2782 Oakwood Dr · Cuyahoga Falls, OH 44221

$199,900

3 bd · 1.0 ba · 1,314 sqft · SingleFamily public records · 7 Days on market

Built 1930 4,848 sqft lot Est $258k · 22% under

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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).

• ARV discount +15.0/15.0
• Cash flow +12.7/30.0
• Schools +4.5/10.0
• Rent growth +4.2/5.0
• Livability +4.2/5.0
• DSCR +3.8/10.0
• 1% rule +3.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

UPDATE: Back on market with major renovations completed in the basement, outside, plumbing and more. Come back for a second visit! Welcome to your your new Cuyahoga Falls home! This 3 bedroom beauty had many updates over the last 10-15 years. Around 2013 the roof was replaced. Per the seller, the siding and furnace was also replaced around 2016, and the AC was replaced roughly 5 years ago. Many of the windows have been replaced as well. What you will immediately notice are the gorgeous wood floors throughout. There is a spacious kitchen with a little dinette off the back, along with a formal dining room. The living room features a fireplace space, though there is no information on it as it

Key facts

• Replaced windows
• Replaced ac
• Replaced siding

Tags

• REPLACED ROOF
• REPLACED SIDING
• REPLACED FURNACE
• REPLACED AC
• REPLACED WINDOWS
• GORGEOUS WOOD FLOORS

Property features AI

Finance

• HOA & community: Public transportation nearby

Exterior

• Parking: Detached garage (1 car); Unpaved driveway
• Utilities: Public water; Public sewer
• Home design: 2 stories; Vinyl siding exterior
• Construction: Built according to public records; Asphalt/fiberglass roof; Block foundation
• Exterior features: Front porch

Interior

• Kitchen: Range; Refrigerator; Microwave
• Bedrooms: Bedroom on second level; Bedroom on second level; Bonus room on third level
• Flooring: Wood flooring in most living areas and bedrooms; Ceramic tile in kitchen
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air gas heating; Central air conditioning
• Interior features: Full unfinished basement; Fireplace (1)
• Laundry & utility: Washer and dryer; Laundry located in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $-22 ($-267/yr) — negative.
• To cash-flow at today's rent, offer at most $196k (2.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $173k (13.6% below list).
• Recommended offer: $173k (13.6% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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: Lincoln Elementary School (math 48% / reading 53%, grade D+, #896 of 1,584 statewide, top 57%, 407 students, 53% 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: Rents rising fast (+7.0%/yr); 92 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 1,114 units permitted in Summit County in 2024 (397 in 5+ unit buildings).
• This rent runs 33% 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 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 10 sale attempts since 31y ago; this cycle's ask is 5% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $87k; list at $200k implies a 131% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $172,673 (13.6% 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. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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 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: 0.86% ✗
• Cap rate: 6.16%
• Cash-on-cash: -0.48%
• DSCR: 0.98
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $257,544
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2782 Oakwood Dr	0.00mi	3/1.0	1,314 (0%)	0mo	$208,000	$158	100
412 Lincoln Ave	0.05mi	3/1.5	1,312 (-0%)	0mo	$265,000	$202	95
390 Morrison Ave	0.12mi	4/1.0 (+1)	1,300 (-1%)	1mo	$219,900	$169	87
820 Monroe Ave	0.40mi	4/1.0 (+1)	1,260 (-4%)	2mo	$215,000	$171	68
305 Hayes Ave	0.48mi	3/2.0	1,256 (-4%)	1mo	$265,000	$211	66
2910 Elmwood St	0.25mi	3/1.0	1,120 (-15%)	0mo	$219,000	$196	64
3071 Scott St	0.65mi	4/1.0 (+1)	1,275 (-3%)	1mo	$232,000	$182	59
2552 Maplewood St	0.41mi	4/1.0 (+1)	1,445 (+10%)	1mo	$219,900	$152	58
1114 Lincoln Ave	0.44mi	3/2.0	1,160 (-12%)	0mo	$240,000	$207	56
151 Roanoke Ave	0.75mi	3/1.5	1,242 (-6%)	2mo	$250,000	$201	53
67 Pierce Ave	0.38mi	4/2.0 (+1)	1,151 (-12%)	0mo	$279,900	$243	52
2735 3rd St	0.69mi	3/1.5	1,124 (-14%)	2mo	$165,900	$148	40

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: -12.7%
• Equity multiple: 0.52×
• Total profit: $-26,645
• Equity at exit: $29,806

10-year hold

• IRR: 1.5%
• Equity multiple: 1.12×
• Total profit: $6,857
• Equity at exit: $17,284

Cash invested: $55,972 (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: 92
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,727 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$255 /mo · $3,057/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$363
• Net cashflow: $-22

Break-even live

Break-even rent $1,755

Max offer price $195,972

Occupancy floor 96%

Sensitivity live

Price	-10% $91	-5% $34	+0% $-22	+5% $-79	+10% $-135
Rent	-10% $-159	-5% $-90	+0% $-22	+5% $46	+10% $114
Rate	-1.0pp $78	-0.5pp $29	base $-22	+0.5pp $-74	+1.0pp $-127

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2899 Northland St Cuyahoga Falls, OH	4.0	1.0	1424	$1,995	$1.40	16d	1	0.38mi
430 Keenan Ave Cuyahoga Falls, OH	3.0	1.0	1104	$1,325	$1.20	16d	1	0.60mi
113 Madison Ave Unit 1496128P Cuyahoga Falls, OH	3.0	1.5	1065	$4,259	$4.00	16d	1	0.63mi
2876 Hudson Dr Unit A Cuyahoga Falls, OH	2.0	1.0	900	$1,150	$1.28	25d	1	0.74mi
2876 Hudson Dr Unit A Cuyahoga Falls, OH	2.0	1.0	900	$1,150	$1.28	16d	1	0.74mi
255 Portage Trl Cuyahoga Falls, OH	2.0	2.0	1650	$1,725	$1.05	16d	1	0.81mi
2220 High St Cuyahoga Falls, OH	1.0–2.0	1.0–2.0	870	$1,215	$1.40	16d	1	1.01mi
1928 3rd St Unit 4 Cuyahoga Falls, OH	2.0	1.0	1150	$1,300	$1.13	45d	1	1.02mi
1823 7th St Cuyahoga Falls, OH	3.0	1.5	1248	$2,850	$2.28	45d	1	1.15mi
401-407 Pleasant Meadow Blvd Unit 401-203 Stow, OH	3.0	2.0	1528	$1,745	$1.14	45d	1	1.27mi
401-407 Pleasant Meadow Blvd Unit 401-301 Stow, OH	2.0	2.0	1253	$1,595	$1.27	16d	1	1.27mi
1832 15th St Cuyahoga Falls, OH	3.0	1.0	1000	$1,495	$1.50	25d	1	1.32mi
890 Quail Crk Blvd Cuyahoga Falls, OH	2.0–3.0	2.0	1387	$2,475	$1.78	16d	1	1.33mi
1975 Tudor St Cuyahoga Falls, OH	3.0	1.0	1120	$1,475	$1.32	45d	1	1.44mi
223 W Portage Trl Cuyahoga Falls, OH	2.0	2.0	1250	$1,625	$1.30	16d	1	1.44mi
2352 26th St Cuyahoga Falls, OH	3.0	2.0	1510	$1,985	$1.31	45d	1	1.45mi

Listing history 22 events

1. 2026-05-28
   status Pending
2. 2026-05-27
   status Active
3. 2026-05-08
   status Active
4. 2026-05-08
   price $199,900
5. 2026-04-25
   status Pending
6. 2026-04-19
   listed $189,900 Active
7. 2016-10-25
   historical
8. 2016-04-26
   listed $104,900 Active
9. 2014-03-01
   historical
10. 2013-08-23
    listed $100,000
11. 2004-09-01
    historical
12. 2004-06-01
    listed $124,000
13. 2003-11-06
    historical
14. 2003-08-06
    listed $123,900
15. 1999-08-27
    soldstatus $86,600
16. 1999-07-31
    historical
17. 1999-06-07
    listed $89,900
18. 1996-04-16
    soldstatus $88,000
19. 1996-01-03
    listed $89,900
20. 1995-11-09
    soldstatus $82,500
21. 1995-08-12
    listed $89,900
22. 1988-07-05
    soldstatus $49,900

ⓘ 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: $3,057 · $255/mo
• Projected year-2 tax: $3,088 · $257/mo
• Expected delta: +$31/yr (+$3/mo · 1.0%)

ⓘ 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: $20,721
• − Mortgage interest: −$11,198
• − Property taxes: −$3,057
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,658
• − Management: −$1,658
• − Depreciation: −$5,815
• Taxable loss: −$3,664
• Est. tax savings @ 24.0%: +$879
• After-tax cash flow: $613/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

+300.6% since first listed

22 events — show timeline

• 2026-05-28 Pending — MLSNOW
• 2026-05-27 Relisted — MLSNOW
• 2026-05-08 Relisted — MLSNOW
• 2026-05-08 Price Changed $199,900 MLSNOW
• 2026-04-25 Pending — MLSNOW
• 2026-04-19 Listed $189,900 MLSNOW
• 2016-10-25 Listing Removed — MLSNOW
• 2016-04-26 Listed $104,900 MLSNOW
• 2014-03-01 Listing Removed — MLSNOW
• 2013-08-23 Listed $100,000 MLSNOW
• 2004-09-01 Listing Removed — MLSNOW
• 2004-06-01 Listed $124,000 MLSNOW
• 2003-11-06 Listing Removed — MLSNOW
• 2003-08-06 Listed $123,900 MLSNOW
• 1999-08-27 Sold (Public Records) $86,600 Public Records
• 1999-07-31 Listing Removed — MLSNOW
• 1999-06-07 Listed $89,900 MLSNOW
• 1996-04-16 Sold (Public Records) $88,000 Public Records
• 1996-01-03 Listed $89,900 MLSNOW
• 1995-11-09 Sold (Public Records) $82,500 Public Records
• 1995-08-12 Listed $89,900 MLSNOW
• 1988-07-05 Sold (Public Records) $49,900 Public Records

Property tax history

+3.9%/yr

Latest (2025): $3,057 · -1.8% YoY. Source: county tax records.