344 Morgan St · Barberton, OH 44203

$179,900

3 bd · 2.0 ba · 968 sqft · SingleFamily public records · 5 Days on market

Built 1955 0.25 ac lot Est $144k · 25% over

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Why this score? — see what drove the F 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 +12.7/30.0
• Schools +4.1/10.0
• Rent growth +4.0/5.0
• DSCR +3.8/10.0
• Livability +3.6/5.0
• 1% rule +3.1/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Wonderful North end location. One story living with many nice updates. Spacious back yard. Move right in!

Key facts

• Shed
• Covered back deck
• Eat-in kitchen

Tags

• EAT-IN KITCHEN
• PANTRY CLOSET
• LAUNDRY HOOKUPS
• WALK-IN SHOWER
• COVERED BACK DECK
• SHED

Property features AI

Exterior

• Parking: Attached garage with direct access and garage door opener; Paved driveway
• Utilities: Public water; Public sewer
• Home design: Single-story home; Below-grade finished living area
• Construction: Aluminum siding; Asphalt/fiberglass roof; Built per public records
• Exterior features: Covered porch; Deck

Interior

• Kitchen: Range; Microwave; Refrigerator; Dishwasher
• Bedrooms: Three main-level bedrooms
• Bathrooms: Two full bathrooms, one on the main level
• Heating & cooling: Forced-air gas heating; Central air conditioning
• Interior features: Full, partially finished basement
• Laundry & utility: Washer and dryer on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $-21 ($-250/yr) — negative.
• To cash-flow at today's rent, offer at most $176k (2.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $146k (18.8% below list).
• Recommended offer: $146k (18.8% below list) — sets the bar for 1% rule.

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; 6 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 $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.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 5y 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 $151k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $146,166 (18.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.81% ✗
• Cap rate: 6.15%
• Cash-on-cash: -0.50%
• DSCR: 0.98
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $144,232
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
639 N Way St	0.45mi	3/2.0	907 (-6%)	3mo	$107,500	$119	66
441 Glenn St	0.54mi	3/1.0	962 (-1%)	6mo	$150,000	$156	65
669 N Way St	0.50mi	3/1.0	936 (-3%)	4mo	$139,500	$149	64
621 Creedmore Ave	0.72mi	3/1.5	960 (-1%)	1mo	$79,900	$83	62
146 Hermann St	0.63mi	3/1.0	926 (-4%)	0mo	$67,000	$72	59
655 N Way St	0.48mi	3/1.0	864 (-11%)	1mo	$175,000	$203	55
46 Brown St	0.51mi	3/1.0	1,068 (+10%)	1mo	$78,754	$74	54
818 N Summit St	0.68mi	2/1.0 (-1)	966 (-0%)	7mo	$122,000	$126	53
162 Mitchell St	0.41mi	3/1.0	1,104 (+14%)	2mo	$175,000	$159	52
888 Orchard Ave	0.68mi	3/1.0	1,040 (+7%)	0mo	$200,000	$192	52
412 Grandview Ave	0.68mi	2/1.0 (-1)	1,075 (+11%)	8mo	$142,500	$133	35
1960 Newton St	0.72mi	2/1.5 (-1)	1,092 (+13%)	8mo	$192,000	$176	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: -14.1%
• Equity multiple: 0.48×
• Total profit: $-26,172
• Equity at exit: $26,824

10-year hold

• IRR: -1.5%
• Equity multiple: 0.89×
• Total profit: $-5,753
• 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: 219
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,462 high
• Mortgage (P&I): −$943
• Tax from tax record: −$157 /mo · $1,886/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$307
• Net cashflow: $-21

Break-even live

Break-even rent $1,488

Max offer price $176,218

Occupancy floor 96%

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 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
543 Otterbein Ave Barberton, OH	4.0	1.0	1100	$1,500	$1.36	14d	1	0.11mi
667 W Park Ave Barberton, OH	2.0	1.0	900	$1,350	$1.50	14d	1	1.10mi
3953 Mount Vernon Blvd Norton, OH	2.0	1.0	1000	$1,318	$1.32	13d	1	1.35mi
105 2nd St SE Barberton, OH	2.0	1.0	728	$895	$1.23	43d	1	1.40mi
149 2nd St SW Unit 149 Barberton, OH	2.0	1.0	1037	$1,100	$1.06	14d	1	1.46mi
3943 Long Dr Norton, OH	2.0	1.0–2.0	1200	$1,508	$1.26	13d	5	1.48mi

Listing history 4 events

1. 2026-06-14
   statusdays on market $179,900 Pending 5 DOM
2. 2026-06-10
   days on market $179,900 Active 2 DOM
3. 2026-06-09
   remarks 699-char remark
4. 2026-06-09
   listed $179,900 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: $1,886 · $157/mo
• Projected year-2 tax: $2,346 · $196/mo
• Expected delta: +$460/yr (+$38/mo · 24.4%)

ⓘ 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 ≥98°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: $17,540
• − Mortgage interest: −$10,077
• − Property taxes: −$1,886
• − Insurance: −$900
• − Repairs & maintenance: −$1,403
• − Management: −$1,403
• − Depreciation: −$5,233
• Taxable loss: −$3,363
• Est. tax savings @ 24.0%: +$807
• After-tax cash flow: $557/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

+102.1% since first listed

13 events — show timeline

• 2026-06-08 Listed $179,900 MLSNOW
• 2022-07-12 Sold (Public Records) $151,000 Public Records
• 2022-07-12 Sold (MLS) $151,000 MLSNOW
• 2022-06-12 Pending — MLSNOW
• 2022-06-07 Listed $159,900 MLSNOW
• 2021-07-01 Listing Removed — MLSNOW
• 2021-06-28 Price Changed $155,900 MLSNOW
• 2021-06-04 Relisted — MLSNOW
• 2021-05-28 Pending — MLSNOW
• 2021-05-24 Price Changed $159,900 MLSNOW
• 2021-05-12 Listed $169,900 MLSNOW
• 2021-05-03 Coming Soon — MLSNOW
• 2002-12-20 Sold (Public Records) $89,000 Public Records

Property tax history

+6.7%/yr

Latest (2025): $1,886 · -2.2% YoY. Source: county tax records.