168 22nd St NW · Barberton, OH 44203

$125,000

3 bd · 1.0 ba · 1,198 sqft · SingleFamily public records · 38 Days on market

Built 1923 4,599 sqft lot $104/sqft · at area comps Est $129k · at est.

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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 +25.3/30.0
• ARV discount +9.0/15.0
• DSCR +8.3/10.0
• 1% rule +6.5/10.0
• 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

Warm & cozy! Welcome home! Well loved 3 bedroom colonial, nice kitchen with lots of cabinets. Living room & dining room carpet less than 1 year old. Kitchen & bath vinyl newer. Updated electric box. Siding painted 2001 - furnace 2001, insulation. Property sold As Is.

Key facts

• Covered front porch
• Brand new stove
• Convenient location

Tags

• CONVENIENT LOCATION
• ORIGINAL WOODWORK
• COVERED FRONT PORCH
• BRAND NEW STOVE
• NEWER SECOND FLOOR WINDOWS
• DETACHED GARAGE

Property features AI

Exterior

• Parking: Detached garage (1 car); Driveway; Alley access; Garage faces rear
• Utilities: Public water; Public sewer
• Home design: 2-story home; Block foundation
• Construction: Block construction; Asphalt/fiberglass roof; Built from public records
• Exterior features: Rain gutters; Rear enclosed porch; Front porch; Patio; Back yard; Landscaped yard; Few trees; Detached garage structure

Interior

• Kitchen: Dishwasher; Range
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (gas); Ceiling fan(s); Window cooling unit(s)
• Interior features: Built-in features; Ceiling fan(s); Laminate counters; Natural woodwork; Finished space below grade
• Laundry & utility: Washer; Dryer; Laundry in basement / lower level

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $284 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $121k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.0% 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; 12 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 $864 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 $35k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 20y 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 $73k; list at $125k implies a 71% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1923 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $121,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 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 1923 — 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: 1.15% ✓
• Cap rate: 9.02%
• Cash-on-cash: 9.75%
• DSCR: 1.43
• GRM: 7.3

CMA / ARV

• ARV (median comp): $129,270
• List price: $125,000
• Delta: -3.30%
• 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
67 25th St NW	0.31mi	3/1.5	1,200 (+0%)	0mo	$184,000	$153	83
1312 Wooster Rd W	0.64mi	3/1.0	1,200 (+0%)	3mo	$103,000	$86	67
333 17th St NW	0.46mi	3/1.0	1,270 (+6%)	2mo	$216,500	$170	67
1235 Liberty Ave	0.35mi	3/2.0	1,104 (-8%)	1mo	$195,000	$177	66
377 Hillsdale Ave	0.25mi	2/2.0 (-1)	1,282 (+7%)	3mo	$165,000	$129	65
1338 Oak Ave	0.51mi	3/1.0	1,128 (-6%)	2mo	$182,000	$161	64
79 20th St SW	0.43mi	3/1.0	1,110 (-7%)	4mo	$127,900	$115	64
144 19th St NW	0.16mi	4/2.5 (+1)	1,342 (+12%)	1mo	$165,000	$123	61
250 29th St NW	0.41mi	3/2.0	1,068 (-11%)	1mo	$161,500	$151	58
76 16th St NW	0.27mi	4/1.5 (+1)	1,360 (+14%)	1mo	$175,000	$129	57
92 30th St NW	0.52mi	3/1.5	1,304 (+9%)	4mo	$193,000	$148	56
65 29th St NW	0.47mi	3/1.0	1,026 (-14%)	4mo	$190,000	$185	51

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: 1.5%
• Equity multiple: 1.06×
• Total profit: $2,116
• Equity at exit: $18,638

10-year hold

• IRR: 13.8%
• Equity multiple: 2.25×
• Total profit: $43,697
• Equity at exit: $10,808

Cash invested: $35,000 (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: 7.3×

Monthly cashflow live

• Estimated rent: $1,435 high
• Mortgage (P&I): −$656
• Tax from tax record: −$141 /mo · $1,697/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$301
• Net cashflow: $284

Break-even live

Break-even rent $1,075

Max offer price $125,000

Occupancy floor 75%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
268 21st St NW Barberton, OH	2.0	1.0	1224	$1,399	$1.14	14d	1	0.22mi
1270 South Ave Barberton, OH	1.0–2.0	1.0–1.5	1012	$1,449	$1.43	14d	1	0.54mi
1285 Wooster Rd W Barberton, OH	2.0	1.0	900	$1,100	$1.22	14d	1	0.61mi
200 8th St NW Barberton, OH	3.0	2.0	1144	$1,550	$1.35	14d	1	0.70mi
667 W Park Ave Barberton, OH	2.0	1.0	900	$1,350	$1.50	14d	1	0.73mi
3954 Mount Vernon Blvd Norton, OH	2.0	2.0	1200	$1,676	$1.40	14d	1	0.85mi
3953 Mount Vernon Blvd Norton, OH	2.0	1.0	1000	$1,318	$1.32	14d	1	0.85mi
3943 Long Dr Norton, OH	2.0	1.0–2.0	1200	$1,508	$1.26	14d	5	0.89mi
3888 Long Dr Norton, OH	2.0	2.0	1000	$1,601	$1.60	14d	1	0.96mi
1275 Norton Ave #1283 Norton, OH	3.0	1.0	932	$1,200	$1.29	43d	1	0.96mi
3343 Columbia Woods Dr Norton, OH	1.0–2.0	1.0–2.0	900	$1,525	$1.69	2d	9	1.08mi
149 2nd St SW Unit 149 Barberton, OH	2.0	1.0	1037	$1,100	$1.06	14d	1	1.15mi

Listing history 18 events

1. 2026-06-18
   days on market $125,000 Active 38 DOM
2. 2026-06-17
   days on market $125,000 Active 37 DOM
3. 2026-06-16
   days on market $125,000 Active 36 DOM
4. 2026-06-15
   days on market $125,000 Active 35 DOM
5. 2026-06-14
   days on market $125,000 Active 33 DOM
6. 2026-06-10
   days on market $125,000 Active 30 DOM
7. 2026-06-09
   statusdays on market $125,000 Active 29 DOM
8. 2026-06-08
   days on market $125,000 Contingent 28 DOM
9. 2026-06-07
   days on market $125,000 Contingent 27 DOM
10. 2026-06-03
    days on market $125,000 Contingent 23 DOM
11. 2026-06-02
    days on market $125,000 Contingent 22 DOM
12. 2026-06-01
    statusdays on market $125,000 Contingent 21 DOM
13. 2026-05-31
    days on market $125,000 Active 20 DOM
14. 2026-05-31
    days on market $125,000 Active 19 DOM
15. 2026-05-11
    listed $125,000 Active 1303-char remark
16. 2006-08-23
    soldstatus $73,000 286-char remark

    Show marketing remark (286 chars)

    Warm & cozy! Welcome home! Well loved 3 bedroom colonial, nice kitchen with lots of cabinets. Living room & dining room carpet less than 1 year old. Kitchen & bath vinyl newer. Updated electric box. Siding painted 2001 - furnace 2001, insulation. Property sold As Is.

17. 2006-08-23
    soldstatus $73,000

    Show marketing remark (286 chars)

    Warm & cozy! Welcome home! Well loved 3 bedroom colonial, nice kitchen with lots of cabinets. Living room & dining room carpet less than 1 year old. Kitchen & bath vinyl newer. Updated electric box. Siding painted 2001 - furnace 2001, insulation. Property sold As Is.

18. 2006-04-26
    listed $79,900 286-char remark

    Show marketing remark (286 chars)

    Warm & cozy! Welcome home! Well loved 3 bedroom colonial, nice kitchen with lots of cabinets. Living room & dining room carpet less than 1 year old. Kitchen & bath vinyl newer. Updated electric box. Siding painted 2001 - furnace 2001, insulation. Property sold As Is.

ⓘ 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: $1,697 · $141/mo
• Projected year-2 tax: $1,824 · $152/mo
• Expected delta: +$126/yr (+$11/mo · 7.4%)

ⓘ 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 ≥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: $17,216
• − Mortgage interest: −$7,002
• − Property taxes: −$1,697
• − Insurance: −$625
• − Repairs & maintenance: −$1,377
• − Management: −$1,377
• − Depreciation: −$3,636
• Taxable income: $1,501
• Est. tax owed @ 24.0%: −$360
• After-tax cash flow: $3,052/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

+56.4% since first listed

6 events — show timeline

• 2026-06-09 Relisted — MLSNOW
• 2026-06-01 Contingent — MLSNOW
• 2026-05-11 Listed $125,000 MLSNOW
• 2006-08-23 Sold (Public Records) $73,000 Public Records
• 2006-08-23 Sold (MLS) $73,000 MLSNOW
• 2006-04-26 Listed $79,900 MLSNOW

Property tax history

+2.9%/yr

Latest (2025): $1,697 · -2.2% YoY. Source: county tax records.