940 W Hopocan Ave · Barberton, OH 44203

$138,000

4 bd · 1.5 ba · 1,447 sqft · SingleFamily public records · 8 Days on market

Built 1916 3,192 sqft lot Est $165k · 16% 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 +24.9/30.0
• ARV discount +14.9/15.0
• DSCR +8.1/10.0
• 1% rule +6.4/10.0
• 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

Beautiful Colonial-style home with inviting curb appeal, featuring three well-appointed bedrooms and one and a half bathrooms. Enjoy the versatility and additional living space provided by the finished attic, which can serve as an office or comfortable retreat. The kitchen has been recently updated, bringing modern and stylish elements to your cooking and entertaining area. The furnace and air conditioner were replaced in 2021.. The basement has been waterproofed in 2021. Enjoy your private oasis in the fenced-in yard, perfect for outdoor entertaining or for your furry friends. You do not want to miss out on this beautiful home. Schedule your showing today!

Key facts

• Lovely dining room
• Fully fenced yard
• 3,192 sq ft lot

Tags

• PRIVATE BACKYARD OASIS
• FULLY FENCED YARD
• LOVELY DINING ROOM

Property features AI

Finance

• Financial info: Annual tax reported (2025)

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Public sewer
• Home design: 3 total stories; Vinyl siding; Asphalt fiberglass roof; Above-grade finished area about 1,447 (assessor)
• Construction: Vinyl siding construction; Asphalt/fiberglass roof
• Exterior features: Small lot (approx. 0.0733 acres)

Interior

• Bedrooms: Total rooms: 6
• Bathrooms: 1 full bathroom; 1 half bathroom; One main-level bathroom
• Heating & cooling: Forced air gas heating; Central air conditioning
• Interior features: Unfinished basement; Front porch
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $138k.

Deal economics

• At list price, monthly cash flow is $295 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $138k).
• Cap rate 8.9% 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; 4 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $954 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 $39k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 8y 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 1916 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $138,000

Questions for the listing agent

1. Built in 1916 — 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: 1.14% ✓
• Cap rate: 8.86%
• Cash-on-cash: 9.15%
• DSCR: 1.41
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $164,958
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
219 17th St NW	0.07mi	3/1.0 (-1)	1,428 (-1%)	1mo	$165,000	$116	87
263 19th St NW	0.09mi	3/1.0 (-1)	1,469 (+2%)	3mo	$115,000	$78	84
76 16th St NW	0.33mi	4/1.5	1,360 (-6%)	1mo	$175,000	$129	74
144 19th St NW	0.25mi	4/2.5	1,342 (-7%)	1mo	$165,000	$123	71
333 17th St NW	0.14mi	3/1.0 (-1)	1,270 (-12%)	2mo	$216,500	$170	64
48 20th St SW	0.63mi	4/2.0	1,478 (+2%)	1mo	$135,000	$91	64
131 25th St NW	0.57mi	3/2.0 (-1)	1,472 (+2%)	2mo	$155,000	$105	62
36 23rd St SW	0.73mi	4/1.5	1,380 (-5%)	0mo	$139,000	$101	58
30 22nd St NW	0.57mi	3/2.0 (-1)	1,388 (-4%)	2mo	$95,000	$68	58
30 20th St SW	0.60mi	3/1.5 (-1)	1,577 (+9%)	1mo	$180,000	$114	52
583 Creedmore Ave	0.69mi	3/1.5 (-1)	1,388 (-4%)	5mo	$198,000	$143	51
557 W Hopocan Ave	0.73mi	4/2.0	1,654 (+14%)	2mo	$125,000	$76	38

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: 0.7%
• Equity multiple: 1.03×
• Total profit: $1,068
• Equity at exit: $20,576

10-year hold

• IRR: 13.0%
• Equity multiple: 2.17×
• Total profit: $45,364
• Equity at exit: $11,932

Cash invested: $38,640 (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: 7.3×

Monthly cashflow live

• Estimated rent: $1,568 medium
• Mortgage (P&I): −$724
• Tax from tax record: −$162 /mo · $1,950/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$329
• Net cashflow: $295

Break-even live

Break-even rent $1,195

Max offer price $138,000

Occupancy floor 76%

Sensitivity live

Price	-10% $373	-5% $334	+0% $295	+5% $256	+10% $217
Rent	-10% $171	-5% $233	+0% $295	+5% $357	+10% $419
Rate	-1.0pp $364	-0.5pp $330	base $295	+0.5pp $259	+1.0pp $223

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: $34,500
• Closing costs: $4,140
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
200 8th St NW Barberton, OH	3.0	2.0	1144	$1,550	$1.35	15d	1	0.49mi
1275 Norton Ave #1283 Norton, OH	3.0	1.0	932	$1,200	$1.29	44d	1	0.86mi
543 Otterbein Ave Barberton, OH	4.0	1.0	1100	$1,500	$1.36	15d	1	1.25mi
459 Wooster Rd N Unit 469 Barberton, OH	3.0	1.0	1782	$1,000	$0.56	44d	1	1.30mi

Listing history 7 events

1. 2026-06-14
   statusdays on market $138,000 Pending 8 DOM
2. 2026-06-10
   days on market $138,000 Active 7 DOM
3. 2026-06-09
   days on market $138,000 Active 6 DOM
4. 2026-06-08
   days on market $138,000 Active 5 DOM
5. 2026-06-07
   days on market $138,000 Active 4 DOM
6. 2026-06-03
   remarks 699-char remark
7. 2026-06-03
   listed $138,000 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: $1,950 · $162/mo
• Projected year-2 tax: $2,051 · $171/mo
• Expected delta: +$102/yr (+$8/mo · 5.2%)

ⓘ 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: $18,811
• − Mortgage interest: −$7,730
• − Property taxes: −$1,950
• − Insurance: −$690
• − Repairs & maintenance: −$1,505
• − Management: −$1,505
• − Depreciation: −$4,015
• Taxable income: $1,417
• Est. tax owed @ 24.0%: −$340
• After-tax cash flow: $3,197/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

+112.6% since first listed

17 events — show timeline

• 2026-06-03 Listed $138,000 MLSNOW
• 2023-07-17 Sold (MLS) $129,900 MLSNOW
• 2023-06-20 Pending — MLSNOW
• 2023-06-19 Price Changed $129,900 MLSNOW
• 2023-06-10 Listed $134,900 MLSNOW
• 2020-10-08 Sold (Public Records) $80,000 Public Records
• 2020-10-07 Sold (MLS) $80,000 MLSNOW
• 2020-09-02 Pending — MLSNOW
• 2020-08-31 Price Changed $82,900 MLSNOW
• 2020-08-08 Listed $84,900 MLSNOW
• 2018-09-05 Sold (Public Records) $52,000 Public Records
• 2018-09-04 Pending — MLSNOW
• 2018-08-31 Sold (MLS) $52,000 MLSNOW
• 2018-06-27 Contingent — MLSNOW
• 2018-06-25 Price Changed $54,900 MLSNOW
• 2018-05-22 Price Changed $59,900 MLSNOW
• 2018-05-02 Listed $64,900 MLSNOW

Property tax history

+9.1%/yr

Latest (2025): $1,950 · -2.1% YoY. Source: county tax records.