363 E Park Ave · Barberton, OH 44203

$189,000

3 bd · 1.5 ba · 1,464 sqft · SingleFamily public records · 5 Days on market

Built 1943 6,751 sqft lot $129/sqft · at area comps Est $186k · at est.

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Why this score? — see what drove the F 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 +8.7/30.0
• ARV discount +6.9/15.0
• Schools +4.1/10.0
• Rent growth +4.0/5.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• DSCR +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful updated brick colonial w/ newer kitchen, wood floors, updated roof, furnace, HWT & gutters * woodburning fireplace * Nice size family room * Great yard * Freshly painted * 1/2 bath * Close to Hospital, shopping & park!!

Key facts

• Bookshelves
• Bonus room
• Updated home

Tags

• UPDATED HOME
• FIREPLACE
• BOOKSHELVES
• BONUS ROOM
• UPDATED KITCHEN
• NEW INSULATION

Property features AI

Exterior

• Parking: Attached garage (1 car); Attached carport (2 spaces); Garage faces front
• Utilities: Public water; Public sewer
• Home design: 2-story home; Faces east; Entry level and detailed room levels include main and second floors
• Construction: Brick construction; Asphalt roof; Block foundation; Built from public records
• Exterior features: Partial fencing; Carports and garage structures

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: Main level has 1 bedroom; Second floor bedrooms with carpeted floors
• Flooring: Carpet in bedrooms and upper-level rooms
• Bathrooms: 2 full bathrooms; 1 half bathroom; 1 bathroom on the main level
• Heating & cooling: Gas forced-air heating; Wall cooling units
• Interior features: Built-in bookcases; Ceiling fans; Coffered ceilings; Natural woodwork; Finished basement space (below grade)
• Laundry & utility: Washer and dryer located in the basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $189k.

Deal economics

• At list price, monthly cash flow is $-158 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $161k (14.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $140k (26.0% below list).
• Recommended offer: $140k (26.0% 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 Intermediate School (math 59% / reading 50%, grade C, #788 of 1,584 statewide, top 52%, 697 students, 74% 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).
• Market conditions: Rents rising fast (+5.9%/yr); 226 active listings in the ZIP; 7 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 $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 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 20y 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 $94k; list at $189k implies a 101% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1943 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $139,939 (26.0% 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 1943 — 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. 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?
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: 0.74% ✗
• Cap rate: 5.29%
• Cash-on-cash: -3.59%
• DSCR: 0.84
• GRM: 11.3

CMA / ARV

• ARV (median comp): $186,331
• List price: $189,000
• Delta: 1.43%
• 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
414 E Baird Ave	0.18mi	3/1.5	1,593 (+9%)	7mo	$180,000	$113	71
524 Jefferson Ave	0.57mi	4/2.0 (+1)	1,437 (-2%)	1mo	$207,400	$144	62
244 5th St NE	0.25mi	3/2.5	1,260 (-14%)	4mo	$229,000	$182	58
513 Franklin Ave	0.53mi	3/1.0	1,333 (-9%)	1mo	$165,000	$124	58
409 Franklin Ave	0.46mi	3/1.5	1,316 (-10%)	6mo	$220,000	$167	57
485 Lloyd St	0.73mi	4/1.5 (+1)	1,433 (-2%)	2mo	$156,500	$109	56
650 E Tuscarawas Ave	0.55mi	4/2.0 (+1)	1,411 (-4%)	7mo	$235,000	$167	55
43 S Van Buren Ave	0.52mi	2/1.0 (-1)	1,344 (-8%)	0mo	$153,000	$114	55
613 Wooster Rd N	0.69mi	3/1.0	1,595 (+9%)	2mo	$185,000	$116	49
311 Holly Pl	0.72mi	3/2.0	1,368 (-7%)	5mo	$179,900	$132	49
653 Washington Ave	0.65mi	4/2.0 (+1)	1,360 (-7%)	4mo	$137,000	$101	48
437 Erie St	0.68mi	4/1.0 (+1)	1,344 (-8%)	6mo	$147,000	$109	42

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: -19.3%
• Equity multiple: 0.31×
• Total profit: $-36,572
• Equity at exit: $28,181

10-year hold

• IRR: -7.1%
• Equity multiple: 0.49×
• Total profit: $-26,826
• Equity at exit: $16,341

Cash invested: $52,920 (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: 11.3×

Monthly cashflow live

• Estimated rent: $1,399 high
• Mortgage (P&I): −$991
• Tax from tax record: −$194 /mo · $2,327/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $-158

Break-even live

Break-even rent $1,600

Max offer price $161,032

Occupancy floor —

Sensitivity live

Price	-10% $-51	-5% $-105	+0% $-158	+5% $-212	+10% $-265
Rent	-10% $-269	-5% $-214	+0% $-158	+5% $-103	+10% $-48
Rate	-1.0pp $-63	-0.5pp $-110	base $-158	+0.5pp $-207	+1.0pp $-257

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
617 Robinson Ave Barberton, OH	2.0	1.0	1140	$995	$0.87	16d	1	0.55mi
459 Wooster Rd N Unit 469 Barberton, OH	3.0	1.0	1782	$1,000	$0.56	45d	1	0.60mi
653 Washington Ave Barberton, OH	4.0	2.0	1360	$1,600	$1.18	23d	1	0.67mi
543 Otterbein Ave Barberton, OH	4.0	1.0	1100	$1,500	$1.36	16d	1	0.92mi
149 2nd St SW Unit 149 Barberton, OH	2.0	1.0	1037	$1,100	$1.06	16d	1	0.96mi
667 W Park Ave Barberton, OH	2.0	1.0	900	$1,350	$1.50	16d	1	1.10mi
200 8th St NW Barberton, OH	3.0	2.0	1144	$1,550	$1.35	16d	1	1.16mi

Listing history 11 events

1. 2026-05-18
   status Pending 1040-char remark
2. 2026-05-13
   listed $189,000 Active 1040-char remark
3. 2008-06-11
   soldstatus $94,000 248-char remark

   Show marketing remark (248 chars)

   Beautiful updated brick colonial w/ newer kitchen, wood floors, updated roof, furnace, HWT & gutters * woodburning fireplace * Nice size family room * Great yard * Freshly painted * 1/2 bath * Close to Hospital, shopping & park!!

4. 2008-02-01
   listed $99,900 248-char remark

   Show marketing remark (248 chars)

   Beautiful updated brick colonial w/ newer kitchen, wood floors, updated roof, furnace, HWT & gutters * woodburning fireplace * Nice size family room * Great yard * Freshly painted * 1/2 bath * Close to Hospital, shopping & park!!

5. 2007-04-25
   historical
6. 2006-10-25
   historical
7. 2006-10-25
   listed $109,900
8. 2006-08-09
   listed $119,900
9. 2006-05-24
   soldstatus $66,200
10. 2006-04-20
    soldstatus $66,200
11. 2006-02-28
    listed $84,900

ⓘ 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: $2,327 · $194/mo
• Projected year-2 tax: $2,638 · $220/mo
• Expected delta: +$310/yr (+$26/mo · 13.3%)

ⓘ 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: $16,793
• − Mortgage interest: −$10,587
• − Property taxes: −$2,327
• − Insurance: −$945
• − Repairs & maintenance: −$1,343
• − Management: −$1,343
• − Depreciation: −$5,498
• Taxable loss: −$5,252
• Est. tax savings @ 24.0%: +$1,260
• After-tax cash flow: $-639/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

+122.6% since first listed

11 events — show timeline

• 2026-05-18 Pending — MLSNOW
• 2026-05-13 Listed $189,000 MLSNOW
• 2008-06-11 Sold (MLS) $94,000 MLSNOW
• 2008-02-01 Listed $99,900 MLSNOW
• 2007-04-25 Listing Removed — MLSNOW
• 2006-10-25 Listed $109,900 MLSNOW
• 2006-10-25 Listing Removed — MLSNOW
• 2006-08-09 Listed $119,900 MLSNOW
• 2006-05-24 Sold (MLS) $66,200 MLSNOW
• 2006-04-20 Sold (Public Records) $66,200 Public Records
• 2006-02-28 Listed $84,900 MLSNOW

Property tax history

+1.9%/yr

Latest (2025): $2,327 · -2.1% YoY. Source: county tax records.