244 Keenan Ave · Cuyahoga Falls, OH 44221

$174,900

3 bd · 1.0 ba · 956 sqft · SingleFamily public records · 34 Days on market

Built 1900 6,599 sqft lot $183/sqft · at area comps Est $190k · 8% 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 +11.1/15.0
• Schools +4.5/10.0
• Rent growth +4.2/5.0
• Livability +4.2/5.0
• DSCR +3.8/10.0
• 1% rule +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Step into the character and warmth of this beautifully refreshed, 2-bedroom, brick and vinyl Ranch. Perfectly situated in the heart of Cuyahoga Falls, the expansive open-concept living area features a living room with a loft and soaring cathedral ceilings, anchored by a sleek, oversized modern fan that perfectly bridges architectural drama with comfort. Large windows fill the space with natural light, highlighting the fresh updates throughout. The chef-ready kitchen boasts tile backsplash, and brand-new (2026) stainless steel appliances (including a gas range). Storage is a breeze with a main bedroom walk-in closet, foyer closets, kitchen pantry, and full basement. Outside, discover a rare

Key facts

• Chef-ready kitchen
• Three-parcel yard
• Newer hvac

Tags

• OPEN-CONCEPT LIVING AREA
• CHEF-READY KITCHEN
• MAIN BEDROOM WALK-IN CLOSET
• THREE-PARCEL YARD
• LOW-MAINTENANCE EXTERIOR
• NEWER HVAC

Property features AI

Exterior

• Parking: Off-street parking; Oversized aggregate parking area
• Utilities: Public water; Public sewer
• Home design: Single-story home; Updated/remodeled condition; Entry and main living on first (only) level; Asphalt roof
• Construction: Brick and vinyl siding exterior; Built (year source: public records); Block foundation
• Exterior features: Private yard; Back yard; Front yard; Few trees; Located on a cul-de-sac; Privacy fencing in backyard (wood)

Interior

• Kitchen: Dishwasher; Microwave; Range; Pantry; Laminate counters; Cathedral ceiling in kitchen
• Bedrooms: Two main-level bedrooms; Bedrooms feature carpet flooring; One bedroom includes a walk-in closet
• Flooring: Carpet in bedrooms; Concrete flooring in basement areas
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Forced air heating; Central air conditioning; Ceiling fans for additional cooling
• Interior features: Ceiling fan(s); Cathedral ceilings; Open floorplan; Pantry; Storage; Walk-in closet(s); Laminate counters
• Laundry & utility: Main-level laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $-16 ($-186/yr) — negative.
• To cash-flow at today's rent, offer at most $172k (1.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $140k (19.8% below list).
• Recommended offer: $140k (19.8% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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

• It's been on market 34 days — a 3% lower offer ($170k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $140,329 (19.8% 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. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
3. Built in 1900 — 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 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: 0.80% ✗
• Cap rate: 6.19%
• Cash-on-cash: -0.38%
• DSCR: 0.98
• GRM: 10.4

CMA / ARV

• ARV (median comp): $189,890
• List price: $174,900
• Delta: -7.89%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2747 3rd St	0.29mi	3/2.0	965 (+1%)	0mo	$145,900	$151	80
2834 Norwood St	0.07mi	2/1.0 (-1)	1,008 (+5%)	4mo	$199,900	$198	79
244 Keenan Ave	0.00mi	2/1.0 (-1)	1,064 (+11%)	0mo	$171,500	$161	76
212 Marguerite Ave	0.13mi	2/1.5 (-1)	1,056 (+10%)	2mo	$209,000	$198	68
125 Adams Ave	0.49mi	3/1.0	1,019 (+7%)	1mo	$164,000	$161	65
2824 Fairview Pl	0.55mi	3/1.0	1,008 (+5%)	2mo	$240,000	$238	64
318 Van Buren Ave	0.65mi	3/1.0	1,008 (+5%)	1mo	$220,000	$218	60
2685 Northland St	0.32mi	2/1.5 (-1)	1,064 (+11%)	8mo	$175,000	$164	52
236 Tyler Ave	0.64mi	2/2.0 (-1)	1,008 (+5%)	2mo	$175,000	$174	51
119 Alameda Ave	0.54mi	3/1.0	1,092 (+14%)	2mo	$260,000	$238	50
312 Linwood St	0.50mi	2/2.0 (-1)	825 (-14%)	1mo	$189,500	$230	44
3320 Hudson Dr	0.64mi	2/2.0 (-1)	864 (-10%)	2mo	$200,000	$231	43

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: -12.9%
• Equity multiple: 0.52×
• Total profit: $-23,562
• Equity at exit: $26,078

10-year hold

• IRR: 1.0%
• Equity multiple: 1.08×
• Total profit: $3,899
• Equity at exit: $15,122

Cash invested: $48,972 (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 44221

• Rents YoY: 7.0%
• Active inventory: 90
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,403 high
• Mortgage (P&I): −$917
• Tax from tax record: −$134 /mo · $1,609/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$295
• Net cashflow: $-16

Break-even live

Break-even rent $1,423

Max offer price $172,159

Occupancy floor 96%

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: $43,725
• Closing costs: $5,247
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
430 Keenan Ave Cuyahoga Falls, OH	3.0	1.0	1104	$1,325	$1.20	14d	1	0.09mi
2876 Hudson Dr Unit A Cuyahoga Falls, OH	2.0	1.0	900	$1,150	$1.28	23d	1	0.23mi
2876 Hudson Dr Unit A Cuyahoga Falls, OH	2.0	1.0	900	$1,150	$1.28	14d	1	0.23mi
113 Madison Ave Unit 1496128P Cuyahoga Falls, OH	3.0	1.5	1065	$4,259	$4.00	13d	1	0.50mi
2940 6th St Unit 4 Cuyahoga Falls, OH	2.0	1.0	825	$900	$1.09	43d	1	0.58mi
513 Center Ave Cuyahoga Falls, OH	2.0	1.0	587	$964	$1.64	23d	2	0.88mi
2220 High St Cuyahoga Falls, OH	1.0–2.0	1.0–2.0	870	$1,215	$1.40	13d	1	0.94mi
1737 Portage Trl Cuyahoga Falls, OH	2.0	1.0	806	$900	$1.12	23d	1	1.32mi
1747 Portage Trl Unit 4 Cuyahoga Falls, OH	2.0	1.0	806	$1,100	$1.36	14d	1	1.33mi
1975 Tudor St Cuyahoga Falls, OH	3.0	1.0	1120	$1,475	$1.32	43d	1	1.38mi

Listing history 11 events

1. 2026-06-07
   statusdays on market $174,900 Pending 34 DOM
2. 2026-06-05
   days on market $174,900 Contingent 32 DOM
3. 2026-06-03
   days on market $174,900 Contingent 31 DOM
4. 2026-06-02
   days on market $174,900 Contingent 30 DOM
5. 2026-06-01
   days on market $174,900 Contingent 29 DOM
6. 2026-05-31
   days on market $174,900 Contingent 28 DOM
7. 2026-05-31
   days on market $174,900 Contingent 27 DOM
8. 2026-05-10
   historical Contingent 1296-char remark
9. 2026-05-04
   status Active 1296-char remark
10. 2026-05-01
    listed $174,900 Active 1296-char remark
11. 2026-01-23
    soldstatus $52,240

ⓘ 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: $1,609 · $134/mo
• Projected year-2 tax: $2,168 · $181/mo
• Expected delta: +$560/yr (+$47/mo · 34.8%)

ⓘ 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 ≥98°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: $16,839
• − Mortgage interest: −$9,797
• − Property taxes: −$1,609
• − Insurance: −$874
• − Repairs & maintenance: −$1,347
• − Management: −$1,347
• − Depreciation: −$5,088
• Taxable loss: −$3,223
• Est. tax savings @ 24.0%: +$774
• After-tax cash flow: $587/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

+228.3% since first listed

6 events — show timeline

• 2026-06-11 Sold (MLS) $171,500 MLSNOW
• 2026-06-06 Pending — MLSNOW
• 2026-05-10 Contingent — MLSNOW
• 2026-05-04 Relisted — MLSNOW
• 2026-05-01 Listed $174,900 MLSNOW
• 2026-01-23 Sold (Public Records) $52,240 Public Records

Property tax history

+4.2%/yr

Latest (2025): $1,609 · -3.0% YoY. Source: county tax records.