82-84 18th St SW · Barberton, OH 44203

$174,900

4 bd · 2.0 ba · 1,840 sqft · MultiFamily · 24 Days on market

Built 1924 Fair condition 6,202 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 +29.9/30.0
• DSCR +10.0/10.0
• 1% rule +8.4/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Rent growth +4.0/5.0
• Livability +3.6/5.0
• Condition / age +2.2/5.0
• 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

Great investment opportunity or live in one side of the duplex and rent out the other side. Separate utilities that tenants pay for. Seller pays taxes, insurance and upkeep. Full basement with glass block windows and separate locked laundry areas. Nice backyard is partially fenced. Asphalt drive with each tenant having 2 parking spots. Each unit has 2 bedroom, 1 bath and access to basement. Rents are below going rate. Tenants are month-to-month.

Key facts

• 6,202 sq ft lot
• Built 1924
• Listed 23 days

Property features AI

Finance

• Other: One building on lot; Above-grade finished area reported as 1,840
• Financial info: Owner pays taxes; tenants pay utilities, heat, gas, electricity, water, trash, cable TV, internet, grounds care, snow removal, and insurance

Exterior

• Parking: Parking lot; On-street parking
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: 2-story building; Aluminum siding; Asphalt/fiberglass roof
• Construction: Built according to public records; Aluminum siding construction; Asphalt/fiberglass roof
• Exterior features: Partial wood fencing; City lot

Interior

• Kitchen: Range; Refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air gas heating; Central air; Ceiling fans
• Interior features: Full, unfinished basement; Smoke detectors
• Laundry & utility: Washer hookup in basement; Dryer hookup (electric and gas); Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1-bath units multifamily listed at $175k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $647 ($8k/yr) — positive. Per door: $324/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $172k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.7% 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); 225 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 1,114 units permitted in Summit County in 2024 (397 in 5+ unit buildings).
• This rent runs 44% of the median local income ($64k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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 $49k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($172k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1924 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $172,276 (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. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. Built in 1924 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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.
7. 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.
8. 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: 1.34% ✓
• Cap rate: 10.73%
• Cash-on-cash: 15.85%
• DSCR: 1.71
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $112,240
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
158 16th St NW	0.48mi	3/2.0 (-1)	2,006 (+9%)	4mo	$122,500	$61	54
1060 Shannon Ave	0.51mi	3/2.0 (-1)	1,786 (-3%)	20mo	$115,750	$65	49
651 Wooster Rd W	0.67mi	5/3.0 (+1)	1,933 (+5%)	10mo	$75,000	$39	43

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: 9.9%
• Equity multiple: 1.41×
• Total profit: $19,856
• Equity at exit: $26,078

10-year hold

• IRR: 21.3%
• Equity multiple: 3.06×
• Total profit: $100,753
• Equity at exit: $15,122

Cash invested: $48,972 (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: 12.4×

Monthly cashflow live

• Estimated rent: $2,349 high
• Mortgage (P&I): −$917
• Tax est. 1.5%: −$219 /mo · $2,624/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$493
• Net cashflow: $647

Break-even live

Break-even rent $1,530

Max offer price $174,900

Occupancy floor 67%

Sensitivity live

Price	-10% $768	-5% $707	+0% $647	+5% $587	+10% $526
Rent	-10% $461	-5% $554	+0% $647	+5% $740	+10% $833
Rate	-1.0pp $735	-0.5pp $691	base $647	+0.5pp $602	+1.0pp $556

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,350
Total (2 units)			$2,349

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: $43,725
• Closing costs: $5,247
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1465 Wilsonway Dr Barberton, OH	3.0	2.5	1848	$1,675	$0.91	24d	1	1.22mi

Listing history 16 events

1. 2026-06-21
   days on market $174,900 Active 24 DOM
2. 2026-06-18
   days on market $174,900 Active 21 DOM
3. 2026-06-17
   days on market $174,900 Active 20 DOM
4. 2026-06-16
   days on market $174,900 Active 19 DOM
5. 2026-06-15
   days on market $174,900 Active 18 DOM
6. 2026-06-14
   days on market $174,900 Active 16 DOM
7. 2026-06-10
   days on market $174,900 Active 13 DOM
8. 2026-06-09
   days on market $174,900 Active 12 DOM
9. 2026-06-08
   days on market $174,900 Active 11 DOM
10. 2026-06-07
    days on market $174,900 Active 10 DOM
11. 2026-06-03
    days on market $174,900 Active 6 DOM
12. 2026-06-02
    days on market $174,900 Active 5 DOM
13. 2026-06-01
    days on market $174,900 Active 4 DOM
14. 2026-05-31
    days on market $174,900 Active 3 DOM
15. 2026-05-31
    days on market $174,900 Active 2 DOM
16. 2026-05-28
    listed $174,900 Active

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

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: $28,188
• − Mortgage interest: −$9,797
• − Property taxes: −$2,624
• − Insurance: −$874
• − Repairs & maintenance: −$2,255
• − Management: −$2,255
• − Depreciation: −$5,088
• Taxable income: $5,295
• Est. tax owed @ 24.0%: −$1,271
• After-tax cash flow: $6,493/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 · 12 photos

Fair 45/100 Moderate rehab

This property is in fair condition with moderate rehab needed. The kitchen and bathrooms are cluttered and outdated, and the backyard is overgrown. Updates to these areas would significantly increase its value.

Repairs flagged

• Minor kitchen counters — Cluttered with dishes and appliances
• Minor bathroom fixtures — Outdated fixtures
• Moderate backyard — Overgrown with weeds and debris

Value-add opportunities

• Both update kitchen counters and appliances — Cluttered counters and outdated appliances
• Both update bathroom fixtures — Outdated fixtures
• Both landscape backyard — Overgrown and poor curb appeal

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen counters · Cluttered with dishes and appliances	Minor	$500–3,000
bathroom fixtures · Outdated fixtures	Minor	$500–3,000
backyard · Overgrown with weeds and debris	Moderate	$3,000–15,000
Total estimated repair cost · 3 items		$4,000–21,000

Value-add ROI direction

• Both update kitchen counters and appliances — Cluttered counters and outdated appliances ↑
• Both update bathroom fixtures — Outdated fixtures ↑
• Both landscape backyard — Overgrown and poor curb appeal ↑

ⓘ 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

1 event — show timeline

• 2026-05-28 Listed $174,900 MLSNOW