284 3rd St NW · Barberton, OH 44203

$149,900

4 bd · 2.0 ba · 1,928 sqft · SingleFamily public records · 17 Days on market

Built 1903 4,917 sqft lot Est $164k · 9% 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 +26.3/30.0
• ARV discount +11.3/15.0
• DSCR +8.9/10.0
• 1% rule +6.5/10.0
• 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

Attention Investors! Turnkey cashflow rental property with an immediate, high-yielding income of $1,693/month with an active tenant in place through 12/31/2026. This 5-bedroom, 2-bath home offers a spacious layout featuring a living room, dining room, kitchen, first-floor bedroom, full bathroom, and convenient first-floor laundry. The second floor includes four additional bedrooms and a second full bathroom. A premier opportunity for investors seeking a fully updated, high-performing asset to add to their portfolio. Please allow 48-hour notice for showings. Appointments are available between 11:00 AM and 1:00 PM. Interior photos were taken prior to tenant occupancy and may not reflect the p

Key facts

• 4,917 sq ft lot
• Parking
• Built 1903

Property features AI

Exterior

• Parking: Driveway (unpaved)
• Utilities: Public water; Public sewer
• Home design: Two-story home; Updated/remodeled; Above-grade finished living area approximately 1,928
• Construction: Aluminum and vinyl siding; Asphalt/fiberglass roof; Concrete basement
• Exterior features: Enclosed patio/porch; Patio; Porch

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: One main-level bedroom
• Bathrooms: Two full bathrooms (one on the main level)
• Heating & cooling: Forced air heating
• Interior features: ENERGY STAR qualified windows; Updated/remodeled condition; Has basement with concrete construction
• Laundry & utility: Washer hookup; Electric dryer hookup; Laundry located in kitchen on the main level

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $387 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $148k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.4% 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; 3 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).
• This rent runs 32% of the median local income ($64k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k 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 $42k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 33y 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 1903 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $147,651 (1.5% below list)

Questions for the listing agent

1. Built in 1903 — 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: 1.15% ✓
• Cap rate: 9.39%
• Cash-on-cash: 11.07%
• DSCR: 1.49
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $163,880
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
557 W Hopocan Ave	0.07mi	4/2.0	1,654 (-14%)	2mo	$125,000	$76	71
168 2nd St SE	0.23mi	3/2.0 (-1)	1,782 (-8%)	4mo	$205,000	$115	69
672 W Paige Ave	0.36mi	4/2.0	1,819 (-6%)	20mo	$126,000	$69	57
526 Wooster Rd N	0.63mi	5/2.0 (+1)	1,773 (-8%)	2mo	$149,900	$85	50
208 7th St NW	0.30mi	4/1.5	1,739 (-10%)	22mo	$104,000	$60	49
523 Harvard Ave	0.68mi	3/1.5 (-1)	2,010 (+4%)	11mo	$155,555	$77	45
536 Yale Ave	0.63mi	3/2.0 (-1)	1,670 (-13%)	5mo	$171,900	$103	39
280 Ontario St	0.58mi	4/1.5	1,685 (-13%)	18mo	$185,000	$110	35

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: 3.3%
• Equity multiple: 1.13×
• Total profit: $5,448
• Equity at exit: $22,351

10-year hold

• IRR: 15.3%
• Equity multiple: 2.40×
• Total profit: $58,627
• Equity at exit: $12,961

Cash invested: $41,972 (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: $1,723 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$125 /mo · $1,504/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$362
• Net cashflow: $387

Break-even live

Break-even rent $1,233

Max offer price $149,900

Occupancy floor 73%

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
459 Wooster Rd N Unit 469 Barberton, OH	3.0	1.0	1782	$1,000	$0.56	43d	1	0.54mi
369 E Tuscarawas Ave Barberton, OH	3.0	1.0	2162	$2,900	$1.34	23d	1	0.93mi
653 Washington Ave Barberton, OH	4.0	2.0	1360	$1,600	$1.18	21d	1	1.41mi

Listing history 12 events

1. 2026-06-18
   days on market $149,900 Active 17 DOM
2. 2026-06-17
   days on market $149,900 Active 16 DOM
3. 2026-06-16
   days on market $149,900 Active 15 DOM
4. 2026-06-15
   days on market $149,900 Active 14 DOM
5. 2026-06-14
   days on market $149,900 Active 12 DOM
6. 2026-06-10
   days on market $149,900 Active 9 DOM
7. 2026-06-09
   days on market $149,900 Active 8 DOM
8. 2026-06-08
   days on market $149,900 Active 7 DOM
9. 2026-06-07
   days on market $149,900 Active 6 DOM
10. 2026-06-03
    days on market $149,900 Active 2 DOM
11. 2026-06-02
    remarks 699-char remark
12. 2026-06-02
    listed $149,900 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: $1,504 · $125/mo
• Projected year-2 tax: $1,921 · $160/mo
• Expected delta: +$417/yr (+$35/mo · 27.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 20% 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: $20,673
• − Mortgage interest: −$8,397
• − Property taxes: −$1,504
• − Insurance: −$750
• − Repairs & maintenance: −$1,654
• − Management: −$1,654
• − Depreciation: −$4,361
• Taxable income: $2,354
• Est. tax owed @ 24.0%: −$565
• After-tax cash flow: $4,080/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

+252.7% since first listed

17 events — show timeline

• 2026-06-01 Listed $149,900 MLSNOW
• 2026-04-26 Listing Removed — MLSNOW
• 2026-04-13 Price Changed $139,900 MLSNOW
• 2026-03-16 Price Changed $149,900 MLSNOW
• 2026-03-10 Price Changed $159,000 MLSNOW
• 2026-02-20 Listed $164,900 MLSNOW
• 2023-11-13 Listing Removed — MLSNOW
• 2023-10-04 Price Changed $156,000 MLSNOW
• 2023-09-12 Listed $158,000 MLSNOW
• 2022-06-02 Sold (Public Records) $154,000 Public Records
• 2005-09-10 Listing Removed — MLSNOW
• 2005-09-10 Listing Removed — MLSNOW
• 2005-02-09 Listed $72,900 MLSNOW
• 2005-02-09 Listed $72,900 MLSNOW
• 2002-03-07 Listed $27,500 MLSNOW
• 1993-12-15 Sold (Public Records) $38,500 Public Records
• 1993-09-24 Listed $42,500 MLSNOW

Property tax history

+2.1%/yr

Latest (2025): $1,504 · +23.7% YoY. Source: county tax records.