1977 Victoria St · Cuyahoga Falls, OH 44221

$195,000

4 bd · 1.0 ba · 1,120 sqft · SingleFamily public records · 6 Days on market

Built 1949 5,009 sqft lot Est $204k · at est.

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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 +17.8/30.0
• ARV discount +9.5/15.0
• DSCR +5.6/10.0
• 1% rule +4.5/10.0
• 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

You'll find everything you need in this well-built and beautifully maintained 4 bedroom bungalow! Charming curb appeal and an inviting front porch welcome you inside the living room with neutral decor and lots of natural light. The kitchen features space for dining and all appliances including a stackable washer/dryer that will stay with the home. Two bedrooms on the main floor as well as an updated full bath.   Upstairs you'll find two more bedrooms with nice ceiling height and window air conditioners that will convey. There's even more to love outside featuring a patio, partially fenced yard plus a detached single car garage. Affordable, centrally located, and well kept with the roof, furnace, windows, and on demand water heater all less than 10 years old.   Don't miss out, call to see this gem today!

Key facts

• Practical workspace
• Bright living area
• Outdoor space

Tags

• MOVE IN READY
• BRIGHT LIVING AREA
• PRACTICAL WORKSPACE
• OUTDOOR SPACE
• CONVENIENTLY LOCATED

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $159 ($2k/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 $186k (4.5% below list).
• Recommended offer: $186k (4.5% below list) — sets the bar for 1% rule.
• Cap rate 7.3% 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 lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% 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 35% 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.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 3y 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 $186,182 (4.5% below list)

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: 0.95% ✗
• Cap rate: 7.27%
• Cash-on-cash: 3.49%
• DSCR: 1.16
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $203,840
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1912 Hanover St	0.15mi	4/1.0	1,120 (0%)	3mo	$224,900	$201	91
1757 Windsor St	0.18mi	4/1.5	1,120 (0%)	2mo	$230,000	$205	88
1266 Curtis Ave	0.38mi	4/1.0	1,120 (0%)	2mo	$201,000	$179	80
1210 Myrtle Ave	0.37mi	4/1.0	1,155 (+3%)	2mo	$206,000	$178	76
1111 Center Ave	0.52mi	4/1.0	1,120 (0%)	2mo	$240,250	$215	74
907 E Broadway St	0.15mi	3/1.0 (-1)	1,048 (-6%)	5mo	$177,000	$169	73
2370 Schubert St	0.57mi	4/1.0	1,120 (0%)	4mo	$228,000	$204	70
648 Myrtle Ave	0.25mi	3/1.0 (-1)	1,008 (-10%)	3mo	$191,000	$189	64
425 Myrtle Ave	0.38mi	3/1.5 (-1)	1,224 (+9%)	1mo	$222,500	$182	59
2331 Larchdale Dr	0.72mi	4/1.0	1,190 (+6%)	1mo	$215,000	$181	56
619 Tallmadge Rd	0.26mi	3/1.0 (-1)	1,284 (+15%)	4mo	$224,900	$175	55
1310 Munroe Falls Ave	0.70mi	4/1.0	1,190 (+6%)	5mo	$193,000	$162	52

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: -6.6%
• Equity multiple: 0.75×
• Total profit: $-13,775
• Equity at exit: $29,075

10-year hold

• IRR: 7.3%
• Equity multiple: 1.65×
• Total profit: $35,315
• Equity at exit: $16,860

Cash invested: $54,600 (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: 8.7×

Monthly cashflow live

• Estimated rent: $1,862 high
• Mortgage (P&I): −$1,023
• Tax from tax record: −$208 /mo · $2,496/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$391
• Net cashflow: $159

Break-even live

Break-even rent $1,661

Max offer price $195,000

Occupancy floor 86%

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: $48,750
• Closing costs: $5,850
• 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	0.08mi
1791 Windsor St Cuyahoga Falls, OH	3.0	1.0	1120	$1,929	$1.72	14d	1	0.12mi
467 Lynn Dr Cuyahoga Falls, OH	3.0	1.0	1414	$1,600	$1.13	14d	1	0.58mi
1276 Bailey Rd Cuyahoga Falls, OH	3.0	2.0	1188	$1,800	$1.52	43d	1	0.76mi
1823 7th St Cuyahoga Falls, OH	3.0	1.5	1248	$2,850	$2.28	43d	1	1.07mi
1059 Jean Ave Akron, OH	3.0	1.0	1012	$1,300	$1.28	43d	1	1.29mi
430 Keenan Ave Cuyahoga Falls, OH	3.0	1.0	1104	$1,325	$1.20	14d	1	1.41mi

Listing history 6 events

1. 2026-06-13
   statusdays on market $195,000 Pending 6 DOM
2. 2026-06-10
   days on market $195,000 Active 5 DOM
3. 2026-06-09
   days on market $195,000 Active 4 DOM
4. 2026-06-08
   days on market $195,000 Active 3 DOM
5. 2026-06-07
   remarks 699-char remark
6. 2026-06-07
   listed $195,000 Active 2 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: $2,496 · $208/mo
• Projected year-2 tax: $2,769 · $231/mo
• Expected delta: +$273/yr (+$23/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 · 16 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: $22,342
• − Mortgage interest: −$10,923
• − Property taxes: −$2,496
• − Insurance: −$975
• − Repairs & maintenance: −$1,787
• − Management: −$1,787
• − Depreciation: −$5,673
• Taxable loss: −$1,300
• Est. tax savings @ 24.0%: +$312
• After-tax cash flow: $2,219/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

+346.2% since first listed

7 events — show timeline

• 2026-06-05 Listed $195,000 MLSNOW
• 2023-07-07 Pending — MLSNOW
• 2023-07-06 Sold (Public Records) $190,000 Public Records
• 2023-06-30 Sold (MLS) $190,000 MLSNOW
• 2023-06-02 Contingent — MLSNOW
• 2023-05-30 Listed $155,000 MLSNOW
• 1989-07-14 Sold (Public Records) $43,700 Public Records

Property tax history

+6.5%/yr

Latest (2025): $2,496 · -1.8% YoY. Source: county tax records.