Curtis Ave	0.13mi	4/1.0	1,120 (0%)	2mo	$201,000	$179	92
1210 Myrtle Ave	0.04mi	4/1.0	1,155 (+3%)	2mo	$206,000	$178	92
1111 Center Ave	0.19mi	4/1.0	1,120 (0%)	2mo	$240,250	$215	89
1912 Hanover St	0.23mi	4/1.0	1,120 (0%)	3mo	$224,900	$201	87
2370 Schubert St	0.37mi	4/1.0	1,120 (0%)	4mo	$228,000	$204	80
1757 Windsor St	0.45mi	4/1.5	1,120 (0%)	2mo	$230,000	$205	76
2331 Larchdale Dr	0.36mi	4/1.0	1,190 (+6%)	1mo	$215,000	$181	72
648 Myrtle Ave	0.33mi	3/1.0 (-1)	1,008 (-10%)	3mo	$191,000	$189	60
2683 Owaisa Rd	0.74mi	3/1.0 (-1)	1,125 (+0%)	3mo	$250,000	$222	57
425 Myrtle Ave	0.51mi	3/1.5 (-1)	1,224 (+9%)	1mo	$222,500	$182	53
1932 Issaquah St	0.73mi	3/1.0 (-1)	1,008 (-10%)	2mo	$195,000	$193	42
2143 Issaquah St	0.73mi	3/1.5 (-1)	1,253 (+12%)	0mo	$261,700	$209	39

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: -4.3%
• Equity multiple: 0.83×
• Total profit: $-8,900
• Equity at exit: $28,307

10-year hold

• IRR: 9.4%
• Equity multiple: 1.85×
• Total profit: $45,209
• Equity at exit: $16,415

Cash invested: $53,158 (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: 8.3×

Monthly cashflow live

• Estimated rent: $1,896 high
• Mortgage (P&I): −$996
• Tax from tax record: −$203 /mo · $2,433/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$398
• Net cashflow: $220

Break-even live

Break-even rent $1,617

Max offer price $189,850

Occupancy floor 83%

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: $47,462
• Closing costs: $5,696
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1975 Tudor St Cuyahoga Falls, OH	3.0	1.0	1120	$1,475	$1.32	43d	1	0.33mi
1791 Windsor St Cuyahoga Falls, OH	3.0	1.0	1120	$1,929	$1.72	14d	1	0.43mi
467 Lynn Dr Cuyahoga Falls, OH	3.0	1.0	1414	$1,600	$1.13	14d	1	0.97mi
1276 Bailey Rd Cuyahoga Falls, OH	3.0	2.0	1188	$1,800	$1.52	43d	1	1.06mi
430 Keenan Ave Cuyahoga Falls, OH	3.0	1.0	1104	$1,325	$1.20	14d	1	1.15mi
1823 7th St Cuyahoga Falls, OH	3.0	1.5	1248	$2,850	$2.28	43d	1	1.32mi
2899 Northland St Cuyahoga Falls, OH	4.0	1.0	1424	$1,995	$1.40	14d	1	1.35mi

Listing history 7 events

1. 2026-05-21
   listed $189,850 Active
2. 2021-06-29
   soldstatus $134,900
3. 2021-06-28
   soldstatus $134,900 Closed 291-char remark

   Show marketing remark (291 chars)

   Awesome Cuyahoga Falls cape near many stores, bank, and walking distance to the elementary school. Solid 4 bedroom with updated kitchen cabinets and windows. Large city lot and a 1 plus car garage with door opener. 3 window units are included in the sale. Immediate possession after closing.

4. 2021-06-01
   status Pending 291-char remark

   Show marketing remark (291 chars)

   Awesome Cuyahoga Falls cape near many stores, bank, and walking distance to the elementary school. Solid 4 bedroom with updated kitchen cabinets and windows. Large city lot and a 1 plus car garage with door opener. 3 window units are included in the sale. Immediate possession after closing.

5. 2021-05-21
   historical Contingent 291-char remark

   Show marketing remark (291 chars)

   Awesome Cuyahoga Falls cape near many stores, bank, and walking distance to the elementary school. Solid 4 bedroom with updated kitchen cabinets and windows. Large city lot and a 1 plus car garage with door opener. 3 window units are included in the sale. Immediate possession after closing.

6. 2021-05-20
   listed $134,900 Active 291-char remark

   Show marketing remark (291 chars)

   Awesome Cuyahoga Falls cape near many stores, bank, and walking distance to the elementary school. Solid 4 bedroom with updated kitchen cabinets and windows. Large city lot and a 1 plus car garage with door opener. 3 window units are included in the sale. Immediate possession after closing.

7. 2021-05-12
   historical $134,900 291-char remark

   Show marketing remark (291 chars)

   Awesome Cuyahoga Falls cape near many stores, bank, and walking distance to the elementary school. Solid 4 bedroom with updated kitchen cabinets and windows. Large city lot and a 1 plus car garage with door opener. 3 window units are included in the sale. Immediate possession after closing.

ⓘ 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: $2,433 · $203/mo
• Projected year-2 tax: $2,697 · $225/mo
• Expected delta: +$264/yr (+$22/mo · 10.9%)

ⓘ 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 ≥96°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: $22,749
• − Mortgage interest: −$10,635
• − Property taxes: −$2,433
• − Insurance: −$949
• − Repairs & maintenance: −$1,820
• − Management: −$1,820
• − Depreciation: −$5,523
• Taxable loss: −$431
• Est. tax savings @ 24.0%: +$103
• After-tax cash flow: $2,745/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

+40.7% since first listed

7 events — show timeline

• 2026-05-21 Listed $189,850 MLSNOW
• 2021-06-29 Sold (Public Records) $134,900 Public Records
• 2021-06-28 Sold (MLS) $134,900 MLSNOW
• 2021-06-01 Pending — MLSNOW
• 2021-05-21 Contingent — MLSNOW
• 2021-05-20 Listed $134,900 MLSNOW
• 2021-05-12 Coming Soon $134,900 MLSNOW

Property tax history

+6.7%/yr

Latest (2025): $2,433 · -7.5% YoY. Source: county tax records.