727 Wooster Rd N · Barberton, OH 44203

$169,900

5 bd · 3.0 ba · 2,572 sqft · MultiFamily public records · 24 Days on market

Built 1913 0.45 ac lot Est $252k · 33% 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks MLS

Owners lived in main house for over 60 years and rented out one unit. 1952 addition was added - second parcel is on Coventry Rd. 729 Small unit- 1 bedroom, dining room, kitchen and 1 bath. Entrance on side of house.

Key facts

• Newer furnace
• 0.45 acre lot
• Built 1913

Tags

• INVESTMENT OPPORTUNITY
• STRONG CASH FLOW POTENTIAL
• PLENTY OF PARKING SPACE
• CONVENIENT ACCESS TO SHOPPING
• NEWER ELECTRICAL PANEL
• NEWER FURNACE

Property features AI

Exterior

• Parking: Private gravel parking
• Utilities: Public water; Public sewer
• Home design: 2-story property
• Construction: Asphalt shingle roof; Built according to public records
• Exterior features: Gravel private parking area

Interior

• Bedrooms: Total of 11 rooms (includes bedrooms and living spaces)
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central air conditioning; Forced air heating (gas)
• Interior features: Updated/remodeled condition; Full unfinished walk-up basement

What this means for you Summary

Snapshot

• This is a 1×4bd/2.0ba + 1×1bd/1.0ba + 1×?bd/1.0ba units multifamily listed at $170k.

Deal economics

• At list price, monthly cash flow is $2k ($21k/yr) — positive. Per door: $572/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $170k).
• Recommended offer: $167k (1.5% below list) — sets the bar for market timing.
• Cap rate 18.4% 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 $3,495/mo this rent would consume 66% 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 $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.
• At projected returns (-3.0% appreciation + 5.9% rent growth), your $48k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 35y 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 $100k; list at $170k implies a 70% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1913 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $167,351 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1913 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 2.06% ✓
• Cap rate: 18.42%
• Cash-on-cash: 43.31%
• DSCR: 2.93
• GRM: 4.1

CMA / ARV

• ARV (on-the-fly): $252,056
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
720-722 Newton St	0.37mi	5/3.0	2,352 (-9%)	0mo	$230,000	$98	68

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: 43.2%
• Equity multiple: 2.94×
• Total profit: $92,144
• Equity at exit: $25,333

10-year hold

• IRR: 50.5%
• Equity multiple: 6.59×
• Total profit: $265,960
• Equity at exit: $14,690

Cash invested: $47,572 (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: 9.0×

Monthly cashflow live

• Estimated rent: $3,495 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$82 /mo · $987/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$734
• Net cashflow: $1,717

Break-even live

Break-even rent $1,322

Max offer price $169,900

Occupancy floor 46%

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

Units	Beds	Baths	Est. rent
1× unit	4	2	$1,568
1× unit	1	1	$944
1× unit	0	1	$983
Total (3 units)			$3,495

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-15
   status $169,900 Pending 24 DOM
2. 2026-06-15
   days on market $169,900 Active 24 DOM
3. 2026-06-14
   days on market $169,900 Active 22 DOM
4. 2026-06-10
   days on market $169,900 Active 19 DOM
5. 2026-06-09
   days on market $169,900 Active 18 DOM
6. 2026-06-08
   days on market $169,900 Active 17 DOM
7. 2026-06-07
   days on market $169,900 Active 16 DOM
8. 2026-06-03
   days on market $169,900 Active 12 DOM
9. 2026-06-02
   days on market $169,900 Active 11 DOM
10. 2026-06-01
    days on market $169,900 Active 10 DOM
11. 2026-05-31
    days on market $169,900 Active 9 DOM
12. 2026-05-31
    days on market $169,900 Active 8 DOM
13. 2026-05-22
    listed $169,900 Active
14. 2024-12-16
    soldstatus $100,000
15. 2017-10-11
    soldstatus $20,000 Sold 215-char remark

    Show marketing remark (215 chars)

    Owners lived in main house for over 60 years and rented out one unit. 1952 addition was added - second parcel is on Coventry Rd. 729 Small unit- 1 bedroom, dining room, kitchen and 1 bath. Entrance on side of house.

16. 2017-10-11
    soldstatus $20,000

    Show marketing remark (215 chars)

    Owners lived in main house for over 60 years and rented out one unit. 1952 addition was added - second parcel is on Coventry Rd. 729 Small unit- 1 bedroom, dining room, kitchen and 1 bath. Entrance on side of house.

17. 2017-10-05
    status Pending 215-char remark

    Show marketing remark (215 chars)

    Owners lived in main house for over 60 years and rented out one unit. 1952 addition was added - second parcel is on Coventry Rd. 729 Small unit- 1 bedroom, dining room, kitchen and 1 bath. Entrance on side of house.

18. 2017-08-21
    listed $39,900 Active 215-char remark

    Show marketing remark (215 chars)

    Owners lived in main house for over 60 years and rented out one unit. 1952 addition was added - second parcel is on Coventry Rd. 729 Small unit- 1 bedroom, dining room, kitchen and 1 bath. Entrance on side of house.

19. 1992-05-30
    historical
20. 1991-12-03
    listed $59,500

ⓘ 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: $987 · $82/mo
• Projected year-2 tax: $1,819 · $152/mo
• Expected delta: +$832/yr (+$69/mo · 84.2%)

ⓘ 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 ≥97°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: $41,940
• − Mortgage interest: −$9,517
• − Property taxes: −$987
• − Insurance: −$850
• − Repairs & maintenance: −$3,355
• − Management: −$3,355
• − Depreciation: −$4,943
• Taxable income: $18,933
• Est. tax owed @ 24.0%: −$4,544
• After-tax cash flow: $16,060/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

+185.5% since first listed

8 events — show timeline

• 2026-05-22 Listed $169,900 MLSNOW
• 2024-12-16 Sold (Public Records) $100,000 Public Records
• 2017-10-11 Sold (Public Records) $20,000 Public Records
• 2017-10-11 Sold (MLS) $20,000 MLSNOW
• 2017-10-05 Pending — MLSNOW
• 2017-08-21 Listed $39,900 MLSNOW
• 1992-05-30 Listing Removed — MLSNOW
• 1991-12-03 Listed $59,500 MLSNOW

Property tax history

-1.7%/yr

Latest (2025): $987 · -2.1% YoY. Source: county tax records.