225 24th St NW · Barberton, OH 44203

$140,000

2 bd · 2.0 ba · 896 sqft · SingleFamily public records · 4 Days on market

Built 1963 4,944 sqft lot Est $125k · 12% over

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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 +15.5/30.0
• DSCR +4.8/10.0
• Schools +4.1/10.0
• 1% rule +4.0/10.0
• Rent growth +4.0/5.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• ARV discount +2.3/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Absolutely Adorable! This 2 Bedroom, 2 Bath Ranch/Cape Cod Style Home has Extra Space Upstairs for a 3rd Bedroom or to use Currently as Great Storage. The Living Room Area & Both Bedrooms on the Main Floor have Hard Wood Flooring. There is Ample Closet Space. The Kitchen is Nice & has Easy Access to the Enclosed Porch for Entering & Exiting from the Rear Parking & Garage Area. The Cute Front Porch/Deck is Welcoming & Roomy Enough for the Ideal Bistro Set to sit & enjoy a little afternoon sun. The Back Yard is especially quaint with a shady spot to have an outdoor picnic or relax in the shelter of the Enclosed Porch with just enough Privacy too. This Home is Move-In Ready!!

Key facts

• Built-in pantry
• Vintage tiles
• Ample linen storage

Tags

• HARDWOOD FLOORS
• EAT-IN KITCHEN
• BUILT-IN PANTRY
• COFFEE BAR
• VINTAGE TILES
• AMPLE LINEN STORAGE

Property features AI

Exterior

• Parking: Driveway; Detached garage; 1-car garage
• Utilities: Public water; Public sewer
• Home design: 2 stories; Vinyl siding; Asphalt/fiberglass roof
• Construction: Vinyl siding construction; Asphalt/fiberglass roof; Built (year per assessor)
• Exterior features: Enclosed porch; Patio; Porch

Interior

• Kitchen: Microwave; Range; Refrigerator
• Bedrooms: 2 main-level bedrooms
• Bathrooms: 1 full bathroom; 1 half bathroom; 1 main-level bathroom
• Heating & cooling: Forced air gas heating; Central air conditioning
• Interior features: Full, unfinished basement; 5 total rooms
• Laundry & utility: Basement utility space

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $57 ($683/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 $125k (10.4% below list).
• Recommended offer: $125k (10.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 71/100 on livability (#428 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime C-, amenities F, commute F.
• Barberton City (suburban): math 47% / reading 51% proficiency, ranked #466 of 656 in OH (top 71%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Barberton Primary School (math 56% / reading 51%, grade C, #834 of 1,584 statewide, top 53%, 762 students, 0% FRL); Barberton Middle School (math 45% / reading 50%, grade C-, #444 of 654 statewide, top 69%, 797 students, 72% FRL); Barberton High School (math 33% / reading 57%, grade D-, #468 of 781 statewide, top 60%, 1,220 students, 60% FRL) — zoned schools average 44% FRL vs 62% district-wide (18 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+5.9%/yr); 226 active listings in the ZIP; 12 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $968 of loan paydown is wiped out by about $4k 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 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 19y 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 $90k; list at $140k implies a 56% gain — meaningful room to come down on a strong offer.

Recommended offer $125,381 (10.4% below list)

Questions for the listing agent

1. Built in 1963 — 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. 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?
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: 0.90% ✗
• Cap rate: 6.78%
• Cash-on-cash: 1.74%
• DSCR: 1.08
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $125,440
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
93 NW 22nd St NW	0.22mi	2/1.5	858 (-4%)	4mo	$128,000	$149	78
251 30th St NW	0.36mi	2/2.0	924 (+3%)	12mo	$96,000	$104	68
12 24th St SW	0.40mi	2/1.5	953 (+6%)	13mo	$107,000	$112	58
131 15th St NW	0.43mi	3/1.0 (+1)	966 (+8%)	2mo	$135,000	$140	57
1027 W Hopocan Ave	0.30mi	3/1.5 (+1)	971 (+8%)	12mo	$159,155	$164	55
246 29th St NW	0.32mi	3/1.5 (+1)	1,008 (+12%)	2mo	$169,000	$168	55
32 21st St NW	0.31mi	3/1.0 (+1)	840 (-6%)	13mo	$86,500	$103	55
918 Raymond Ave	0.58mi	1/1.0 (-1)	840 (-6%)	2mo	$96,000	$114	52
128 17th St NW	0.29mi	3/1.0 (+1)	963 (+8%)	17mo	$100,000	$104	51
65 29th St NW	0.44mi	3/1.0 (+1)	1,026 (+14%)	4mo	$190,000	$185	43
287 31st St NW	0.43mi	3/1.0 (+1)	1,008 (+12%)	14mo	$124,900	$124	39
3232 Weber Dr	0.63mi	3/2.0 (+1)	1,023 (+14%)	12mo	$227,191	$222	31

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 · 5.86% rent growth · sell at horizon

5-year hold

• IRR: -10.5%
• Equity multiple: 0.61×
• Total profit: $-15,350
• Equity at exit: $20,874

10-year hold

• IRR: 2.4%
• Equity multiple: 1.19×
• Total profit: $7,446
• Equity at exit: $12,105

Cash invested: $39,200 (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 44203

• Rents YoY: 5.9%
• Active inventory: 226
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,254 high
• Mortgage (P&I): −$734
• Tax from tax record: −$141 /mo · $1,693/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$263
• Net cashflow: $57

Break-even live

Break-even rent $1,182

Max offer price $140,000

Occupancy floor 90%

Sensitivity live

Price	-10% $136	-5% $97	+0% $57	+5% $17	+10% $-22
Rent	-10% $-42	-5% $7	+0% $57	+5% $106	+10% $156
Rate	-1.0pp $127	-0.5pp $93	base $57	+0.5pp $21	+1.0pp $-16

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1270 South Ave Barberton, OH	1.0–2.0	1.0–1.5	1012	$1,449	$1.43	15d	1	0.47mi
1285 Wooster Rd W Barberton, OH	2.0	1.0	900	$1,100	$1.22	15d	1	0.56mi
667 W Park Ave Barberton, OH	2.0	1.0	900	$1,350	$1.50	15d	1	0.83mi
1101 Stratford St Barberton, OH	1.0	1.0	780	$965	$1.24	15d	1	0.85mi
3953 Mount Vernon Blvd Norton, OH	2.0	1.0	1000	$1,318	$1.32	15d	1	0.85mi
3943 Long Dr Norton, OH	2.0	1.0–2.0	1200	$1,508	$1.26	15d	5	0.88mi
1275 Norton Ave #1283 Norton, OH	3.0	1.0	932	$1,200	$1.29	45d	1	0.92mi
3888 Long Dr Norton, OH	2.0	2.0	1000	$1,601	$1.60	15d	1	0.94mi
3343 Columbia Woods Dr Norton, OH	1.0–2.0	1.0–2.0	900	$1,525	$1.69	4d	9	1.00mi
288 5th St NW Unit 288 1/2 Barberton, OH	1.0	1.0	720	$750	$1.04	25d	1	1.01mi
3839-3859 Long Dr Norton, OH	1.0	1.0	750	$1,141	$1.52	15d	2	1.05mi
149 2nd St SW Unit 149 Barberton, OH	2.0	1.0	1037	$1,100	$1.06	15d	1	1.25mi

Listing history 4 events

1. 2026-06-09
   status $140,000 Pending 4 DOM
2. 2026-06-08
   days on market $140,000 Active 4 DOM
3. 2026-06-07
   remarks 699-char remark
4. 2026-06-07
   listed $140,000 Active 3 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: $1,693 · $141/mo
• Projected year-2 tax: $1,938 · $162/mo
• Expected delta: +$246/yr (+$20/mo · 14.5%)

ⓘ 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 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,046
• − Mortgage interest: −$7,842
• − Property taxes: −$1,693
• − Insurance: −$700
• − Repairs & maintenance: −$1,204
• − Management: −$1,204
• − Depreciation: −$4,073
• Taxable loss: −$1,669
• Est. tax savings @ 24.0%: +$401
• After-tax cash flow: $1,084/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: Barberton City
• NCES district ID: 3904353
• Math proficiency: 47% ▼ -9.00%
• Reading proficiency: 51% ▼ -9.00%
• Median HH income: $37,660
• Composite: 40.77/100
• National rank: #3646
• State rank: #466 of 656 in OH

Livability — Barberton

• Score: 71/100
• State rank: #428
• US rank: #7016

Category grades

Amenities F Commute F Cost of living A+ Crime C- Employment F Housing A+ Health & safety A+ User ratings B-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Barberton, OH
• County: Summit County · 440,783 people
• City population: 38,701
• Metro: Akron, OH
• Population (ZIP): 38,701
• Household income: $63,759
• Rent vs Own: 28.3% rent · 71.7% own
• Severe rent burden: 805.0

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 (86%)
• Race & ethnicity: White 86% Black 7% Two or more races 5% Hispanic / Latino 1%
• Common ancestry: Romanian 3% Slovak 2% Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Russian/Polish/Slavic 1% Spanish 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: ▼ -224.82%
• Current HPI: 199.8143
• Rent YoY: ▲ 5.86%
• 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

+64.9% since first listed

10 events — show timeline

• 2026-06-04 Listed $140,000 MLSNOW
• 2020-05-22 Sold (Public Records) $90,000 Public Records
• 2020-05-22 Sold (MLS) $90,000 MLSNOW
• 2020-04-13 Pending — MLSNOW
• 2020-03-31 Listed $89,000 MLSNOW
• 2008-03-26 Sold (Public Records) $82,000 Public Records
• 2008-03-26 Sold (MLS) $82,000 MLSNOW
• 2008-01-10 Listing Removed — MLSNOW
• 2007-10-29 Listed $89,900 MLSNOW
• 2007-09-05 Listed $84,900 MLSNOW

Property tax history

+0.8%/yr

Latest (2025): $1,693 · -2.2% YoY. Source: county tax records.