195 19th St NW · Barberton, OH 44203

$80,000

2 bd · 1.0 ba · 768 sqft · SingleFamily public records · 13 Days on market

Built 1909 Est $88k · 9% 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 +30.0/30.0
• ARV discount +11.4/15.0
• DSCR +10.0/10.0
• 1% rule +9.7/10.0
• 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

Seller Financed with $3,000 down payment and $950/mo. NO CREDIT CHECKS! CONTRACTOR/HANDYMAN SPECIAL!! AVAILABLE IMMEDIATELY! For sale is a 2 bed 1 bath home in Barberton, OH. We are selling this home with owner financing so that means no credit checks!! ONCE AGAIN NO CREDIT CHECKS!! No banks, No hassles. Close immediately!! Ready to be viewed Immediately! This is a great opportunity! - 195 19th St NW Barberton, OH 44203 - GREAT FENCED IN YARD! - Newer Water Heater - Newer Roof - New Plumbing - Great Potential! - 2 bedrooms and 1 bath! - Move in ready! - Being Sold AS-IS! - Move in today for just a small down payment - View this home anytime to see how much potential it has! This home is a

Key facts

• New plumbing
• Newer roof
• Newer water heater

Tags

• FENCED IN YARD
• NEWER WATER HEATER
• NEWER ROOF
• NEW PLUMBING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $357 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Cap rate 11.6% 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; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 $553 of loan paydown is wiped out by about $2k 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 $22k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 25y 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 $28k; list at $80k implies a 181% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1909 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $80,000

Questions for the listing agent

1. Built in 1909 — 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: 1.47% ✓
• Cap rate: 11.65%
• Cash-on-cash: 19.12%
• DSCR: 1.85
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $87,552
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
93 NW 22nd St NW	0.29mi	2/1.5	858 (+12%)	4mo	$128,000	$149	62
918 Raymond Ave	0.39mi	1/1.0 (-1)	840 (+9%)	1mo	$96,000	$114	60
32 21st St NW	0.35mi	3/1.0 (+1)	840 (+9%)	13mo	$86,500	$103	52
211 29th St NW	0.55mi	2/1.0	748 (-3%)	23mo	$50,000	$67	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: 14.3%
• Equity multiple: 1.59×
• Total profit: $13,273
• Equity at exit: $11,928

10-year hold

• IRR: 25.2%
• Equity multiple: 3.50×
• Total profit: $56,078
• Equity at exit: $6,917

Cash invested: $22,400 (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: 5.7×

Monthly cashflow live

• Estimated rent: $1,175 high
• Mortgage (P&I): −$420
• Tax from tax record: −$119 /mo · $1,423/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$247
• Net cashflow: $357

Break-even live

Break-even rent $723

Max offer price $80,000

Occupancy floor 65%

Sensitivity live

Price	-10% $402	-5% $380	+0% $357	+5% $334	+10% $312
Rent	-10% $264	-5% $310	+0% $357	+5% $403	+10% $450
Rate	-1.0pp $397	-0.5pp $377	base $357	+0.5pp $336	+1.0pp $315

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
667 W Park Ave Barberton, OH	2.0	1.0	900	$1,350	$1.50	14d	1	0.59mi
3953 Mount Vernon Blvd Norton, OH	2.0	1.0	1000	$1,318	$1.32	14d	1	0.72mi
288 5th St NW Unit 288 1/2 Barberton, OH	1.0	1.0	720	$750	$1.04	24d	1	0.73mi
1270 South Ave Barberton, OH	1.0–2.0	1.0–1.5	1012	$1,449	$1.43	14d	1	0.75mi
3943 Long Dr Norton, OH	2.0	1.0–2.0	1200	$1,508	$1.26	14d	5	0.79mi
1285 Wooster Rd W Barberton, OH	2.0	1.0	900	$1,100	$1.22	14d	1	0.82mi
3888 Long Dr Norton, OH	2.0	2.0	1000	$1,601	$1.60	14d	1	0.87mi
1275 Norton Ave #1283 Norton, OH	3.0	1.0	932	$1,200	$1.29	44d	1	0.93mi
3839-3859 Long Dr Norton, OH	1.0	1.0	750	$1,141	$1.52	14d	2	0.97mi
1101 Stratford St Barberton, OH	1.0	1.0	780	$965	$1.24	14d	1	1.00mi
149 2nd St SW Unit 149 Barberton, OH	2.0	1.0	1037	$1,100	$1.06	14d	1	1.09mi
3343 Columbia Woods Dr Norton, OH	1.0–2.0	1.0–2.0	900	$1,525	$1.69	2d	9	1.13mi
63 Brown St Barberton, OH	1.0	1.0	780	$897	$1.15	44d	1	1.27mi
74 1st St SE Unit 16 Barberton, OH	1.0	1.0	600	$795	$1.32	24d	1	1.46mi
82 1st St SE Barberton, OH	1.0	1.0	600	$795	$1.32	24d	1	1.48mi
82 1st St SE Unit 11 Barberton, OH	1.0	1.0	600	$800	$1.33	24d	1	1.48mi

Listing history 10 events

1. 2026-06-18
   days on market $80,000 Active 13 DOM
2. 2026-06-17
   days on market $80,000 Active 12 DOM
3. 2026-06-16
   days on market $80,000 Active 11 DOM
4. 2026-06-15
   days on market $80,000 Active 10 DOM
5. 2026-06-14
   days on market $80,000 Active 8 DOM
6. 2026-06-10
   days on market $80,000 Active 5 DOM
7. 2026-06-09
   days on market $80,000 Active 4 DOM
8. 2026-06-08
   days on market $80,000 Active 3 DOM
9. 2026-06-07
   remarks 699-char remark
10. 2026-06-07
    listed $80,000 Active 2 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: $1,423 · $119/mo
• Projected year-2 tax: $1,423 · $119/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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: $14,100
• − Mortgage interest: −$4,481
• − Property taxes: −$1,423
• − Insurance: −$400
• − Repairs & maintenance: −$1,128
• − Management: −$1,128
• − Depreciation: −$2,327
• Taxable income: $3,213
• Est. tax owed @ 24.0%: −$771
• After-tax cash flow: $3,511/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

+143.2% since first listed

21 events — show timeline

• 2026-06-06 Listed $80,000 FSBO.com
• 2024-01-08 Sold (Public Records) $28,500 Public Records
• 2023-07-14 Price Changed $35,900 MLSNOW
• 2023-07-14 Price Changed $35,900 MLSNOW
• 2023-07-14 Price Changed $35,900 MLSNOW
• 2023-07-14 Price Changed $35,900 MLSNOW
• 2020-11-04 Price Changed $35,900 MLSNOW
• 2020-08-25 Price Changed $35,900 MLSNOW
• 2014-02-12 Price Changed $35,900 MLSNOW
• 2014-02-12 Price Changed $35,900 MLSNOW
• 2001-11-08 Listing Removed — MLSNOW
• 2001-02-15 Listed $868,900 MLSNOW
• 1998-08-04 Price Changed $868,900 MLSNOW
• 1998-08-04 Price Changed $868,900 MLSNOW
• 1998-08-04 Price Changed $868,900 MLSNOW
• 1998-08-04 Price Changed $868,900 MLSNOW
• 1998-08-04 Price Changed $868,900 MLSNOW
• 1998-08-04 Price Changed $868,900 MLSNOW
• 1998-08-04 Price Changed $868,900 MLSNOW
• 1998-07-31 Sold (Public Records) $32,900 Public Records
• 1998-07-31 Sold (Public Records) $32,900 Public Records

Property tax history

+12.0%/yr

Latest (2025): $1,423 · +54.1% YoY. Source: county tax records.