113 15th St NW · Barberton, OH 44203

$44,990

1 bd · 1.0 ba · 706 sqft · SingleFamily public records · 38 Days on market

Built 1904 3,484 sqft lot $64/sqft · 59% below area ↓ 10% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

INVESTOR SPECIAL: 2-bed, 1-bath home in Barberton being sold strictly AS-IS. This 706 sq. ft. property features central air, a full basement, and detached parking. Perfect for a quick flip or rental portfolio addition. Seller will make no repairs--bring your contractor and your offers.

Key facts

• Full basement
• Detached parking
• Central air

Tags

• CENTRAL AIR
• FULL BASEMENT
• DETACHED PARKING

Property features AI

Exterior

• Parking: 1 carport space
• Utilities: Public water; Public sewer
• Home design: Single family residence; One story; No common walls; Built in 1904
• Construction: Block and stone foundation
• Exterior features: Lot about 0.08 acres

Interior

• Bedrooms: 2 main-level bedrooms
• Bathrooms: 1 full bathroom
• Interior features: Full basement; Living area approximately 706

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $45k.

Deal economics

• At list price, monthly cash flow is $-92 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $29k (36.1% below list).
• Meets the 1% rule at list price ($924 rent vs $45k).
• Recommended offer: $29k (36.1% below list) — sets the bar for cash-flow.
• Cap rate 16.1% vs local median 6.0% 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.
• Zoned schools: Barberton Primary School (math 56% / reading 51%, grade C, #834 of 1,584 statewide, top 53%, 762 students, 0% FRL); Barberton Middle School (math 45% / reading 50%, grade C-, #444 of 654 statewide, top 69%, 797 students, 72% FRL); Barberton High School (math 33% / reading 57%, grade D-, #468 of 781 statewide, top 60%, 1,220 students, 60% FRL) — zoned schools average 44% FRL vs 62% district-wide (18 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+5.9%/yr); 226 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 1,114 units permitted in Summit County in 2024 (397 in 5+ unit buildings).
• This rent is only 17% of the median local income ($64k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $312 of loan paydown is wiped out by about $1k 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

• It's been on market 38 days — a 3% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 20y ago; this cycle's ask has dropped $35k (44%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price; flood insurance adds $460/mo; built in 1904 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $28,729 (36.1% 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. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 36% concession, seller financing, or rate buy-down credit?
3. Built in 1904 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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.
8. 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.
9. 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: 2.05% ✓
• Cap rate: 16.12%
• Cash-on-cash: 35.09%
• DSCR: 2.56
• GRM: 4.1

CMA / ARV

• ARV (median comp): $111,035
• List price: $44,990
• Delta: -59.48%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
995 Perry Ave	0.44mi	2/1.0 (+1)	610 (-14%)	7mo	$55,000	$90	46
211 29th St NW	0.72mi	2/1.0 (+1)	748 (+6%)	23mo	$50,000	$67	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: -21.5%
• Equity multiple: 0.20×
• Total profit: $-10,092
• Equity at exit: $6,708

10-year hold

• IRR: -2.7%
• Equity multiple: 0.75×
• Total profit: $-3,109
• Equity at exit: $3,890

Cash invested: $12,597 (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: 226
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $924 high
• Mortgage (P&I): −$236
• Tax from tax record: −$107 /mo · $1,278/yr
• Insurance: −$19
• Flood insurance flood zone: −$460 /mo · $5,525/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$194
• Net cashflow: $-92

Break-even live

Break-even rent $1,040

Max offer price $28,729

Occupancy floor —

Sensitivity live

Price	-10% $-67	-5% $-79	+0% $-92	+5% $-105	+10% $-118
Rent	-10% $-165	-5% $-129	+0% $-92	+5% $-56	+10% $-19
Rate	-1.0pp $-69	-0.5pp $-81	base $-92	+0.5pp $-104	+1.0pp $-116

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: $11,248
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
288 5th St NW Unit 288 1/2 Barberton, OH	1.0	1.0	720	$750	$1.04	25d	1	0.63mi
1270 South Ave Barberton, OH	1.0–2.0	1.0–1.5	1012	$989	$0.98	15d	1	0.81mi
3839-3859 Long Dr Norton, OH	1.0	1.0	750	$1,141	$1.52	16d	2	1.16mi
74 1st St SE Unit 16 Barberton, OH	1.0	1.0	600	$795	$1.32	25d	1	1.27mi
82 1st St SE Barberton, OH	1.0	1.0	600	$795	$1.32	25d	1	1.29mi
82 1st St SE Unit 11 Barberton, OH	1.0	1.0	600	$800	$1.33	25d	1	1.29mi
3343 Columbia Woods Dr Norton, OH	1.0–2.0	1.0–2.0	900	$1,425	$1.58	4d	9	1.34mi
105 2nd St SE Barberton, OH	2.0	1.0	728	$895	$1.23	45d	1	1.48mi
105 2nd St SE Unit 101-J Barberton, OH	1.0	1.0	612	$825	$1.35	45d	1	1.48mi
105 2nd St SE Barberton, OH	1.0	1.0	612	$825	$1.35	16d	1	1.48mi

Listing history 21 events

1. 2026-06-21
   days on market $44,990 Active 38 DOM
2. 2026-06-18
   days on market $44,990 Active 35 DOM
3. 2026-06-17
   days on market $44,990 Active 34 DOM
4. 2026-06-16
   days on market $44,990 Active 33 DOM
5. 2026-06-15
   days on market $44,990 Active 32 DOM
6. 2026-06-14
   pricedays on market $44,990 Active 30 DOM
7. 2026-06-10
   days on market $49,990 Active 27 DOM
8. 2026-06-09
   days on market $49,990 Active 26 DOM
9. 2026-06-08
   days on market $49,990 Active 25 DOM
10. 2026-06-07
    pricedays on market $49,990 Active 24 DOM
11. 2026-06-03
    days on market $59,990 Active 20 DOM
12. 2026-06-02
    days on market $59,990 Active 19 DOM
13. 2026-06-01
    days on market $59,990 Active 18 DOM
14. 2026-05-31
    days on market $59,990 Active 17 DOM
15. 2026-05-31
    days on market $59,990 Active 16 DOM
16. 2026-05-14
    listed $79,990 Active 286-char remark

    Show marketing remark (286 chars)

    INVESTOR SPECIAL: 2-bed, 1-bath home in Barberton being sold strictly AS-IS. This 706 sq. ft. property features central air, a full basement, and detached parking. Perfect for a quick flip or rental portfolio addition. Seller will make no repairs--bring your contractor and your offers.

17. 2026-05-14
    listed $79,990 Active 286-char remark

    Show marketing remark (286 chars)

    INVESTOR SPECIAL: 2-bed, 1-bath home in Barberton being sold strictly AS-IS. This 706 sq. ft. property features central air, a full basement, and detached parking. Perfect for a quick flip or rental portfolio addition. Seller will make no repairs--bring your contractor and your offers.

18. 2008-02-23
    historical
19. 2007-06-25
    listed $46,000
20. 2007-05-31
    historical
21. 2006-10-28
    listed $49,900

ⓘ 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: $1,278 · $107/mo
• Projected year-2 tax: $1,278 · $107/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 9/10 Extreme FEMA zone AE · 99% 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: $11,082
• − Mortgage interest: −$2,520
• − Property taxes: −$1,278
• − Insurance: −$5,750
• − Repairs & maintenance: −$887
• − Management: −$887
• − Depreciation: −$1,309
• Taxable loss: −$1,548
• Est. tax savings @ 24.0%: +$372
• After-tax cash flow: $-733/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

-9.8% since first listed

14 events — show timeline

• 2026-06-11 Price Changed $44,990 MLSNOW
• 2026-06-11 Price Changed $44,990 CBRMLS
• 2026-06-04 Price Changed $49,990 MLSNOW
• 2026-06-04 Price Changed $49,990 CBRMLS
• 2026-05-28 Price Changed $59,990 MLSNOW
• 2026-05-28 Price Changed $59,990 CBRMLS
• 2026-05-21 Price Changed $69,990 MLSNOW
• 2026-05-21 Price Changed $69,990 CBRMLS
• 2026-05-14 Listed $79,990 CBRMLS
• 2026-05-14 Listed $79,990 MLSNOW
• 2008-02-23 Listing Removed — MLSNOW
• 2007-06-25 Listed $46,000 MLSNOW
• 2007-05-31 Listing Removed — MLSNOW
• 2006-10-28 Listed $49,900 MLSNOW

Property tax history

+14.6%/yr

Latest (2025): $1,278 · -2.1% YoY. Source: county tax records.