483 17th St NW · Barberton, OH 44203

$89,900

3 bd · 1.0 ba · 884 sqft · SingleFamily public records · 6 Days on market

Built 1960 9,583 sqft lot $102/sqft · 27% below area Est $121k · 26% 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 +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Opportunity awaits – Turn this into your dream home or use as an investment property. This 3 bedroom home has much to offer. Eat in kitchen, living room with tons of natural light, full basement with walk up access. Detached garage provide tons of extra storage. Nice size backyard. Located on a quiet side street, yet close to shopping, restaurants, interstate access, hospitals, and all amenities needed. Buyers agents please email agent with questions.

Key facts

• Eat in kitchen
• Nice size backyard
• Quiet side street

Tags

• EAT IN KITCHEN
• FULL BASEMENT
• DETACHED GARAGE
• NICE SIZE BACKYARD
• QUIET SIDE STREET

Property features AI

Finance

• HOA & community: Nearby playground, park and shopping

Exterior

• Parking: Detached garage (1 car)
• Utilities: Public water; Public sewer
• Home design: Single-story home facing west; Fixer condition
• Construction: Frame construction; Block foundation; Asphalt/fiberglass roof; Built according to public records
• Exterior features: Flat, level lot (approx. 75 x 130)

Interior

• Bedrooms: Three main-level bedrooms
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Central air conditioning; Forced-air gas heating
• Interior features: Full, unfinished basement with walk-up access; Total of 5 rooms
• Laundry & utility: Laundry located in the basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $457 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Cap rate 12.4% 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; 10 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 $622 of loan paydown is wiped out by about $3k 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 $25k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 32y 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 $58k; list at $90k implies a 55% gain — meaningful room to come down on a strong offer.

Recommended offer $89,900

Questions for the listing agent

1. Built in 1960 — 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: 1.58% ✓
• Cap rate: 12.40%
• Cash-on-cash: 21.81%
• DSCR: 1.97
• GRM: 5.3

CMA / ARV

• ARV (median comp): $120,954
• List price: $89,900
• Delta: -25.67%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
957 Brady Ave	0.12mi	3/1.0	924 (+4%)	17mo	$135,000	$146	72
935 Perry Ave	0.30mi	3/1.0	901 (+2%)	19mo	$125,000	$139	67
428 17th St NW	0.11mi	3/1.5	999 (+13%)	22mo	$179,900	$180	53
131 15th St NW	0.66mi	3/1.0	966 (+9%)	2mo	$135,000	$140	52
1027 W Hopocan Ave	0.42mi	3/1.5	971 (+10%)	12mo	$159,155	$164	52
621 Creedmore Ave	0.69mi	3/1.5	960 (+9%)	1mo	$79,900	$83	51
1068 Shannon Ave	0.62mi	3/1.0	900 (+2%)	21mo	$78,000	$87	50
128 17th St NW	0.67mi	3/1.0	963 (+9%)	17mo	$100,000	$104	40
639 W Hopocan Ave	0.72mi	2/1.0 (-1)	976 (+10%)	9mo	$60,000	$61	37
3155 Weber Dr	0.55mi	3/1.0	1,010 (+14%)	23mo	$235,000	$233	31

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: 17.8%
• Equity multiple: 1.75×
• Total profit: $18,812
• Equity at exit: $13,404

10-year hold

• IRR: 28.3%
• Equity multiple: 3.87×
• Total profit: $72,350
• Equity at exit: $7,773

Cash invested: $25,172 (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: 5.3×

Monthly cashflow live

• Estimated rent: $1,418 high
• Mortgage (P&I): −$471
• Tax from tax record: −$154 /mo · $1,843/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$298
• Net cashflow: $457

Break-even live

Break-even rent $839

Max offer price $89,900

Occupancy floor 63%

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3953 Mount Vernon Blvd Norton, OH	2.0	1.0	1000	$1,318	$1.32	14d	1	0.26mi
3943 Long Dr Norton, OH	2.0	1.0–2.0	1200	$1,508	$1.26	14d	5	0.38mi
3888 Long Dr Norton, OH	2.0	2.0	1000	$1,601	$1.60	14d	1	0.45mi
1275 Norton Ave #1283 Norton, OH	3.0	1.0	932	$1,200	$1.29	43d	1	0.65mi
667 W Park Ave Barberton, OH	2.0	1.0	900	$1,350	$1.50	14d	1	0.86mi
3343 Columbia Woods Dr Norton, OH	1.0–2.0	1.0–2.0	900	$1,525	$1.69	2d	9	1.04mi
543 Otterbein Ave Barberton, OH	4.0	1.0	1100	$1,500	$1.36	14d	1	1.14mi
1270 South Ave Barberton, OH	1.0–2.0	1.0–1.5	1012	$1,449	$1.43	14d	1	1.21mi
1285 Wooster Rd W Barberton, OH	2.0	1.0	900	$1,100	$1.22	14d	1	1.32mi
149 2nd St SW Unit 149 Barberton, OH	2.0	1.0	1037	$1,100	$1.06	14d	1	1.46mi

Listing history 3 events

1. 2026-05-13
   listed $89,900 Active 461-char remark
2. 1994-10-31
   soldstatus $58,000
3. 1994-09-27
   listed $59,900

ⓘ 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: $1,843 · $154/mo
• Projected year-2 tax: $1,843 · $154/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: $17,012
• − Mortgage interest: −$5,036
• − Property taxes: −$1,843
• − Insurance: −$450
• − Repairs & maintenance: −$1,361
• − Management: −$1,361
• − Depreciation: −$2,615
• Taxable income: $4,347
• Est. tax owed @ 24.0%: −$1,043
• After-tax cash flow: $4,447/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

+50.1% since first listed

4 events — show timeline

• 2026-05-20 Pending — MLSNOW
• 2026-05-13 Listed $89,900 MLSNOW
• 1994-10-31 Sold (Public Records) $58,000 Public Records
• 1994-09-27 Listed $59,900 MLSNOW

Property tax history

+3.6%/yr

Latest (2025): $1,843 · -2.1% YoY. Source: county tax records.