241 5th St NW · Barberton, OH 44203

$179,900

4 bd · 2.0 ba · 1,687 sqft · MultiFamily public records · 66 Days on market

Built 1906 3,998 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 +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

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

Listing remarks MLS

Great investment opportunity just steps from beautiful Lake Anna! This upper and lower duplex offers immediate income potential with one unit currently rented and the other vacant; perfect for an owner-occupant or investor looking to add to their portfolio The property features a garage for additional storage or parking, along with a basement offering even more space and utility. Located in a desirable area near the lake, this property combines convenience, charm and strong investment potential. Whether you are looking to expand your portfolio or live in one unit while generating income from the other, this duplex offers flexibility and opportunity!

Key facts

• 3,998 sq ft lot
• Garage
• Built 1906

Tags

• UPPER AND LOWER DUPLEX
• IMMEDIATE INCOME POTENTIAL
• GARAGE FOR ADDITIONAL STORAGE
• BASEMENT OFFERING SPACE
• DESIRABLE AREA NEAR THE LAKE

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1.0-bath units multifamily listed at $180k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive. Per door: $510/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $180k).
• Recommended offer: $169k (6.0% below list) — sets the bar for market timing.
• Cap rate 13.1% 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.
• 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); 225 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 1,114 units permitted in Summit County in 2024 (397 in 5+ unit buildings).
• At $2,710/mo this rent would consume 51% 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 $50k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($169k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $53k; list at $180k implies a 241% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1906 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $169,106 (6.0% below list)

Questions for the listing agent

1. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1906 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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.
8. 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.
9. 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: 1.51% ✓
• Cap rate: 13.10%
• Cash-on-cash: 24.32%
• DSCR: 2.08
• GRM: 5.5

CMA / ARV

• ARV (median comp): $119,040
• List price: $179,900
• Delta: 51.13%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
242 5th St NW	0.03mi	4/2.0	1,790 (+6%)	1mo	$141,800	$79	88
240 1st St NW	0.24mi	4/2.0	1,800 (+7%)	1mo	$55,000	$31	77
554 Creedmore Ave	0.16mi	3/2.0 (-1)	1,760 (+4%)	24mo	$171,250	$97	60
651 Wooster Rd W	0.36mi	5/3.0 (+1)	1,933 (+15%)	10mo	$75,000	$39	42
64 Diamond Ave	0.73mi	3/2.0 (-1)	1,932 (+14%)	5mo	$95,000	$49	32

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: 20.6%
• Equity multiple: 1.87×
• Total profit: $43,852
• Equity at exit: $26,824

10-year hold

• IRR: 30.6%
• Equity multiple: 4.11×
• Total profit: $156,670
• Equity at exit: $15,554

Cash invested: $50,372 (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: 225
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $2,710 high
• Mortgage (P&I): −$943
• Tax from tax record: −$102 /mo · $1,220/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$569
• Net cashflow: $1,021

Break-even live

Break-even rent $1,418

Max offer price $179,900

Occupancy floor 57%

Sensitivity live

Price	-10% $1,123	-5% $1,072	+0% $1,021	+5% $970	+10% $919
Rent	-10% $807	-5% $914	+0% $1,021	+5% $1,128	+10% $1,235
Rate	-1.0pp $1,111	-0.5pp $1,067	base $1,021	+0.5pp $974	+1.0pp $927

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$2,710
Total (2 units)			$2,710

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
200 8th St NW Barberton, OH	3.0	2.0	1144	$1,550	$1.35	15d	1	0.22mi
459 Wooster Rd N Unit 469 Barberton, OH	3.0	1.0	1782	$1,000	$0.56	45d	1	0.67mi
543 Otterbein Ave Barberton, OH	4.0	1.0	1100	$1,500	$1.36	15d	1	0.74mi
369 E Tuscarawas Ave Barberton, OH	3.0	1.0	2162	$2,900	$1.34	25d	1	1.01mi

Listing history 19 events

1. 2026-06-21
   days on market $179,900 Active 66 DOM
2. 2026-06-18
   days on market $179,900 Active 63 DOM
3. 2026-06-17
   days on market $179,900 Active 62 DOM
4. 2026-06-16
   days on market $179,900 Active 61 DOM
5. 2026-06-15
   days on market $179,900 Active 60 DOM
6. 2026-06-14
   days on market $179,900 Active 58 DOM
7. 2026-06-10
   days on market $179,900 Active 55 DOM
8. 2026-06-09
   days on market $179,900 Active 54 DOM
9. 2026-06-08
   days on market $179,900 Active 53 DOM
10. 2026-06-07
    days on market $179,900 Active 52 DOM
11. 2026-06-03
    days on market $179,900 Active 48 DOM
12. 2026-06-02
    days on market $179,900 Active 47 DOM
13. 2026-06-01
    days on market $179,900 Active 46 DOM
14. 2026-05-31
    days on market $179,900 Active 45 DOM
15. 2026-05-31
    days on market $179,900 Active 44 DOM
16. 2026-04-14
    listed $179,900 Active 660-char remark

    Show marketing remark (660 chars)

    Great investment opportunity just steps from beautiful Lake Anna! This upper and lower duplex offers immediate income potential with one unit currently rented and the other vacant; perfect for an owner-occupant or investor looking to add to their portfolio The property features a garage for additional storage or parking, along with a basement offering even more space and utility. Located in a desirable area near the lake, this property combines convenience, charm and strong investment potential. Whether you are looking to expand your portfolio or live in one unit while generating income from the other, this duplex offers flexibility and opportunity!

17. 2023-06-16
    soldstatus $52,790
18. 2023-01-20
    soldstatus $163,000
19. 1986-12-30
    soldstatus $25,000

ⓘ 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: $1,220 · $102/mo
• Projected year-2 tax: $2,013 · $168/mo
• Expected delta: +$793/yr (+$66/mo · 65.0%)

ⓘ 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: $32,520
• − Mortgage interest: −$10,077
• − Property taxes: −$1,220
• − Insurance: −$900
• − Repairs & maintenance: −$2,602
• − Management: −$2,602
• − Depreciation: −$5,233
• Taxable income: $9,886
• Est. tax owed @ 24.0%: −$2,373
• After-tax cash flow: $9,877/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

+619.6% since first listed

4 events — show timeline

• 2026-04-14 Listed $179,900 MLSNOW
• 2023-06-16 Sold (Public Records) $52,790 Public Records
• 2023-01-20 Sold (Public Records) $163,000 Public Records
• 1986-12-30 Sold (Public Records) $25,000 Public Records

Property tax history

-0.4%/yr

Latest (2025): $1,220 · -2.2% YoY. Source: county tax records.