36 21st St NW · Barberton, OH 44203

$129,600

3 bd · 1.0 ba · 1,300 sqft · SingleFamily public records · 5 Days on market

Built 1920 6,908 sqft lot Est $160k · 19% under

---

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 +24.2/30.0
• ARV discount +15.0/15.0
• DSCR +7.8/10.0
• 1% rule +6.1/10.0
• 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

Spacious 2 Sty features Full Walk Out Basement, Detached Garage and Covered Patio. Small fenced pen with shed behind Garage. Some recent updates, First Floor Bedroom converted into Laundry Area. Location convenient to Shopping, Parks, Recreation, and Downtown Barberton. Great Investment Opportunity or Starter Home. Needs some finish work and TLC. Property is to be Sold AS-IS, Seller has No Reports or Disclosures. Buyer is responsible for researching all information, taxes, assessments, and certifications, IF Any. Buyer is responsible for ALL elected inspections and related Cost. Agents see Broker Remarks for Offer Instructions and Requirements. Seller will not allow repair prior to close, seller does not pay for inspections. AS-IS.

Key facts

• 6,908 sq ft lot
• 2 garage spots
• Built 1920

Property features AI

Exterior

• Parking: Detached 2-car garage; Detached gravel driveway
• Utilities: Public water; Public sewer
• Home design: 2 stories; Above-grade finished area approximately 1,300 (assessor)
• Construction: Aluminum siding; Vinyl siding; Asphalt shingle roof
• Exterior features: Driveway; Gravel surfaces

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: One main-level bedroom
• Bathrooms: One full bathroom; One half bathroom; One main-level bathroom
• Heating & cooling: Forced air heating
• Interior features: ENERGY STAR qualified windows; Concrete unfinished basement
• Laundry & utility: Laundry located in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $258 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Cap rate 8.7% 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; 13 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 $896 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

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 12y 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.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $129,600

Questions for the listing agent

1. Built in 1920 — 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: 1.11% ✓
• Cap rate: 8.68%
• Cash-on-cash: 8.53%
• DSCR: 1.38
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $159,900
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
30 22nd St NW	0.09mi	3/2.0	1,388 (+7%)	2mo	$95,000	$68	78
76 16th St NW	0.22mi	4/1.5 (+1)	1,360 (+5%)	1mo	$175,000	$129	74
67 25th St NW	0.25mi	3/1.5	1,200 (-8%)	0mo	$184,000	$153	73
36 23rd St SW	0.24mi	4/1.5 (+1)	1,380 (+6%)	0mo	$139,000	$101	71
144 19th St NW	0.25mi	4/2.5 (+1)	1,342 (+3%)	1mo	$165,000	$123	71
333 17th St NW	0.62mi	3/1.0	1,270 (-2%)	2mo	$216,500	$170	65
377 Hillsdale Ave	0.45mi	2/2.0 (-1)	1,282 (-1%)	3mo	$165,000	$129	65
219 17th St NW	0.42mi	3/1.0	1,428 (+10%)	1mo	$165,000	$116	63
131 25th St NW	0.24mi	3/2.0	1,472 (+13%)	2mo	$155,000	$105	61
48 20th St SW	0.15mi	4/2.0 (+1)	1,478 (+14%)	1mo	$135,000	$91	60
1312 Wooster Rd W	0.57mi	3/1.0	1,200 (-8%)	3mo	$103,000	$86	58
1338 Oak Ave	0.65mi	3/1.0	1,128 (-13%)	2mo	$182,000	$161	46

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: -0.2%
• Equity multiple: 0.99×
• Total profit: $-319
• Equity at exit: $19,324

10-year hold

• IRR: 12.2%
• Equity multiple: 2.09×
• Total profit: $39,381
• Equity at exit: $11,205

Cash invested: $36,288 (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: $1,434 high
• Mortgage (P&I): −$680
• Tax from tax record: −$141 /mo · $1,692/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$301
• Net cashflow: $258

Break-even live

Break-even rent $1,107

Max offer price $129,600

Occupancy floor 77%

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: $32,400
• Closing costs: $3,888
• Reserves months: —
• Total cash needed: —

Rent comps 13 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	0.42mi
1270 South Ave Barberton, OH	1.0–2.0	1.0–1.5	1012	$1,449	$1.43	13d	1	0.49mi
1285 Wooster Rd W Barberton, OH	2.0	1.0	900	$1,100	$1.22	14d	1	0.51mi
667 W Park Ave Barberton, OH	2.0	1.0	900	$1,350	$1.50	14d	1	0.71mi
200 8th St NW Barberton, OH	3.0	2.0	1144	$1,550	$1.35	14d	1	0.72mi
149 2nd St SW Unit 149 Barberton, OH	2.0	1.0	1037	$1,100	$1.06	14d	1	1.02mi
3953 Mount Vernon Blvd Norton, OH	2.0	1.0	1000	$1,318	$1.32	13d	1	1.06mi
3954 Mount Vernon Blvd Norton, OH	2.0	2.0	1200	$1,676	$1.40	13d	1	1.06mi
3943 Long Dr Norton, OH	2.0	1.0–2.0	1200	$1,508	$1.26	13d	5	1.10mi
3888 Long Dr Norton, OH	2.0	2.0	1000	$1,601	$1.60	13d	1	1.17mi
1275 Norton Ave #1283 Norton, OH	3.0	1.0	932	$1,200	$1.29	43d	1	1.17mi
3343 Columbia Woods Dr Norton, OH	1.0–2.0	1.0–2.0	900	$1,525	$1.69	2d	9	1.26mi
1465 Wilsonway Dr Barberton, OH	3.0	2.5	1848	$1,675	$0.91	23d	1	1.31mi

Listing history 4 events

1. 2026-06-07
   remarks 583-char remark
2. 2026-06-07
   statusdays on market $129,600 Pending 5 DOM
3. 2026-06-03
   remarks 545-char remark
4. 2026-06-03
   listed $129,600 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: $1,692 · $141/mo
• Projected year-2 tax: $1,857 · $155/mo
• Expected delta: +$165/yr (+$14/mo · 9.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 67% 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: $17,204
• − Mortgage interest: −$7,260
• − Property taxes: −$1,692
• − Insurance: −$648
• − Repairs & maintenance: −$1,376
• − Management: −$1,376
• − Depreciation: −$3,770
• Taxable income: $1,082
• Est. tax owed @ 24.0%: −$260
• After-tax cash flow: $2,836/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

+420.5% since first listed

6 events — show timeline

• 2026-06-02 Listed $129,600 MLSNOW
• 2022-09-08 Sold (Public Records) $154,000 Public Records
• 2022-06-09 Sold (Public Records) $51,250 Public Records
• 2014-08-21 Sold (MLS) $23,000 MLSNOW
• 2014-07-25 Listing Removed — MLSNOW
• 2014-06-08 Listed $24,900 MLSNOW

Property tax history

+1.8%/yr

Latest (2025): $1,692 · -2.3% YoY. Source: county tax records.