46 Brown St · Barberton, OH 44203

$85,000

3 bd · 1.0 ba · 1,068 sqft · SingleFamily public records · 281 Days on market

Built 1913 5,445 sqft lot Est $142k · 40% 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 MLS

NOT a fixer-upper!! just priced to sell. All appliances negot. Newer windows. CLEAN and ready to move in. very rare at 49900

Key facts

• 5,445 sq ft lot
• Parking
• Built 1913

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $534 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.8% 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 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 $588 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 $24k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 281 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 21y ago; this cycle's ask has dropped $20k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $48k; list at $85k implies a 75% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1913 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $74,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 281 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1913 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.65% ✓
• Cap rate: 13.84%
• Cash-on-cash: 26.95%
• DSCR: 2.20
• GRM: 5.1

CMA / ARV

• ARV (on-the-fly): $142,044
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
46 Brown St	0.00mi	3/1.0	1,068 (0%)	1mo	$78,754	$74	99
344 E Huston St	0.39mi	3/1.0	1,018 (-5%)	7mo	$142,000	$139	68
357 E Paige Ave	0.47mi	3/2.0	1,092 (+2%)	6mo	$220,000	$201	65
412 Grandview Ave	0.54mi	2/1.0 (-1)	1,075 (+1%)	8mo	$142,500	$133	62
4577 Rex Lake Dr	0.45mi	2/2.0 (-1)	1,097 (+3%)	8mo	$430,000	$392	58
327 Robinson Ave	0.70mi	3/1.0	1,088 (+2%)	8mo	$147,000	$135	58
341 6th St NE	0.70mi	3/1.0	1,135 (+6%)	2mo	$142,500	$126	55
564 W Hopocan Ave	0.52mi	3/2.0	1,152 (+8%)	5mo	$55,000	$48	54
621 Creedmore Ave	0.61mi	3/1.5	960 (-10%)	1mo	$79,900	$83	52
334 E Tuscarawas Ave	0.59mi	2/1.0 (-1)	994 (-7%)	8mo	$164,900	$166	50
645 Madison Ave	0.62mi	3/1.5	1,227 (+15%)	7mo	$130,000	$106	38
639 N Way St	0.71mi	3/2.0	907 (-15%)	3mo	$107,500	$119	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: 24.0%
• Equity multiple: 2.03×
• Total profit: $24,419
• Equity at exit: $12,674

10-year hold

• IRR: 33.6%
• Equity multiple: 4.49×
• Total profit: $83,161
• Equity at exit: $7,349

Cash invested: $23,800 (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: 219
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,399 high
• Mortgage (P&I): −$446
• Tax from tax record: −$90 /mo · $1,074/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $534

Break-even live

Break-even rent $722

Max offer price $85,000

Occupancy floor 57%

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: $21,250
• Closing costs: $2,550
• 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	0.44mi
200 8th St NW Barberton, OH	3.0	2.0	1144	$1,550	$1.35	14d	1	0.76mi
667 W Park Ave Barberton, OH	2.0	1.0	900	$1,350	$1.50	14d	1	0.77mi
105 2nd St SE Barberton, OH	2.0	1.0	728	$895	$1.23	43d	1	0.85mi
149 2nd St SW Unit 149 Barberton, OH	2.0	1.0	1037	$1,100	$1.06	14d	1	0.95mi
653 Washington Ave Barberton, OH	4.0	2.0	1360	$1,600	$1.18	21d	1	0.99mi
617 Robinson Ave Barberton, OH	2.0	1.0	1140	$995	$0.87	14d	1	1.08mi
268 21st St NW Barberton, OH	2.0	1.0	1224	$1,399	$1.14	14d	1	1.36mi
3953 Mount Vernon Blvd Norton, OH	2.0	1.0	1000	$1,318	$1.32	13d	1	1.49mi

Listing history 11 events

1. 2026-04-23
   status Pending
2. 2026-02-26
   price $85,000
3. 2025-11-20
   price $95,000
4. 2025-10-14
   price $100,000
5. 2025-07-15
   listed $105,000 Active
6. 2015-06-26
   historical
7. 2015-03-26
   listed $39,800 Active
8. 2005-12-21
   soldstatus $48,500 124-char remark

   Show marketing remark (124 chars)

   NOT a fixer-upper!! just priced to sell. All appliances negot. Newer windows. CLEAN and ready to move in. very rare at 49900

9. 2005-12-21
   soldstatus $50,400

   Show marketing remark (124 chars)

   NOT a fixer-upper!! just priced to sell. All appliances negot. Newer windows. CLEAN and ready to move in. very rare at 49900

10. 2005-10-26
    listed $49,900 124-char remark

    Show marketing remark (124 chars)

    NOT a fixer-upper!! just priced to sell. All appliances negot. Newer windows. CLEAN and ready to move in. very rare at 49900

11. 1988-12-13
    soldstatus $17,000

ⓘ 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: $1,074 · $90/mo
• Projected year-2 tax: $1,200 · $100/mo
• Expected delta: +$126/yr (+$10/mo · 11.7%)

ⓘ 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: $16,788
• − Mortgage interest: −$4,761
• − Property taxes: −$1,074
• − Insurance: −$425
• − Repairs & maintenance: −$1,343
• − Management: −$1,343
• − Depreciation: −$2,473
• Taxable income: $5,368
• Est. tax owed @ 24.0%: −$1,288
• After-tax cash flow: $5,125/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

+400.0% since first listed

11 events — show timeline

• 2026-04-23 Pending — MLSNOW
• 2026-02-26 Price Changed $85,000 MLSNOW
• 2025-11-20 Price Changed $95,000 MLSNOW
• 2025-10-14 Price Changed $100,000 MLSNOW
• 2025-07-15 Listed $105,000 MLSNOW
• 2015-06-26 Listing Removed — MLSNOW
• 2015-03-26 Listed $39,800 MLSNOW
• 2005-12-21 Sold (Public Records) $50,400 Public Records
• 2005-12-21 Sold (MLS) $48,500 MLSNOW
• 2005-10-26 Listed $49,900 MLSNOW
• 1988-12-13 Sold (Public Records) $17,000 Public Records

Property tax history

-0.7%/yr

Latest (2025): $1,074 · -5.2% YoY. Source: county tax records.