1015 Romig Ave · Barberton, OH 44203

$140,000

3 bd · 1.0 ba · 1,248 sqft · SingleFamily public records · 20 Days on market

Built 1928 3,262 sqft lot Est $175k · 20% under

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Why this score? — see what drove the C 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 +18.6/30.0
• ARV discount +15.0/15.0
• DSCR +5.8/10.0
• 1% rule +4.7/10.0
• 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 MLS

Investment opportunity!!!! Home needs some TLC and your touches, but good bones. Great rental or flip opportunity.

Key facts

• 3,262 sq ft lot
• Parking
• Built 1928

Property features AI

Finance

• Financial info: Annual tax amount listed (tax year provided)

Exterior

• Parking: Concrete driveway parking
• Utilities: Public water; Public sewer
• Home design: Two-story home; Updated/remodeled; Above-grade finished living area approximately 1,248
• Construction: Aluminum siding; Vinyl siding; Asphalt shingle roof; Concrete perimeter foundation; Built (year source: public records)
• Exterior features: Concrete driveway

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: One main-level bedroom
• Bathrooms: One full bathroom; One half bathroom; One main-level bathroom
• Heating & cooling: Forced air heating
• Interior features: ENERGY STAR qualified windows; Updated/remodeled condition
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $135 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $136k (2.8% below list).
• Recommended offer: $136k (2.8% below list) — sets the bar for 1% rule.
• Cap rate 7.5% vs local median 6.2% in Barberton — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $968 of loan paydown is wiped out by about $4k 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

• It's been on market 20 days — a 2% lower offer ($138k) is reasonable based on typical stale-listing flexibility.
• 6 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 $58k; list at $140k implies a 141% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1928 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $136,069 (2.8% below list)

Questions for the listing agent

1. Built in 1928 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 0.97% ✗
• Cap rate: 7.45%
• Cash-on-cash: 4.14%
• DSCR: 1.18
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $174,720
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
103 Norwood St	0.27mi	3/2.0	1,301 (+4%)	2mo	$129,500	$100	75
324 W State St	0.28mi	3/2.0	1,131 (-9%)	0mo	$210,000	$186	67
134 Hazelwood Ave	0.13mi	3/2.0	1,062 (-15%)	2mo	$212,500	$200	64
26 W Hiram St	0.23mi	4/2.0 (+1)	1,358 (+9%)	3mo	$190,000	$140	63
135 Yonker St	0.43mi	3/1.0	1,140 (-9%)	5mo	$77,917	$68	62
2650 30th St SW	0.58mi	3/1.0	1,134 (-9%)	1mo	$62,500	$55	57
162 Mitchell St	0.50mi	3/1.0	1,104 (-12%)	2mo	$175,000	$159	56
1923 Caroline Ave	0.59mi	3/1.5	1,128 (-10%)	2mo	$249,100	$221	53
1201 Weiser Ave	0.75mi	3/1.0	1,144 (-8%)	1mo	$137,000	$120	50
589 Highland Ave	0.44mi	2/1.5 (-1)	1,380 (+11%)	7mo	$113,000	$82	49
1288 Tampa Ave	0.58mi	2/1.0 (-1)	1,104 (-12%)	6mo	$111,100	$101	44
1952 Caroline Ave	0.62mi	3/3.0	1,402 (+12%)	1mo	$280,000	$200	42

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: -6.7%
• Equity multiple: 0.74×
• Total profit: $-10,046
• Equity at exit: $20,874

10-year hold

• IRR: 6.0%
• Equity multiple: 1.51×
• Total profit: $19,879
• Equity at exit: $12,105

Cash invested: $39,200 (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: 8.6×

Monthly cashflow live

• Estimated rent: $1,361 high
• Mortgage (P&I): −$734
• Tax from tax record: −$147 /mo · $1,767/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$286
• Net cashflow: $135

Break-even live

Break-even rent $1,190

Max offer price $140,000

Occupancy floor 85%

Sensitivity live

Price	-10% $214	-5% $175	+0% $135	+5% $96	+10% $56
Rent	-10% $28	-5% $81	+0% $135	+5% $189	+10% $243
Rate	-1.0pp $206	-0.5pp $171	base $135	+0.5pp $99	+1.0pp $62

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1453 Woodbirch Ave Akron, OH	3.0	2.0	1008	$1,500	$1.49	44d	1	0.72mi
1455 Woodbirch Ave Akron, OH	3.0	2.0	1008	$1,500	$1.49	21d	1	0.73mi
1169 Weiser Ave Akron, OH	2.0	1.0	768	$950	$1.24	44d	1	0.80mi
1292 W Wilbeth Rd Akron, OH	3.0	1.0	1248	$1,200	$0.96	21d	1	0.82mi
1253 California Ave Akron, OH	2.0	1.0	780	$1,100	$1.41	45d	1	0.86mi
1253 California Ave Akron, OH	2.0	1.0	780	$950	$1.22	24d	1	0.86mi
1138 Kohler Ave Akron, OH	3.0	1.0	1000	$1,250	$1.25	14d	1	0.86mi
2569 Romig Rd Unit 2561-16 Akron, OH	2.0	1.5	810	$1,125	$1.39	14d	1	0.89mi
653 Washington Ave Barberton, OH	4.0	2.0	1360	$1,600	$1.18	21d	1	0.92mi
543 Otterbein Ave Barberton, OH	4.0	1.0	1100	$1,500	$1.36	14d	1	0.96mi
1304 Kellogg Ave Akron, OH	2.0	2.0	1148	$2,000	$1.74	14d	1	1.08mi
2138 East Ave Akron, OH	3.0	1.0	990	$1,100	$1.11	24d	1	1.21mi
1029 Harpster Ave Akron, OH	4.0	1.0	1403	$1,250	$0.89	14d	1	1.43mi
2211 18th St SW Akron, OH	3.0	1.0	1332	$1,250	$0.94	14d	1	1.47mi
617 Robinson Ave Barberton, OH	2.0	1.0	1140	$995	$0.87	14d	1	1.48mi

Listing history 15 events

1. 2026-06-18
   days on market $140,000 Active 20 DOM
2. 2026-06-17
   days on market $140,000 Active 19 DOM
3. 2026-06-16
   days on market $140,000 Active 18 DOM
4. 2026-06-15
   days on market $140,000 Active 17 DOM
5. 2026-06-14
   days on market $140,000 Active 15 DOM
6. 2026-06-10
   days on market $140,000 Active 12 DOM
7. 2026-06-09
   days on market $140,000 Active 11 DOM
8. 2026-06-08
   days on market $140,000 Active 10 DOM
9. 2026-06-07
   days on market $140,000 Active 9 DOM
10. 2026-06-03
    days on market $140,000 Active 5 DOM
11. 2026-06-02
    days on market $140,000 Active 4 DOM
12. 2026-06-01
    days on market $140,000 Active 3 DOM
13. 2026-05-31
    days on market $140,000 Active 2 DOM
14. 2026-05-31
    remarks 324-char remark
15. 2026-05-31
    listed $140,000 Active 1 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: $1,767 · $147/mo
• Projected year-2 tax: $1,976 · $165/mo
• Expected delta: +$208/yr (+$17/mo · 11.8%)

ⓘ 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: $16,328
• − Mortgage interest: −$7,842
• − Property taxes: −$1,767
• − Insurance: −$700
• − Repairs & maintenance: −$1,306
• − Management: −$1,306
• − Depreciation: −$4,073
• Taxable loss: −$666
• Est. tax savings @ 24.0%: +$160
• After-tax cash flow: $1,782/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

+400.0% since first listed

15 events — show timeline

• 2026-05-29 Listed $140,000 MLSNOW
• 2023-09-15 Pending — MLSNOW
• 2023-09-11 Sold (Public Records) $58,000 Public Records
• 2023-09-08 Sold (MLS) $58,000 MLSNOW
• 2023-08-08 Contingent — MLSNOW
• 2023-08-07 Listed $69,900 MLSNOW
• 2004-04-09 Listing Removed — MLSNOW
• 2003-12-09 Listed $84,900 MLSNOW
• 1993-04-30 Sold (Public Records) $39,000 Public Records
• 1993-01-08 Listed $39,900 MLSNOW
• 1992-12-16 Listing Removed — MLSNOW
• 1992-06-22 Listed $43,900 MLSNOW
• 1992-06-01 Listing Removed — MLSNOW
• 1991-11-04 Listed $47,500 MLSNOW
• 1985-06-26 Sold (Public Records) $28,000 Public Records

Property tax history

+2.9%/yr

Latest (2025): $1,767 · +0.3% YoY. Source: county tax records.