36 23rd St SW · Barberton, OH 44203

$129,900

3 bd · 1.5 ba · 1,380 sqft · SingleFamily public records · 66 Days on market

Built 1903 4,800 sqft lot $94/sqft · 12% below area Est $147k · 12% 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 +24.5/30.0
• ARV discount +12.8/15.0
• DSCR +7.9/10.0
• 1% rule +6.0/10.0
• 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

Listing remarks MLS

Wow! Four bedrooms, trendy updates, a large fenced backyard?! Don’t let this one pass you by! After being welcomed by the spacious wrap-around front porch, you’ll set into the clam and cozy gray hues of the living room. Off the living room you have a half bathroom and 1st floor bedroom. Walking on through the dinning area you then come to the large kitchen with updated cabinets, and LVP flooring, as well as the first floor full bathroom! Upstairs is an open landing/community space from which you can access the three other bedrooms. The full basement offers laundry hook ups as well as plenty of storage opportunities. Off street parking is included off of Cherry St.

Key facts

• Updated cabinets
• Full basement
• Open landing

Tags

• FENCED BACKYARD
• WRAP-AROUND FRONT PORCH
• UPDATED CABINETS
• LVP FLOORING
• OPEN LANDING
• FULL BASEMENT

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $267 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Recommended offer: $122k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.8% 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; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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 $898 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.
• At projected returns (-3.0% appreciation + 5.9% rent growth), your $36k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($122k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 25y ago; this cycle's ask has dropped $20k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1903 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $122,106 (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. Built in 1903 — 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 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: 1.10% ✓
• Cap rate: 8.76%
• Cash-on-cash: 8.80%
• DSCR: 1.39
• GRM: 7.5

CMA / ARV

• ARV (median comp): $147,226
• List price: $129,900
• Delta: -11.77%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
36 23rd St SW	0.00mi	4/1.5 (+1)	1,380 (0%)	0mo	$139,000	$101	95
30 22nd St NW	0.16mi	3/2.0	1,388 (+1%)	2mo	$95,000	$68	88
48 20th St SW	0.16mi	4/2.0 (+1)	1,478 (+7%)	1mo	$135,000	$91	73
131 25th St NW	0.28mi	3/2.0	1,472 (+7%)	2mo	$155,000	$105	72
76 16th St NW	0.45mi	4/1.5 (+1)	1,360 (-1%)	1mo	$175,000	$129	71
67 25th St NW	0.17mi	3/1.5	1,200 (-13%)	0mo	$184,000	$153	70
30 20th St SW	0.18mi	3/1.5	1,577 (+14%)	1mo	$180,000	$114	67
144 19th St NW	0.48mi	4/2.5 (+1)	1,342 (-3%)	1mo	$165,000	$123	63
219 17th St NW	0.66mi	3/1.0	1,428 (+4%)	1mo	$165,000	$116	61
1312 Wooster Rd W	0.37mi	3/1.0	1,200 (-13%)	3mo	$103,000	$86	57
263 19th St NW	0.69mi	3/1.0	1,469 (+6%)	3mo	$115,000	$78	52
377 Hillsdale Ave	0.65mi	2/2.0 (-1)	1,282 (-7%)	3mo	$165,000	$129	48

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: 0.1%
• Equity multiple: 1.01×
• Total profit: $195
• Equity at exit: $19,369

10-year hold

• IRR: 12.5%
• Equity multiple: 2.11×
• Total profit: $40,545
• Equity at exit: $11,231

Cash invested: $36,372 (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: 219
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,435 high
• Mortgage (P&I): −$681
• Tax from tax record: −$131 /mo · $1,577/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$301
• Net cashflow: $267

Break-even live

Break-even rent $1,097

Max offer price $129,900

Occupancy floor 76%

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1285 Wooster Rd W Barberton, OH	2.0	1.0	900	$1,100	$1.22	14d	1	0.32mi
1270 South Ave Barberton, OH	1.0–2.0	1.0–1.5	1012	$1,449	$1.43	14d	1	0.37mi
268 21st St NW Barberton, OH	2.0	1.0	1224	$1,399	$1.14	14d	1	0.63mi
667 W Park Ave Barberton, OH	2.0	1.0	900	$1,350	$1.50	14d	1	0.88mi
200 8th St NW Barberton, OH	3.0	2.0	1144	$1,550	$1.35	14d	1	0.92mi
149 2nd St SW Unit 149 Barberton, OH	2.0	1.0	1037	$1,100	$1.06	14d	1	1.08mi
1465 Wilsonway Dr Barberton, OH	3.0	2.5	1848	$1,675	$0.91	23d	1	1.09mi
3954 Mount Vernon Blvd Norton, OH	2.0	2.0	1200	$1,676	$1.40	14d	1	1.26mi
3953 Mount Vernon Blvd Norton, OH	2.0	1.0	1000	$1,318	$1.32	14d	1	1.26mi
3943 Long Dr Norton, OH	2.0	1.0–2.0	1200	$1,508	$1.26	14d	5	1.30mi
1275 Norton Ave #1283 Norton, OH	3.0	1.0	932	$1,200	$1.29	43d	1	1.33mi
3343 Columbia Woods Dr Norton, OH	1.0–2.0	1.0–2.0	900	$1,525	$1.69	2d	9	1.35mi
3888 Long Dr Norton, OH	2.0	2.0	1000	$1,601	$1.60	14d	1	1.36mi
255 Taylor Rd Barberton, OH	3.0	2.0	1706	$1,800	$1.06	14d	1	1.43mi

Listing history 13 events

1. 2026-05-10
   status Pending 684-char remark

   Show marketing remark (684 chars)

   Wow! Four bedrooms, trendy updates, a large fenced backyard?! Don’t let this one pass you by! After being welcomed by the spacious wrap-around front porch, you’ll set into the clam and cozy gray hues of the living room. Off the living room you have a half bathroom and 1st floor bedroom. Walking on through the dinning area you then come to the large kitchen with updated cabinets, and LVP flooring, as well as the first floor full bathroom! Upstairs is an open landing/community space from which you can access the three other bedrooms. The full basement offers laundry hook ups as well as plenty of storage opportunities. Off street parking is included off of Cherry St.

2. 2026-05-07
   price $129,900 684-char remark

   Show marketing remark (684 chars)

   Wow! Four bedrooms, trendy updates, a large fenced backyard?! Don’t let this one pass you by! After being welcomed by the spacious wrap-around front porch, you’ll set into the clam and cozy gray hues of the living room. Off the living room you have a half bathroom and 1st floor bedroom. Walking on through the dinning area you then come to the large kitchen with updated cabinets, and LVP flooring, as well as the first floor full bathroom! Upstairs is an open landing/community space from which you can access the three other bedrooms. The full basement offers laundry hook ups as well as plenty of storage opportunities. Off street parking is included off of Cherry St.

3. 2026-04-08
   price $144,900 684-char remark

   Show marketing remark (684 chars)

   Wow! Four bedrooms, trendy updates, a large fenced backyard?! Don’t let this one pass you by! After being welcomed by the spacious wrap-around front porch, you’ll set into the clam and cozy gray hues of the living room. Off the living room you have a half bathroom and 1st floor bedroom. Walking on through the dinning area you then come to the large kitchen with updated cabinets, and LVP flooring, as well as the first floor full bathroom! Upstairs is an open landing/community space from which you can access the three other bedrooms. The full basement offers laundry hook ups as well as plenty of storage opportunities. Off street parking is included off of Cherry St.

4. 2026-03-05
   listed $149,900 Active 684-char remark

   Show marketing remark (684 chars)

   Wow! Four bedrooms, trendy updates, a large fenced backyard?! Don’t let this one pass you by! After being welcomed by the spacious wrap-around front porch, you’ll set into the clam and cozy gray hues of the living room. Off the living room you have a half bathroom and 1st floor bedroom. Walking on through the dinning area you then come to the large kitchen with updated cabinets, and LVP flooring, as well as the first floor full bathroom! Upstairs is an open landing/community space from which you can access the three other bedrooms. The full basement offers laundry hook ups as well as plenty of storage opportunities. Off street parking is included off of Cherry St.

5. 2023-07-14
   soldstatus $139,000
6. 2023-04-04
   soldstatus $40,000 Closed 232-char remark

   Show marketing remark (232 chars)

   Attention Investors, Flippers! This house is priced to sell, and is being sold as is. Cash buyers only. Recent updates include: Vinyl replacement windows, Furnace (approx 2013), and a Fenced in backyard. Schedule your showing today!

7. 2023-03-21
   status Pending 232-char remark

   Show marketing remark (232 chars)

   Attention Investors, Flippers! This house is priced to sell, and is being sold as is. Cash buyers only. Recent updates include: Vinyl replacement windows, Furnace (approx 2013), and a Fenced in backyard. Schedule your showing today!

8. 2023-03-20
   listed $40,000 Active 232-char remark

   Show marketing remark (232 chars)

   Attention Investors, Flippers! This house is priced to sell, and is being sold as is. Cash buyers only. Recent updates include: Vinyl replacement windows, Furnace (approx 2013), and a Fenced in backyard. Schedule your showing today!

9. 2014-06-19
   historical
10. 2013-12-19
    listed $69,000
11. 2003-09-30
    soldstatus $60,600
12. 2002-04-15
    historical
13. 2001-10-17
    listed $62,500

ⓘ 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: $1,577 · $131/mo
• Projected year-2 tax: $1,802 · $150/mo
• Expected delta: +$225/yr (+$19/mo · 14.3%)

ⓘ 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: $17,218
• − Mortgage interest: −$7,276
• − Property taxes: −$1,577
• − Insurance: −$650
• − Repairs & maintenance: −$1,377
• − Management: −$1,377
• − Depreciation: −$3,779
• Taxable income: $1,182
• Est. tax owed @ 24.0%: −$284
• After-tax cash flow: $2,918/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

+107.8% since first listed

13 events — show timeline

• 2026-05-10 Pending — MLSNOW
• 2026-05-07 Price Changed $129,900 MLSNOW
• 2026-04-08 Price Changed $144,900 MLSNOW
• 2026-03-05 Listed $149,900 MLSNOW
• 2023-07-14 Sold (Public Records) $139,000 Public Records
• 2023-04-04 Sold (MLS) $40,000 MLSNOW
• 2023-03-21 Pending — MLSNOW
• 2023-03-20 Listed $40,000 MLSNOW
• 2014-06-19 Listing Removed — MLSNOW
• 2013-12-19 Listed $69,000 MLSNOW
• 2003-09-30 Sold (Public Records) $60,600 Public Records
• 2002-04-15 Listing Removed — MLSNOW
• 2001-10-17 Listed $62,500 MLSNOW

Property tax history

+3.7%/yr

Latest (2025): $1,577 · -2.1% YoY. Source: county tax records.