978 Wooster Rd · Barberton, OH 44203

$132,900

3 bd · 1.0 ba · 1,265 sqft · SingleFamily public records · 43 Days on market

Built 1908 8,698 sqft lot $105/sqft · 6% below area Est $141k · 6% 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 +22.6/30.0
• ARV discount +10.2/15.0
• DSCR +7.2/10.0
• 1% rule +5.8/10.0
• 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

Amazing opportunity! Remodeled kitchen, new deck (front & back), 1 car garage, hardwood floors redone, updated full bath, plumbing. (2) spare finished rooms in basement with glass block windows. Newer furnace and HWT. FFL bdrm, updated windows and carpet!!! Home warranty conveys!

Key facts

• Large covered porch
• Fenced in backyard
• First floor bedroom

Tags

• UPDATED KITCHEN CABINETS
• FIRST FLOOR BEDROOM
• LARGE COVERED PORCH
• ORIGINAL HARDWOOD FLOORING
• FENCED IN BACKYARD

Property features AI

Exterior

• Parking: Detached garage (1 car); Paved parking
• Utilities: Public water; Public sewer
• Home design: 2-story home; Wood siding
• Construction: Built per public records; Asphalt/fiberglass roof
• Exterior features: Deck; Porch; Wood fencing; Lot approximately 60 x 145

Interior

• Kitchen: Microwave; Range; Refrigerator
• Bedrooms: Second-level bedroom (13 x 13); Second-level bedroom (14 x 13); Lower-level bedroom (12 x 11); Main-level bedroom
• Flooring: Wood flooring in multiple rooms; Laminate flooring in kitchen
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Forced air heating (gas); Window cooling unit(s)
• Interior features: Full basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $133k.

Deal economics

• At list price, monthly cash flow is $226 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $133k).
• Recommended offer: $129k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.3% 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; 11 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 $919 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 $37k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($129k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 21y 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 $65k; list at $133k implies a 105% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1908 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $128,913 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1908 — 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. 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.
5. 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.
6. 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: 1.08% ✓
• Cap rate: 8.33%
• Cash-on-cash: 7.29%
• DSCR: 1.32
• GRM: 7.7

CMA / ARV

• ARV (median comp): $141,358
• List price: $132,900
• Delta: -5.98%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
103 Norwood St	0.33mi	3/2.0	1,301 (+3%)	2mo	$129,500	$100	75
26 W Hiram St	0.23mi	4/2.0 (+1)	1,358 (+7%)	3mo	$190,000	$140	66
324 W State St	0.35mi	3/2.0	1,131 (-11%)	0mo	$210,000	$186	62
135 Yonker St	0.44mi	3/1.0	1,140 (-10%)	5mo	$77,917	$68	59
513 Franklin Ave	0.73mi	3/1.0	1,333 (+5%)	1mo	$165,000	$124	56
2650 30th St SW	0.58mi	3/1.0	1,134 (-10%)	1mo	$62,500	$55	55
162 Mitchell St	0.49mi	3/1.0	1,104 (-13%)	2mo	$175,000	$159	54
1923 Caroline Ave	0.63mi	3/1.5	1,128 (-11%)	2mo	$249,100	$221	49
1201 Weiser Ave	0.74mi	3/1.0	1,144 (-10%)	1mo	$137,000	$120	49
1952 Caroline Ave	0.65mi	3/3.0	1,402 (+11%)	1mo	$280,000	$200	42
1288 Tampa Ave	0.58mi	2/1.0 (-1)	1,104 (-13%)	6mo	$111,100	$101	42
524 Jefferson Ave	0.70mi	4/2.0 (+1)	1,437 (+14%)	1mo	$207,400	$144	35

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: -2.0%
• Equity multiple: 0.92×
• Total profit: $-2,859
• Equity at exit: $19,816

10-year hold

• IRR: 10.6%
• Equity multiple: 1.93×
• Total profit: $34,646
• Equity at exit: $11,491

Cash invested: $37,212 (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: 7.7×

Monthly cashflow live

• Estimated rent: $1,438 high
• Mortgage (P&I): −$697
• Tax from tax record: −$158 /mo · $1,890/yr
• Insurance: −$55
• HOA: −$0
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $226

Break-even live

Break-even rent $1,152

Max offer price $132,900

Occupancy floor 79%

Sensitivity live

Price	-10% $301	-5% $264	+0% $226	+5% $189	+10% $151
Rent	-10% $113	-5% $169	+0% $226	+5% $283	+10% $340
Rate	-1.0pp $293	-0.5pp $260	base $226	+0.5pp $192	+1.0pp $157

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: $33,225
• Closing costs: $3,987
• Reserves months: —
• Total cash needed: —

Rent comps 11 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	0.78mi
1455 Woodbirch Ave Akron, OH	3.0	2.0	1008	$1,500	$1.49	22d	1	0.79mi
653 Washington Ave Barberton, OH	4.0	2.0	1360	$1,600	$1.18	22d	1	0.85mi
1292 W Wilbeth Rd Akron, OH	3.0	1.0	1248	$1,200	$0.96	22d	1	0.86mi
1138 Kohler Ave Akron, OH	3.0	1.0	1000	$1,250	$1.25	15d	1	0.87mi
543 Otterbein Ave Barberton, OH	4.0	1.0	1100	$1,500	$1.36	15d	1	0.93mi
459 Wooster Rd N Unit 469 Barberton, OH	3.0	1.0	1782	$1,000	$0.56	44d	1	0.98mi
1304 Kellogg Ave Akron, OH	2.0	2.0	1148	$2,000	$1.74	15d	1	1.14mi
2138 East Ave Akron, OH	3.0	1.0	990	$1,100	$1.11	24d	1	1.27mi
617 Robinson Ave Barberton, OH	2.0	1.0	1140	$995	$0.87	15d	1	1.41mi
1029 Harpster Ave Akron, OH	4.0	1.0	1403	$1,250	$0.89	15d	1	1.47mi

Listing history 27 events

1. 2026-06-18
   days on market $132,900 Active 43 DOM
2. 2026-06-17
   days on market $132,900 Active 42 DOM
3. 2026-06-16
   days on market $132,900 Active 41 DOM
4. 2026-06-15
   days on market $132,900 Active 40 DOM
5. 2026-06-14
   days on market $132,900 Active 38 DOM
6. 2026-06-10
   days on market $132,900 Active 35 DOM
7. 2026-06-09
   days on market $132,900 Active 34 DOM
8. 2026-06-08
   days on market $132,900 Active 33 DOM
9. 2026-06-07
   days on market $132,900 Active 32 DOM
10. 2026-06-03
    days on market $132,900 Active 28 DOM
11. 2026-06-02
    days on market $132,900 Active 27 DOM
12. 2026-06-01
    days on market $132,900 Active 26 DOM
13. 2026-05-31
    days on market $132,900 Active 25 DOM
14. 2026-05-31
    days on market $132,900 Active 24 DOM
15. 2026-05-06
    listed $134,900 Active 483-char remark
16. 2020-07-06
    status Pending 286-char remark

    Show marketing remark (286 chars)

    Amazing opportunity! Remodeled kitchen, new deck (front & back), 1 car garage, hardwood floors redone, updated full bath, plumbing. (2) spare finished rooms in basement with glass block windows. Newer furnace and HWT. FFL bdrm, updated windows and carpet!!! Home warranty conveys!

17. 2020-06-26
    soldstatus $64,900
18. 2020-06-25
    soldstatus $64,900 Closed 286-char remark

    Show marketing remark (286 chars)

    Amazing opportunity! Remodeled kitchen, new deck (front & back), 1 car garage, hardwood floors redone, updated full bath, plumbing. (2) spare finished rooms in basement with glass block windows. Newer furnace and HWT. FFL bdrm, updated windows and carpet!!! Home warranty conveys!

19. 2020-05-07
    historical Contingent 286-char remark

    Show marketing remark (286 chars)

    Amazing opportunity! Remodeled kitchen, new deck (front & back), 1 car garage, hardwood floors redone, updated full bath, plumbing. (2) spare finished rooms in basement with glass block windows. Newer furnace and HWT. FFL bdrm, updated windows and carpet!!! Home warranty conveys!

20. 2020-03-30
    listed $64,900 Active 286-char remark

    Show marketing remark (286 chars)

    Amazing opportunity! Remodeled kitchen, new deck (front & back), 1 car garage, hardwood floors redone, updated full bath, plumbing. (2) spare finished rooms in basement with glass block windows. Newer furnace and HWT. FFL bdrm, updated windows and carpet!!! Home warranty conveys!

21. 2018-04-17
    soldstatus $45,000 Sold

    Show marketing remark (295 chars)

    Motivated seller bring your offers! Solid 3 bedroom 1 bath, two additional finished (possible) bedrooms in the basement. The 1 car garage has electric. Oversized fenced in back yard with deck! Brand new furnace. Newer windows, and roof. Schedule a showing today! ONE YEAR HOME WARRANTY INCLUDED!

22. 2018-04-17
    soldstatus $45,000

    Show marketing remark (295 chars)

    Motivated seller bring your offers! Solid 3 bedroom 1 bath, two additional finished (possible) bedrooms in the basement. The 1 car garage has electric. Oversized fenced in back yard with deck! Brand new furnace. Newer windows, and roof. Schedule a showing today! ONE YEAR HOME WARRANTY INCLUDED!

23. 2018-04-07
    status Pending

    Show marketing remark (295 chars)

    Motivated seller bring your offers! Solid 3 bedroom 1 bath, two additional finished (possible) bedrooms in the basement. The 1 car garage has electric. Oversized fenced in back yard with deck! Brand new furnace. Newer windows, and roof. Schedule a showing today! ONE YEAR HOME WARRANTY INCLUDED!

24. 2018-03-28
    listed $60,000 Active

    Show marketing remark (295 chars)

    Motivated seller bring your offers! Solid 3 bedroom 1 bath, two additional finished (possible) bedrooms in the basement. The 1 car garage has electric. Oversized fenced in back yard with deck! Brand new furnace. Newer windows, and roof. Schedule a showing today! ONE YEAR HOME WARRANTY INCLUDED!

25. 2005-07-26
    soldstatus $55,000
26. 2005-07-25
    soldstatus $55,000
27. 2005-06-10
    listed $59,900

ⓘ 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: $1,890 · $158/mo
• Projected year-2 tax: $1,982 · $165/mo
• Expected delta: +$92/yr (+$8/mo · 4.8%)

ⓘ 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: $17,255
• − Mortgage interest: −$7,444
• − Property taxes: −$1,890
• − Insurance: −$664
• − Repairs & maintenance: −$1,380
• − Management: −$1,380
• − Depreciation: −$3,866
• Taxable income: $629
• Est. tax owed @ 24.0%: −$151
• After-tax cash flow: $2,563/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

+121.9% since first listed

14 events — show timeline

• 2026-05-22 Price Changed $132,900 MLSNOW
• 2026-05-06 Listed $134,900 MLSNOW
• 2020-07-06 Pending — MLSNOW
• 2020-06-26 Sold (Public Records) $64,900 Public Records
• 2020-06-25 Sold (MLS) $64,900 MLSNOW
• 2020-05-07 Contingent — MLSNOW
• 2020-03-30 Listed $64,900 MLSNOW
• 2018-04-17 Sold (Public Records) $45,000 Public Records
• 2018-04-17 Sold (MLS) $45,000 MLSNOW
• 2018-04-07 Pending — MLSNOW
• 2018-03-28 Listed $60,000 MLSNOW
• 2005-07-26 Sold (Public Records) $55,000 Public Records
• 2005-07-25 Sold (MLS) $55,000 MLSNOW
• 2005-06-10 Listed $59,900 MLSNOW

Property tax history

+3.4%/yr

Latest (2025): $1,890 · -2.2% YoY. Source: county tax records.