70 4th St NW · Barberton, OH 44203

$389,900

5 bd · 6.0 ba · 7,415 sqft · MultiFamily · 78 Days on market

Built 1927 Average condition 6,721 sqft lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Rent growth +4.0/5.0
• Livability +3.6/5.0
• Condition / age +2.8/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks

Welcome to the former Barberton Herald Building—an iconic all-brick 2-story investment opportunity in the heart of downtown Barberton, located on the corner of 4th Street and Tuscarawas Ave. Built in 1927, this 7,415 sq ft property offers a unique blend of historic character and income-producing potential. The building features five apartments and commercial/retail space that currently generates $3,850 per month; the retail space was getting $1,100 a month (now vacant). Approximately 1,200 sq ft of retail/commercial space on the main level, a private office, and a restroom. The first floor also includes one residential unit, while the second level consists of four additional apartment

Key facts

• 6,721 sq ft lot
• 2 garage spots
• Built 1927

Property features AI

Finance

• Financial info: Gross income reported: $57,600; Unit rents reported: Apt. #1 $750, Apt. #2 $650, Apt. #3 $700, 1st Floor Unit $850; Owner pays cable TV, gas, sewer, trash collection, water; tenants pay electricity
• HOA & community: Public transportation access

Exterior

• Parking: Attached 2-car garage; Additional parking; On-street parking; Parking lot
• Utilities: Public water; Public sewer
• Home design: Brick building; 2 stories; Flat roof
• Construction: Brick construction
• Exterior features: Corner lot; City lot

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: Multiple 1-bedroom apartment units (separate units listed as Apt. #1, Apt. #2, Apt. #3, 1st Floor Unit)
• Bathrooms: Five full bathrooms; Two half bathrooms
• Heating & cooling: Gas heating; Hot water heating; Steam heating
• Interior features: Entrance foyer; High ceilings; Storage; Natural woodwork; See remarks
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 5-bed/6.0-bath multifamily listed at $390k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $3k ($32k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($7k rent vs $390k).
• Recommended offer: $367k (6.0% below list) — sets the bar for market timing.
• Cap rate 14.5% 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; 1,114 units permitted in Summit County in 2024 (397 in 5+ unit buildings).
• At $6,780/mo this rent would consume 128% of the median local household income ($64k/yr) (locally 805% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $12k 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.
• At projected returns (-3.0% appreciation + 5.9% rent growth), your $109k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 78 days — a 6% lower offer ($367k) 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.

Risks & watch-outs

• Watch-outs: built in 1927 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $366,506 (6.0% below list)

Questions for the listing agent

1. It's been on market 78 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1927 — 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. 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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.74% ✓
• Cap rate: 14.48%
• Cash-on-cash: 29.26%
• DSCR: 2.30
• GRM: 4.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.86% rent growth · sell at horizon

5-year hold

• IRR: 26.9%
• Equity multiple: 2.16×
• Total profit: $126,514
• Equity at exit: $58,135

10-year hold

• IRR: 36.2%
• Equity multiple: 4.81×
• Total profit: $416,201
• Equity at exit: $33,711

Cash invested: $109,172 (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: 28.8×

Monthly cashflow live

• Estimated rent: $6,780 high
• Mortgage (P&I): −$2,045
• Tax est. 1.5%: −$487 /mo · $5,848/yr
• Insurance: −$162
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,424
• Net cashflow: $2,662

Break-even live

Break-even rent $3,411

Max offer price $389,900

Occupancy floor 56%

6-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 6× units	1	1	$6,780
Total (6 units)			$6,780

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: $97,475
• Closing costs: $11,697
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $389,900 Active 78 DOM
2. 2026-06-17
   days on market $389,900 Active 77 DOM
3. 2026-06-16
   days on market $389,900 Active 76 DOM
4. 2026-06-15
   days on market $389,900 Active 75 DOM
5. 2026-06-14
   days on market $389,900 Active 73 DOM
6. 2026-06-10
   days on market $389,900 Active 70 DOM
7. 2026-06-09
   days on market $389,900 Active 69 DOM
8. 2026-06-08
   days on market $389,900 Active 68 DOM
9. 2026-06-07
   days on market $389,900 Active 67 DOM
10. 2026-06-03
    days on market $389,900 Active 63 DOM
11. 2026-06-02
    days on market $389,900 Active 62 DOM
12. 2026-06-01
    days on market $389,900 Active 61 DOM
13. 2026-05-31
    days on market $389,900 Active 60 DOM
14. 2026-05-31
    days on market $389,900 Active 59 DOM
15. 2026-05-23
    status Active
16. 2026-04-10
    historical Contingent
17. 2026-04-02
    listed $389,900 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $81,360
• − Mortgage interest: −$21,840
• − Property taxes: −$5,848
• − Insurance: −$1,950
• − Repairs & maintenance: −$6,509
• − Management: −$6,509
• − Depreciation: −$11,343
• Taxable income: $27,361
• Est. tax owed @ 24.0%: −$6,567
• After-tax cash flow: $25,374/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.

Condition & rehab AI · 14 photos

Average 55/100 Moderate rehab

This 2-story building in Barberton, Ohio, offers a unique blend of historic character and income-producing potential. While it has some structural and cosmetic issues, it has the potential to be a valuable investment with the right updates.

Repairs flagged

• Major Kitchen cabinets — Old cabinets and outdated countertops need to be replaced.
• Major Bathroom fixtures — Outdated fixtures and possibly outdated plumbing need to be replaced.
• Major Roof — The age of the building suggests it may need a new roof in the next 10 years.
• Major Paint — The entire building needs a fresh coat of paint.

Value-add opportunities

• Both Kitchen renovation — A new kitchen will increase both the resale and rental value of the property.
• Both Bathroom renovation — A new bathroom will increase both the resale and rental value of the property.
• Both Landscaping — Landscaping will improve the curb appeal and increase the property's value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Old cabinets and outdated countertops need to be replaced.	Major	$15,000–50,000
Bathroom fixtures · Outdated fixtures and possibly outdated plumbing need to be replaced.	Major	$15,000–50,000
Roof · The age of the building suggests it may need a new roof in the next 10 years.	Major	$15,000–50,000
Paint · The entire building needs a fresh coat of paint.	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Both Kitchen renovation — A new kitchen will increase both the resale and rental value of the property. ↑
• Both Bathroom renovation — A new bathroom will increase both the resale and rental value of the property. ↑
• Both Landscaping — Landscaping will improve the curb appeal and increase the property's value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

3 events — show timeline

• 2026-05-23 Relisted — MLSNOW
• 2026-04-10 Contingent — MLSNOW
• 2026-04-02 Listed $389,900 MLSNOW