76 Hazelwood Ave · Barberton, OH 44203

$129,900

2 bd · 1.0 ba · 1,276 sqft · SingleFamily public records · 595 Days on market

Built 1929 3,541 sqft lot $102/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 +19.5/30.0
• ARV discount +7.2/15.0
• DSCR +6.1/10.0
• 1% rule +5.1/10.0
• 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

Solid updated home that sparkles! 2 story Cape updated and wow those floors! From comfortable carpeted front porch enter the inviting well lit LR with faux fireplace and glistening floors! Clean spacious kitchen provides attractive vinyl flooring, double sink w window, plenty of cabinets, appliances (Aug2025 new stove, DW, and microwave), and pantry. Separate DR offers window seat w storage, same gleaming hardwood floors. Also, 1st floor bedroom or study/office with lots of natural light. Loads of windows on the first floor make it a bright relaxing home. Upstairs has a very large bedroom w two closets & 2nd BR both w those beautiful floors. Updated bath - lovely vanity, sink, tub/shower, and vinyl floor. Nice fixtures and ceiling fans throughout. Roof and mechanicals in good shape, newer main electric panel, basement with 3 rooms for storage & other uses. Pleasant back yard, back door entrance. Great location in NE Barberton, minutes from downtown amenities and commuting. Come call it home, before someone else in the market of low low inventory of homes. And, we provide Zillow Premier Showcase-Plus listings so be sure to dream a little how cute your new home can be with your touch, using our virtual staging tool on the listing's zillow home page. ..

Key facts

• 3,541 sq ft lot
• Built 1929
• Listed 594 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $146 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.6% vs local median 6.2% in Barberton — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 9 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 $898 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.

Negotiation context

• It's been on market 595 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 4y 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 $75k; list at $130k implies a 73% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1929 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $114,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 595 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1929 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 1.01% ✓
• Cap rate: 7.64%
• Cash-on-cash: 4.83%
• DSCR: 1.21
• GRM: 8.2

CMA / ARV

• ARV (median comp): $128,939
• List price: $129,900
• Delta: 0.75%
• 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	0.15mi	3/2.0 (+1)	1,301 (+2%)	2mo	$129,500	$100	80
324 W State St	0.23mi	3/2.0 (+1)	1,131 (-11%)	0mo	$210,000	$186	61
1415 Woodbirch Ave	0.62mi	3/2.0 (+1)	1,264 (-1%)	5mo	$90,000	$71	56
589 Highland Ave	0.52mi	2/1.5	1,380 (+8%)	7mo	$113,000	$82	54
2650 30th St SW	0.46mi	3/1.0 (+1)	1,134 (-11%)	1mo	$62,500	$55	54
1288 Tampa Ave	0.45mi	2/1.0	1,104 (-14%)	6mo	$111,100	$101	51
1201 Weiser Ave	0.62mi	3/1.0 (+1)	1,144 (-10%)	1mo	$137,000	$120	48
135 Yonker St	0.57mi	3/1.0 (+1)	1,140 (-11%)	5mo	$77,917	$68	47
1263 W Waterloo Rd	0.62mi	3/2.5 (+1)	1,369 (+7%)	4mo	$70,000	$51	45
1923 Caroline Ave	0.68mi	3/1.5 (+1)	1,128 (-12%)	2mo	$249,100	$221	40
162 Mitchell St	0.66mi	3/1.0 (+1)	1,104 (-14%)	2mo	$175,000	$159	40
1952 Caroline Ave	0.72mi	3/3.0 (+1)	1,402 (+10%)	1mo	$280,000	$200	36

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: -5.6%
• Equity multiple: 0.78×
• Total profit: $-7,824
• Equity at exit: $19,369

10-year hold

• IRR: 7.2%
• Equity multiple: 1.61×
• Total profit: $22,176
• Equity at exit: $11,231

Cash invested: $36,372 (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: 8.2×

Monthly cashflow live

• Estimated rent: $1,314 high
• Mortgage (P&I): −$681
• Tax from tax record: −$156 /mo · $1,873/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$276
• Net cashflow: $146

Break-even live

Break-even rent $1,128

Max offer price $129,900

Occupancy floor 84%

Sensitivity live

Price	-10% $220	-5% $183	+0% $146	+5% $110	+10% $73
Rent	-10% $43	-5% $94	+0% $146	+5% $198	+10% $250
Rate	-1.0pp $212	-0.5pp $179	base $146	+0.5pp $113	+1.0pp $78

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 9 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	0.61mi
1455 Woodbirch Ave Akron, OH	3.0	2.0	1008	$1,500	$1.49	22d	1	0.62mi
1292 W Wilbeth Rd Akron, OH	3.0	1.0	1248	$1,200	$0.96	22d	1	0.69mi
1138 Kohler Ave Akron, OH	3.0	1.0	1000	$1,250	$1.25	15d	1	0.75mi
1304 Kellogg Ave Akron, OH	2.0	2.0	1148	$2,000	$1.74	15d	1	0.97mi
2138 East Ave Akron, OH	3.0	1.0	990	$1,100	$1.11	24d	1	1.09mi
459 Wooster Rd N Unit 469 Barberton, OH	3.0	1.0	1782	$1,000	$0.56	44d	1	1.15mi
2211 18th St SW Akron, OH	3.0	1.0	1332	$1,250	$0.94	15d	1	1.34mi
2139 18th St SW Akron, OH	2.0	1.0	992	$1,100	$1.11	44d	1	1.42mi

Listing history 36 events

1. 2026-06-15
   days on market $129,900 Active 595 DOM
2. 2026-06-14
   days on market $129,900 Active 593 DOM
3. 2026-06-10
   days on market $129,900 Active 590 DOM
4. 2026-06-09
   days on market $129,900 Active 589 DOM
5. 2026-06-08
   days on market $129,900 Active 588 DOM
6. 2026-06-07
   days on market $129,900 Active 587 DOM
7. 2026-06-03
   days on market $129,900 Active 583 DOM
8. 2026-06-02
   days on market $129,900 Active 582 DOM
9. 2026-06-01
   days on market $129,900 Active 581 DOM
10. 2026-05-31
    days on market $129,900 Active 580 DOM
11. 2026-05-31
    days on market $129,900 Active 579 DOM
12. 2026-03-17
    price $129,900 1283-char remark

    Show marketing remark (1283 chars)

    Solid updated home that sparkles! 2 story Cape updated and wow those floors! From comfortable carpeted front porch enter the inviting well lit LR with faux fireplace and glistening floors! Clean spacious kitchen provides attractive vinyl flooring, double sink w window, plenty of cabinets, appliances (Aug2025 new stove, DW, and microwave), and pantry. Separate DR offers window seat w storage, same gleaming hardwood floors. Also, 1st floor bedroom or study/office with lots of natural light. Loads of windows on the first floor make it a bright relaxing home. Upstairs has a very large bedroom w two closets & 2nd BR both w those beautiful floors. Updated bath - lovely vanity, sink, tub/shower, and vinyl floor. Nice fixtures and ceiling fans throughout. Roof and mechanicals in good shape, newer main electric panel, basement with 3 rooms for storage & other uses. Pleasant back yard, back door entrance. Great location in NE Barberton, minutes from downtown amenities and commuting. Come call it home, before someone else in the market of low low inventory of homes. And, we provide Zillow Premier Showcase-Plus listings so be sure to dream a little how cute your new home can be with your touch, using our virtual staging tool on the listing's zillow home page. ..

13. 2026-01-16
    price $134,500 1283-char remark

    Show marketing remark (1283 chars)

    Solid updated home that sparkles! 2 story Cape updated and wow those floors! From comfortable carpeted front porch enter the inviting well lit LR with faux fireplace and glistening floors! Clean spacious kitchen provides attractive vinyl flooring, double sink w window, plenty of cabinets, appliances (Aug2025 new stove, DW, and microwave), and pantry. Separate DR offers window seat w storage, same gleaming hardwood floors. Also, 1st floor bedroom or study/office with lots of natural light. Loads of windows on the first floor make it a bright relaxing home. Upstairs has a very large bedroom w two closets & 2nd BR both w those beautiful floors. Updated bath - lovely vanity, sink, tub/shower, and vinyl floor. Nice fixtures and ceiling fans throughout. Roof and mechanicals in good shape, newer main electric panel, basement with 3 rooms for storage & other uses. Pleasant back yard, back door entrance. Great location in NE Barberton, minutes from downtown amenities and commuting. Come call it home, before someone else in the market of low low inventory of homes. And, we provide Zillow Premier Showcase-Plus listings so be sure to dream a little how cute your new home can be with your touch, using our virtual staging tool on the listing's zillow home page. ..

14. 2025-09-15
    price $134,900 1283-char remark

    Show marketing remark (1283 chars)

    Solid updated home that sparkles! 2 story Cape updated and wow those floors! From comfortable carpeted front porch enter the inviting well lit LR with faux fireplace and glistening floors! Clean spacious kitchen provides attractive vinyl flooring, double sink w window, plenty of cabinets, appliances (Aug2025 new stove, DW, and microwave), and pantry. Separate DR offers window seat w storage, same gleaming hardwood floors. Also, 1st floor bedroom or study/office with lots of natural light. Loads of windows on the first floor make it a bright relaxing home. Upstairs has a very large bedroom w two closets & 2nd BR both w those beautiful floors. Updated bath - lovely vanity, sink, tub/shower, and vinyl floor. Nice fixtures and ceiling fans throughout. Roof and mechanicals in good shape, newer main electric panel, basement with 3 rooms for storage & other uses. Pleasant back yard, back door entrance. Great location in NE Barberton, minutes from downtown amenities and commuting. Come call it home, before someone else in the market of low low inventory of homes. And, we provide Zillow Premier Showcase-Plus listings so be sure to dream a little how cute your new home can be with your touch, using our virtual staging tool on the listing's zillow home page. ..

15. 2024-10-28
    listed $134,000 Active 1283-char remark

    Show marketing remark (1283 chars)

    Solid updated home that sparkles! 2 story Cape updated and wow those floors! From comfortable carpeted front porch enter the inviting well lit LR with faux fireplace and glistening floors! Clean spacious kitchen provides attractive vinyl flooring, double sink w window, plenty of cabinets, appliances (Aug2025 new stove, DW, and microwave), and pantry. Separate DR offers window seat w storage, same gleaming hardwood floors. Also, 1st floor bedroom or study/office with lots of natural light. Loads of windows on the first floor make it a bright relaxing home. Upstairs has a very large bedroom w two closets & 2nd BR both w those beautiful floors. Updated bath - lovely vanity, sink, tub/shower, and vinyl floor. Nice fixtures and ceiling fans throughout. Roof and mechanicals in good shape, newer main electric panel, basement with 3 rooms for storage & other uses. Pleasant back yard, back door entrance. Great location in NE Barberton, minutes from downtown amenities and commuting. Come call it home, before someone else in the market of low low inventory of homes. And, we provide Zillow Premier Showcase-Plus listings so be sure to dream a little how cute your new home can be with your touch, using our virtual staging tool on the listing's zillow home page. ..

16. 2023-10-30
    historical
17. 2023-10-09
    price $127,400
18. 2023-10-02
    price $132,400
19. 2023-09-19
    price $137,400
20. 2023-08-31
    price $142,400
21. 2023-08-18
    price $147,400
22. 2023-08-12
    price $149,900
23. 2023-08-04
    price $152,400
24. 2023-07-25
    listed $154,900 Active
25. 2022-11-23
    soldstatus $75,000 Closed
26. 2022-10-17
    status Pending
27. 2022-10-11
    listed $80,000 Active
28. 2022-10-04
    historical
29. 2022-09-19
    price $89,900
30. 2022-09-01
    price $91,900
31. 2022-08-02
    listed $94,900 Active
32. 2022-08-02
    historical
33. 2022-07-13
    status Active
34. 2022-07-03
    historical Contingent
35. 2022-06-29
    listed $99,900 Active
36. 1985-03-14
    soldstatus $20,300

ⓘ 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: $1,873 · $156/mo
• Projected year-2 tax: $1,950 · $162/mo
• Expected delta: +$77/yr (+$6/mo · 4.1%)

ⓘ 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: $15,764
• − Mortgage interest: −$7,276
• − Property taxes: −$1,873
• − Insurance: −$650
• − Repairs & maintenance: −$1,261
• − Management: −$1,261
• − Depreciation: −$3,779
• Taxable loss: −$336
• Est. tax savings @ 24.0%: +$81
• After-tax cash flow: $1,837/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

+539.9% since first listed

25 events — show timeline

• 2026-03-17 Price Changed $129,900 MLSNOW
• 2026-01-16 Price Changed $134,500 MLSNOW
• 2025-09-15 Price Changed $134,900 MLSNOW
• 2024-10-28 Listed $134,000 MLSNOW
• 2023-10-30 Listing Removed — MLSNOW
• 2023-10-09 Price Changed $127,400 MLSNOW
• 2023-10-02 Price Changed $132,400 MLSNOW
• 2023-09-19 Price Changed $137,400 MLSNOW
• 2023-08-31 Price Changed $142,400 MLSNOW
• 2023-08-18 Price Changed $147,400 MLSNOW
• 2023-08-12 Price Changed $149,900 MLSNOW
• 2023-08-04 Price Changed $152,400 MLSNOW
• 2023-07-25 Listed $154,900 MLSNOW
• 2022-11-23 Sold (MLS) $75,000 MLSNOW
• 2022-10-17 Pending — MLSNOW
• 2022-10-11 Listed $80,000 MLSNOW
• 2022-10-04 Listing Removed — MLSNOW
• 2022-09-19 Price Changed $89,900 MLSNOW
• 2022-09-01 Price Changed $91,900 MLSNOW
• 2022-08-02 Listing Removed — MLSNOW
• 2022-08-02 Listed $94,900 MLSNOW
• 2022-07-13 Relisted — MLSNOW
• 2022-07-03 Contingent — MLSNOW
• 2022-06-29 Listed $99,900 MLSNOW
• 1985-03-14 Sold (Public Records) $20,300 Public Records

Property tax history

+7.7%/yr

Latest (2025): $1,873 · -2.0% YoY. Source: county tax records.