109 15th St NW · Barberton, OH 44203

$70,000

2 bd · 1.0 ba · 992 sqft · SingleFamily public records · 14 Days on market

Built 1906 3,498 sqft lot Est $139k · 50% under

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

Listing remarks

This two-bedroom house features hardwood floors in both bedrooms, which are located on the second floor. Notably, the bedroom at the top of the stairs has a wall that hinges, simplifying the process of moving items into one of the bedrooms by allowing the wall to be pushed open. The house includes one bathroom situated on the main floor, adjacent to the dining room. The backyard is enclosed with a fence and features a deck. The front deck, approximately five years old, measures 8 feet by 16 feet. Off the deck, there is an enclosed front porch. The house also has a basement, equipped with a furnace approximately five years old and a water tank about a year old. While the house requires some

Key facts

• Basement
• Deck
• Hardwood floors

Tags

• HARDWOOD FLOORS
• ENCLOSED BACKYARD
• DECK
• ENCLOSED FRONT PORCH
• BASEMENT

Property features AI

Exterior

• Home design: Single-family house; Approximately 992 sq ft of living space
• Exterior features: Lot measures approximately 3,498 sq ft

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $-56 ($-670/yr) — negative.
• To cash-flow at today's rent, offer at most $60k (14.1% below list).
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $60k (14.1% below list) — sets the bar for cash-flow.
• Cap rate 13.2% vs local median 6.2% in Barberton — 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 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.
• Market conditions: Rents rising fast (+5.9%/yr); 219 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 $484 of loan paydown is wiped out by about $2k 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 14 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: flood insurance adds $460/mo; built in 1906 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $60,138 (14.1% 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 1906 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.67% ✓
• Cap rate: 13.23%
• Cash-on-cash: 24.77%
• DSCR: 2.10
• GRM: 5.0

CMA / ARV

• ARV (on-the-fly): $138,880
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
131 15th St NW	0.04mi	3/1.0 (+1)	966 (-3%)	2mo	$135,000	$140	87
639 W Hopocan Ave	0.55mi	2/1.0	976 (-2%)	9mo	$60,000	$61	64
252 19th St NW	0.31mi	2/1.0	1,080 (+9%)	9mo	$130,000	$120	63
93 NW 22nd St NW	0.34mi	2/1.5	858 (-14%)	4mo	$128,000	$149	56
621 Creedmore Ave	0.65mi	3/1.5 (+1)	960 (-3%)	1mo	$79,900	$83	56
1084 Wooster Rd W	0.48mi	3/1.0 (+1)	1,062 (+7%)	8mo	$95,000	$89	54
225 25th St NW	0.49mi	3/1.5 (+1)	1,075 (+8%)	5mo	$150,000	$140	52
79 20th St SW	0.46mi	3/1.0 (+1)	1,110 (+12%)	4mo	$127,900	$115	51
68 25th St NW	0.58mi	3/1.5 (+1)	1,062 (+7%)	5mo	$199,900	$188	50
851 Brady Ave	0.57mi	2/1.0	1,102 (+11%)	11mo	$67,500	$61	45
1235 Liberty Ave	0.68mi	3/2.0 (+1)	1,104 (+11%)	1mo	$195,000	$177	40
157 28th St NW	0.67mi	3/2.0 (+1)	1,120 (+13%)	12mo	$185,000	$165	28

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: -15.0%
• Equity multiple: 0.43×
• Total profit: $-11,106
• Equity at exit: $10,437

10-year hold

• IRR: 1.2%
• Equity multiple: 1.11×
• Total profit: $2,159
• Equity at exit: $6,052

Cash invested: $19,600 (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: 219
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,172 high
• Mortgage (P&I): −$367
• Tax from tax record: −$125 /mo · $1,499/yr
• Insurance: −$29
• Flood insurance flood zone: −$460 /mo · $5,525/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $-56

Break-even live

Break-even rent $1,243

Max offer price $60,138

Occupancy floor 100%

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
667 W Park Ave Barberton, OH	2.0	1.0	900	$1,350	$1.50	14d	1	0.41mi
288 5th St NW Unit 288 1/2 Barberton, OH	1.0	1.0	720	$750	$1.04	23d	1	0.63mi
1270 South Ave Barberton, OH	1.0–2.0	1.0–1.5	1012	$1,449	$1.43	14d	1	0.81mi
1285 Wooster Rd W Barberton, OH	2.0	1.0	900	$1,100	$1.22	14d	1	0.84mi
149 2nd St SW Unit 149 Barberton, OH	2.0	1.0	1037	$1,100	$1.06	14d	1	0.88mi
3953 Mount Vernon Blvd Norton, OH	2.0	1.0	1000	$1,318	$1.32	14d	1	0.90mi
1101 Stratford St Barberton, OH	1.0	1.0	780	$965	$1.24	14d	1	0.90mi
3943 Long Dr Norton, OH	2.0	1.0–2.0	1200	$1,508	$1.26	14d	5	0.98mi
3888 Long Dr Norton, OH	2.0	2.0	1000	$1,601	$1.60	14d	1	1.06mi
1275 Norton Ave #1283 Norton, OH	3.0	1.0	932	$1,200	$1.29	44d	1	1.13mi
63 Brown St Barberton, OH	1.0	1.0	780	$897	$1.15	44d	1	1.16mi
3839-3859 Long Dr Norton, OH	1.0	1.0	750	$1,141	$1.52	14d	2	1.16mi
74 1st St SE Unit 16 Barberton, OH	1.0	1.0	600	$795	$1.32	23d	1	1.27mi
82 1st St SE Unit 11 Barberton, OH	1.0	1.0	600	$800	$1.33	23d	1	1.29mi
82 1st St SE Barberton, OH	1.0	1.0	600	$795	$1.32	23d	1	1.29mi
3343 Columbia Woods Dr Norton, OH	1.0–2.0	1.0–2.0	900	$1,525	$1.69	2d	9	1.34mi
105 2nd St SE Barberton, OH	2.0	1.0	728	$895	$1.23	44d	1	1.48mi
105 2nd St SE Unit 101-J Barberton, OH	1.0	1.0	612	$825	$1.35	44d	1	1.48mi
105 2nd St SE Barberton, OH	1.0	1.0	612	$825	$1.35	14d	1	1.48mi

Listing history 10 events

1. 2026-06-18
   days on market $70,000 Active 14 DOM
2. 2026-06-17
   days on market $70,000 Active 13 DOM
3. 2026-06-16
   days on market $70,000 Active 12 DOM
4. 2026-06-15
   days on market $70,000 Active 11 DOM
5. 2026-06-14
   days on market $70,000 Active 9 DOM
6. 2026-06-10
   days on market $70,000 Active 6 DOM
7. 2026-06-09
   days on market $70,000 Active 5 DOM
8. 2026-06-08
   days on market $70,000 Active 4 DOM
9. 2026-06-07
   remarks 699-char remark
10. 2026-06-07
    listed $70,000 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: $1,499 · $125/mo
• Projected year-2 tax: $1,499 · $125/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 9/10 Extreme FEMA zone AE · 99% 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: $14,062
• − Mortgage interest: −$3,921
• − Property taxes: −$1,499
• − Insurance: −$5,875
• − Repairs & maintenance: −$1,125
• − Management: −$1,125
• − Depreciation: −$2,036
• Taxable loss: −$1,519
• Est. tax savings @ 24.0%: +$365
• After-tax cash flow: $-305/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

1 event — show timeline

• 2026-06-04 Listed $70,000 ForSaleByOwner.com

Property tax history

+3.2%/yr

Latest (2025): $1,499 · -2.2% YoY. Source: county tax records.