322 E Cassell Ave · Barberton, OH 44203

$160,000

3 bd · 1.0 ba · 1,000 sqft · SingleFamily public records · 6 Days on market

Built 1962 6,751 sqft lot $160/sqft · at area comps Est $167k · at est.

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Why this score? — see what drove the D 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 +12.9/30.0
• ARV discount +9.4/15.0
• Schools +4.1/10.0
• Rent growth +4.0/5.0
• DSCR +3.9/10.0
• Livability +3.6/5.0
• 1% rule +3.3/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Check out this cute raised ranch! 3 Bedrooms, 1 1/2 baths on fenced corner lot. Kitchen with refrigerator, gas range & dishwasher. Updated windows, (Trane) high efficiency furnace, updated bathroom, new front porch/stairs, 100 amp electrical service, hardwood floors throughout, 3 season room. Priced to sell!

Key facts

• Unfinished basement
• Screened in deck
• Corner lot

Tags

• CORNER LOT
• SCREENED IN DECK
• FULLY FENCED BACKYARD
• UNFINISHED BASEMENT
• NEW HVAC SYSTEM

Property features AI

Exterior

• Parking: Attached garage with 1 parking space
• Utilities: Public water; Public sewer
• Home design: Single-story; Updated/remodeled
• Construction: Brick construction; Asphalt/fiberglass roof; Built (year per public records)
• Exterior features: Enclosed porch; Patio; Porch; Chain-link fence in the backyard; Corner lot

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Bedrooms: 3 bedrooms on the main level
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced-air gas heating; Central air conditioning
• Interior features: Updated/remodeled condition; Full unfinished basement
• 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 $160k.

Deal economics

• At list price, monthly cash flow is $-12 ($-139/yr) — negative.
• To cash-flow at today's rent, offer at most $158k (1.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $132k (17.2% below list).
• Recommended offer: $132k (17.2% below list) — sets the bar for 1% rule.

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.
• Zoned schools: Barberton Intermediate School (math 59% / reading 50%, grade C, #788 of 1,584 statewide, top 52%, 697 students, 74% FRL); Barberton Middle School (math 45% / reading 50%, grade C-, #444 of 654 statewide, top 69%, 797 students, 72% FRL); Barberton High School (math 33% / reading 57%, grade D-, #468 of 781 statewide, top 60%, 1,220 students, 60% FRL).
• Market conditions: Rents rising fast (+5.9%/yr); 226 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 $1k of loan paydown is wiped out by about $5k 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

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 11 sale attempts since 34y 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.

Recommended offer $132,490 (17.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.83% ✗
• Cap rate: 6.21%
• Cash-on-cash: -0.31%
• DSCR: 0.99
• GRM: 10.1

CMA / ARV

• ARV (median comp): $167,244
• List price: $160,000
• Delta: -4.33%
• 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
334 E Tuscarawas Ave	0.13mi	2/1.0 (-1)	994 (-1%)	8mo	$164,900	$166	82
344 E Huston St	0.24mi	3/1.0	1,018 (+2%)	7mo	$142,000	$139	80
357 E Paige Ave	0.11mi	3/2.0	1,092 (+9%)	6mo	$220,000	$201	71
327 Robinson Ave	0.26mi	3/1.0	1,088 (+9%)	8mo	$147,000	$135	67
46 Brown St	0.48mi	3/1.0	1,068 (+7%)	1mo	$78,754	$74	65
507 E Ford Ave	0.41mi	3/1.0	1,080 (+8%)	3mo	$180,000	$167	65
627 Lincoln Ave	0.68mi	3/1.5	1,025 (+2%)	2mo	$120,000	$117	61
4577 Rex Lake Dr	0.25mi	2/2.0 (-1)	1,097 (+10%)	8mo	$430,000	$392	56
640 E Lake Ave	0.61mi	3/1.0	1,095 (+10%)	4mo	$150,000	$137	53
412 Grandview Ave	0.53mi	2/1.0 (-1)	1,075 (+8%)	8mo	$142,500	$133	52
341 6th St NE	0.51mi	3/1.0	1,135 (+14%)	2mo	$142,500	$126	51
202 W Heatherwood Dr	0.74mi	2/2.0 (-1)	1,112 (+11%)	5mo	$182,500	$164	33

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: -13.8%
• Equity multiple: 0.49×
• Total profit: $-22,754
• Equity at exit: $23,857

10-year hold

• IRR: -1.1%
• Equity multiple: 0.92×
• Total profit: $-3,738
• Equity at exit: $13,834

Cash invested: $44,800 (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: 226
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,325 high
• Mortgage (P&I): −$839
• Tax from tax record: −$153 /mo · $1,831/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$278
• Net cashflow: $-12

Break-even live

Break-even rent $1,340

Max offer price $157,949

Occupancy floor 96%

Sensitivity live

Price	-10% $79	-5% $34	+0% $-12	+5% $-57	+10% $-102
Rent	-10% $-116	-5% $-64	+0% $-12	+5% $41	+10% $93
Rate	-1.0pp $69	-0.5pp $29	base $-12	+0.5pp $-53	+1.0pp $-95

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
105 2nd St SE Barberton, OH	2.0	1.0	728	$895	$1.23	45d	1	0.45mi
617 Robinson Ave Barberton, OH	2.0	1.0	1140	$995	$0.87	16d	1	0.60mi
653 Washington Ave Barberton, OH	4.0	2.0	1360	$1,600	$1.18	23d	1	0.71mi
543 Otterbein Ave Barberton, OH	4.0	1.0	1100	$1,500	$1.36	16d	1	0.90mi
149 2nd St SW Unit 149 Barberton, OH	2.0	1.0	1037	$1,100	$1.06	16d	1	0.92mi
667 W Park Ave Barberton, OH	2.0	1.0	900	$1,350	$1.50	16d	1	1.05mi
200 8th St NW Barberton, OH	3.0	2.0	1144	$1,550	$1.35	16d	1	1.10mi

Listing history 33 events

1. 2026-05-15
   listed $160,000 Active 820-char remark
2. 2023-11-03
   soldstatus $145,000 Closed 316-char remark

   Show marketing remark (316 chars)

   Check out this cute raised ranch! 3 Bedrooms, 1 1/2 baths on fenced corner lot. Kitchen with refrigerator, gas range & dishwasher. Updated windows, (Trane) high efficiency furnace, updated bathroom, new front porch/stairs, 100 amp electrical service, hardwood floors throughout, 3 season room. Priced to sell!

3. 2023-10-08
   status Pending 316-char remark

   Show marketing remark (316 chars)

   Check out this cute raised ranch! 3 Bedrooms, 1 1/2 baths on fenced corner lot. Kitchen with refrigerator, gas range & dishwasher. Updated windows, (Trane) high efficiency furnace, updated bathroom, new front porch/stairs, 100 amp electrical service, hardwood floors throughout, 3 season room. Priced to sell!

4. 2023-10-06
   listed $139,900 Active 316-char remark

   Show marketing remark (316 chars)

   Check out this cute raised ranch! 3 Bedrooms, 1 1/2 baths on fenced corner lot. Kitchen with refrigerator, gas range & dishwasher. Updated windows, (Trane) high efficiency furnace, updated bathroom, new front porch/stairs, 100 amp electrical service, hardwood floors throughout, 3 season room. Priced to sell!

5. 2019-01-04
   soldstatus $62,000
6. 2019-01-03
   soldstatus $62,000 Sold

   Show marketing remark (277 chars)

   All you need to do is move in! This charming brick ranch located in Barberton local school district offers three bedrooms beautiful hardwood floors, one and a half baths, and comes with all kitchen appliances as well as a washer and dryer. Schedule your private showing today !

7. 2018-11-21
   status Pending

   Show marketing remark (277 chars)

   All you need to do is move in! This charming brick ranch located in Barberton local school district offers three bedrooms beautiful hardwood floors, one and a half baths, and comes with all kitchen appliances as well as a washer and dryer. Schedule your private showing today !

8. 2018-10-16
   price $65,000

   Show marketing remark (277 chars)

   All you need to do is move in! This charming brick ranch located in Barberton local school district offers three bedrooms beautiful hardwood floors, one and a half baths, and comes with all kitchen appliances as well as a washer and dryer. Schedule your private showing today !

9. 2018-10-14
   historical Contingent

   Show marketing remark (277 chars)

   All you need to do is move in! This charming brick ranch located in Barberton local school district offers three bedrooms beautiful hardwood floors, one and a half baths, and comes with all kitchen appliances as well as a washer and dryer. Schedule your private showing today !

10. 2018-10-10
    price $70,000

    Show marketing remark (277 chars)

    All you need to do is move in! This charming brick ranch located in Barberton local school district offers three bedrooms beautiful hardwood floors, one and a half baths, and comes with all kitchen appliances as well as a washer and dryer. Schedule your private showing today !

11. 2018-09-12
    listed $75,000 Active

    Show marketing remark (277 chars)

    All you need to do is move in! This charming brick ranch located in Barberton local school district offers three bedrooms beautiful hardwood floors, one and a half baths, and comes with all kitchen appliances as well as a washer and dryer. Schedule your private showing today !

12. 2017-11-02
    soldstatus $77,100
13. 2017-10-31
    soldstatus $77,100 Sold
14. 2017-09-26
    status Pending
15. 2017-09-15
    listed $79,500 Active
16. 2015-11-19
    historical
17. 2015-09-21
    status Active
18. 2015-09-19
    historical
19. 2015-07-14
    price $78,000
20. 2015-03-24
    listed $79,900 Active
21. 2015-03-06
    historical
22. 2015-03-04
    listed $84,000 Active
23. 2012-10-05
    soldstatus $75,000
24. 2012-10-01
    soldstatus $75,000
25. 2012-07-12
    listed $73,300
26. 2011-09-08
    historical
27. 2010-06-08
    listed $78,400
28. 2009-12-08
    historical
29. 2009-06-08
    listed $85,000
30. 1992-08-28
    soldstatus $31,000
31. 1992-08-28
    soldstatus $31,000
32. 1992-07-07
    listed $64,900
33. 1986-11-18
    soldstatus $45,900

ⓘ 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: $1,831 · $153/mo
• Projected year-2 tax: $2,163 · $180/mo
• Expected delta: +$333/yr (+$28/mo · 18.2%)

ⓘ 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 · 16 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: $15,899
• − Mortgage interest: −$8,962
• − Property taxes: −$1,831
• − Insurance: −$800
• − Repairs & maintenance: −$1,272
• − Management: −$1,272
• − Depreciation: −$4,655
• Taxable loss: −$2,893
• Est. tax savings @ 24.0%: +$694
• After-tax cash flow: $555/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

+248.6% since first listed

34 events — show timeline

• 2026-05-21 Pending — MLSNOW
• 2026-05-15 Listed $160,000 MLSNOW
• 2023-11-03 Sold (MLS) $145,000 MLSNOW
• 2023-10-08 Pending — MLSNOW
• 2023-10-06 Listed $139,900 MLSNOW
• 2019-01-04 Sold (Public Records) $62,000 Public Records
• 2019-01-03 Sold (MLS) $62,000 MLSNOW
• 2018-11-21 Pending — MLSNOW
• 2018-10-16 Price Changed $65,000 MLSNOW
• 2018-10-14 Contingent — MLSNOW
• 2018-10-10 Price Changed $70,000 MLSNOW
• 2018-09-12 Listed $75,000 MLSNOW
• 2017-11-02 Sold (Public Records) $77,100 Public Records
• 2017-10-31 Sold (MLS) $77,100 MLSNOW
• 2017-09-26 Pending — MLSNOW
• 2017-09-15 Listed $79,500 MLSNOW
• 2015-11-19 Listing Removed — MLSNOW
• 2015-09-21 Relisted — MLSNOW
• 2015-09-19 Listing Removed — MLSNOW
• 2015-07-14 Price Changed $78,000 MLSNOW
• 2015-03-24 Listed $79,900 MLSNOW
• 2015-03-06 Listing Removed — MLSNOW
• 2015-03-04 Listed $84,000 MLSNOW
• 2012-10-05 Sold (MLS) $75,000 MLSNOW
• 2012-10-01 Sold (Public Records) $75,000 Public Records
• 2012-07-12 Listed $73,300 MLSNOW
• 2011-09-08 Listing Removed — MLSNOW
• 2010-06-08 Listed $78,400 MLSNOW
• 2009-12-08 Listing Removed — MLSNOW
• 2009-06-08 Listed $85,000 MLSNOW
• 1992-08-28 Sold (Public Records) $31,000 Public Records
• 1992-08-28 Sold (Public Records) $31,000 Public Records
• 1992-07-07 Listed $64,900 MLSNOW
• 1986-11-18 Sold (Public Records) $45,900 Public Records

Property tax history

+3.4%/yr

Latest (2025): $1,831 · -2.1% YoY. Source: county tax records.