30 Madison Ave · Cuyahoga Falls, OH 44221

$163,000

3 bd · 1.0 ba · 1,056 sqft · SingleFamily public records · 81 Days on market

Built 1958 5,998 sqft lot $154/sqft · 19% below area Est $201k · 19% 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 +14.4/30.0
• Schools +4.5/10.0
• DSCR +4.4/10.0
• 1% rule +4.2/10.0
• Rent growth +4.2/5.0
• Livability +4.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• 5,998 sq ft lot
• Garage
• Built 1958

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $163k.

Deal economics

• At list price, monthly cash flow is $32 ($385/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 $150k (7.8% below list).
• Recommended offer: $150k (7.8% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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 81 days — a 6% lower offer ($153k) 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.
• Current owner paid $25k; list at $163k implies a 552% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $150,323 (7.8% below list)

Questions for the listing agent

1. It's been on market 81 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
2. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
7. 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.
8. 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: 0.92% ✗
• Cap rate: 6.53%
• Cash-on-cash: 0.84%
• DSCR: 1.04
• GRM: 9.0

CMA / ARV

• ARV (median comp): $201,445
• List price: $163,000
• Delta: -19.08%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
125 Adams Ave	0.05mi	3/1.0	1,019 (-4%)	1mo	$164,000	$161	91
119 Alameda Ave	0.20mi	3/1.0	1,092 (+3%)	2mo	$260,000	$238	84
318 Van Buren Ave	0.20mi	3/1.0	1,008 (-4%)	1mo	$220,000	$218	82
212 Marguerite Ave	0.34mi	2/1.5 (-1)	1,056 (0%)	2mo	$209,000	$198	76
2910 Elmwood St	0.35mi	3/1.0	1,120 (+6%)	0mo	$219,000	$196	74
244 Keenan Ave	0.48mi	2/1.0 (-1)	1,064 (+1%)	0mo	$171,500	$161	71
2824 Fairview Pl	0.54mi	3/1.0	1,008 (-4%)	2mo	$240,000	$238	66
67 Pierce Ave	0.27mi	4/2.0 (+1)	1,151 (+9%)	0mo	$279,900	$243	63
2851 8th St	0.59mi	3/1.0	1,109 (+5%)	2mo	$224,900	$203	63
253 Pierce Ave	0.31mi	3/1.5	1,196 (+13%)	2mo	$227,000	$190	60
731 Notre Dame Ave	0.61mi	3/1.0	1,152 (+9%)	1mo	$209,000	$181	56
642 Marguerite Ave	0.64mi	2/2.0 (-1)	1,116 (+6%)	0mo	$215,000	$193	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: -10.5%
• Equity multiple: 0.60×
• Total profit: $-18,119
• Equity at exit: $24,304

10-year hold

• IRR: 3.8%
• Equity multiple: 1.32×
• Total profit: $14,668
• Equity at exit: $14,093

Cash invested: $45,640 (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: 9.0×

Monthly cashflow live

• Estimated rent: $1,503 high
• Mortgage (P&I): −$855
• Tax from tax record: −$233 /mo · $2,793/yr
• Insurance: −$68
• HOA: −$0
• Vacancy / Maint / Mgmt: −$316
• Net cashflow: $32

Break-even live

Break-even rent $1,463

Max offer price $163,000

Occupancy floor 93%

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: $40,750
• Closing costs: $4,890
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
113 Madison Ave Unit 1496128P Cuyahoga Falls, OH	3.0	1.5	1065	$4,259	$4.00	13d	1	0.07mi
2899 Northland St Cuyahoga Falls, OH	4.0	1.0	1424	$1,995	$1.40	14d	1	0.31mi
2940 6th St Unit 4 Cuyahoga Falls, OH	2.0	1.0	825	$900	$1.09	43d	1	0.43mi
430 Keenan Ave Cuyahoga Falls, OH	3.0	1.0	1104	$1,325	$1.20	14d	1	0.50mi
2876 Hudson Dr Unit A Cuyahoga Falls, OH	2.0	1.0	900	$1,150	$1.28	14d	1	0.59mi
2876 Hudson Dr Unit A Cuyahoga Falls, OH	2.0	1.0	900	$1,150	$1.28	23d	1	0.59mi
890 Quail Crk Blvd Cuyahoga Falls, OH	2.0–3.0	2.0	1387	$2,475	$1.78	13d	1	0.75mi
401-407 Pleasant Meadow Blvd Unit 401-301 Stow, OH	2.0	2.0	1253	$1,595	$1.27	13d	1	0.85mi
1737 Portage Trl Cuyahoga Falls, OH	2.0	1.0	806	$900	$1.12	23d	1	1.20mi
1747 Portage Trl Unit 4 Cuyahoga Falls, OH	2.0	1.0	806	$1,100	$1.36	14d	1	1.20mi
513 Center Ave Cuyahoga Falls, OH	2.0	1.0	587	$964	$1.64	23d	2	1.29mi
2220 High St Cuyahoga Falls, OH	1.0–2.0	1.0–2.0	870	$1,215	$1.40	13d	1	1.35mi

Listing history 3 events

1. 2026-03-09
   status Active
2. 2026-02-09
   listed $163,000 Active
3. 1984-10-17
   soldstatus $25,000

ⓘ 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: $2,793 · $233/mo
• Projected year-2 tax: $2,793 · $233/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 ≥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: $18,039
• − Mortgage interest: −$9,131
• − Property taxes: −$2,793
• − Insurance: −$815
• − Repairs & maintenance: −$1,443
• − Management: −$1,443
• − Depreciation: −$4,742
• Taxable loss: −$2,328
• Est. tax savings @ 24.0%: +$559
• After-tax cash flow: $943/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

+552.0% since first listed

3 events — show timeline

• 2026-03-09 Relisted — MLSNOW
• 2026-02-09 Listed $163,000 MLSNOW
• 1984-10-17 Sold (Public Records) $25,000 Public Records

Property tax history

+2.6%/yr

Latest (2025): $2,793 · -1.8% YoY. Source: county tax records.