146 Hermann St · Barberton, OH 44203

$55,850

3 bd · 1.0 ba · 926 sqft · SingleFamily public records · 6 Days on market

Built 1950 6,891 sqft lot $60/sqft · 61% below area

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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

Calling all rehabbers, flippers, investors, and HGTV binge-watchers: this 3-bedroom, 1-bath ranch-style bungalow in Barberton is ready for its comeback story. The previous owner started the renovation journey but ran out of time, leaving much of the home down to the studs and ready for your custom rehab. Looking for a 3-bed bungalow in Barberton under $60K? This investor opportunity at 146 Hermann Street offers one-floor living and a full interior ready for your vision. Bring your contractor, creativity, and maybe a strong cup of coffee because this one is ready for round two. Much of the home has already been taken down to the studs, with the flooring, kitchen, and bathroom ready for renov

Key facts

• Full basement
• Cement driveway
• One floor living

Tags

• ONE FLOOR LIVING
• FULL BASEMENT
• DETACHED GARAGE
• CEMENT DRIVEWAY
• PLUMBED FOR WASHER AND DRYER
• ROOF REPLACED

Property features AI

Exterior

• Parking: Detached garage (1 car) on concrete driveway
• Utilities: Public water; Public sewer
• Home design: Single-story home; Has a view; Listed as fixer condition; Above-grade finished living area reported
• Construction: Aluminum siding; Asphalt/fiberglass roof; Block foundation; Built per public records
• Exterior features: Front porch; Back yard; Front yard; Corner lot; Flat, level lot

Interior

• Kitchen: Main-level kitchen (10x9)
• Bedrooms: Three main-level bedrooms (two 9x9, one 10x9)
• Flooring: Wood flooring in entry/foyer and living room
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Forced-air gas heating
• Interior features: Double-pane windows; Full unfinished basement
• Laundry & utility: Laundry area in the basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $56k.

Deal economics

• At list price, monthly cash flow is $545 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $56k).
• Cap rate 18.0% 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; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $386 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 $16k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 4.3% of price; built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $55,850

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 2.41% ✓
• Cap rate: 18.01%
• Cash-on-cash: 41.84%
• DSCR: 2.86
• GRM: 3.5

CMA / ARV

• ARV (median comp): $145,060
• List price: $55,850
• Delta: -61.50%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
146 Hermann St	0.00mi	3/1.0	926 (0%)	0mo	$67,000	$72	100
441 Glenn St	0.13mi	3/1.0	962 (+4%)	6mo	$150,000	$156	82
669 N Way St	0.37mi	3/1.0	936 (+1%)	4mo	$139,500	$149	78
888 Orchard Ave	0.05mi	3/1.0	1,040 (+12%)	0mo	$200,000	$192	77
818 N Summit St	0.18mi	2/1.0 (-1)	966 (+4%)	7mo	$122,000	$126	74
639 N Way St	0.40mi	3/2.0	907 (-2%)	3mo	$107,500	$119	71
655 N Way St	0.39mi	3/1.0	864 (-7%)	1mo	$175,000	$203	70
1451 Grand Blvd	0.59mi	3/1.0	960 (+4%)	0mo	$145,500	$152	66
1146 Wooster Rd N	0.68mi	4/1.0 (+1)	906 (-2%)	3mo	$38,000	$42	57
1990 Connect Rd	0.31mi	4/2.0 (+1)	1,040 (+12%)	0mo	$135,000	$130	55
117 Fernwood Ave	0.55mi	2/1.0 (-1)	864 (-7%)	6mo	$130,000	$150	53
134 Hazelwood Ave	0.48mi	3/2.0	1,062 (+15%)	2mo	$212,500	$200	48

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: 42.2%
• Equity multiple: 2.90×
• Total profit: $29,766
• Equity at exit: $8,327

10-year hold

• IRR: 49.9%
• Equity multiple: 6.65×
• Total profit: $88,393
• Equity at exit: $4,829

Cash invested: $15,638 (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: 3.5×

Monthly cashflow live

• Estimated rent: $1,346 high
• Mortgage (P&I): −$293
• Tax from tax record: −$202 /mo · $2,425/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$283
• Net cashflow: $545

Break-even live

Break-even rent $656

Max offer price $55,850

Occupancy floor 54%

Sensitivity live

Price	-10% $577	-5% $561	+0% $545	+5% $529	+10% $514
Rent	-10% $439	-5% $492	+0% $545	+5% $598	+10% $652
Rate	-1.0pp $573	-0.5pp $559	base $545	+0.5pp $531	+1.0pp $516

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: $13,962
• Closing costs: $1,676
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
543 Otterbein Ave Barberton, OH	4.0	1.0	1100	$1,500	$1.36	14d	1	0.71mi
1453 Woodbirch Ave Akron, OH	3.0	2.0	1008	$1,500	$1.49	44d	1	0.97mi
1455 Woodbirch Ave Akron, OH	3.0	2.0	1008	$1,500	$1.49	21d	1	0.97mi
2569 Romig Rd Unit 2561-16 Akron, OH	2.0	1.5	810	$1,125	$1.39	14d	1	1.03mi
1253 California Ave Akron, OH	2.0	1.0	780	$1,100	$1.41	45d	1	1.24mi
1253 California Ave Akron, OH	2.0	1.0	780	$950	$1.22	24d	1	1.24mi
1169 Weiser Ave Akron, OH	2.0	1.0	768	$950	$1.24	44d	1	1.28mi
1138 Kohler Ave Akron, OH	3.0	1.0	1000	$1,250	$1.25	14d	1	1.33mi
2138 East Ave Akron, OH	3.0	1.0	990	$1,100	$1.11	24d	1	1.47mi

Listing history 1 events

1. 2026-05-13
   listed $55,850 Active 1607-char remark

ⓘ 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: $2,425 · $202/mo
• Projected year-2 tax: $2,425 · $202/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 ≥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: $16,155
• − Mortgage interest: −$3,128
• − Property taxes: −$2,425
• − Insurance: −$279
• − Repairs & maintenance: −$1,292
• − Management: −$1,292
• − Depreciation: −$1,625
• Taxable income: $6,113
• Est. tax owed @ 24.0%: −$1,467
• After-tax cash flow: $5,076/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

2 events — show timeline

• 2026-05-19 Pending — MLSNOW
• 2026-05-13 Listed $55,850 MLSNOW

Property tax history

+10.1%/yr

Latest (2025): $2,425 · +101.2% YoY. Source: county tax records.