492 E Hopocan Ave · Barberton, OH 44203

$119,900

3 bd · 1.0 ba · 1,440 sqft · SingleFamily public records · 159 Days on market

Built 1942 6,891 sqft lot Est $179k · 33% 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 +24.3/30.0
• ARV discount +15.0/15.0
• DSCR +7.8/10.0
• 1% rule +6.9/10.0
• 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

For Comparable Purpose Only

Key facts

• Walk-in closet
• Large kitchen
• Fenced backyard

Tags

• LARGE KITCHEN
• SPACIOUS LIVING ROOM
• FIRST-FLOOR LAUNDRY
• WALK-IN CLOSET
• FENCED BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $242 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.7% 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; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 $829 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 $34k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 159 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 16y ago; this cycle's ask has dropped $40k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $99k; 21% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1942 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $105,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 159 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 1942 — 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: 1.19% ✓
• Cap rate: 8.71%
• Cash-on-cash: 8.64%
• DSCR: 1.38
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $178,560
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
524 Jefferson Ave	0.28mi	4/2.0 (+1)	1,437 (-0%)	1mo	$207,400	$144	76
513 Franklin Ave	0.25mi	3/1.0	1,333 (-7%)	1mo	$165,000	$124	75
409 Franklin Ave	0.29mi	3/1.5	1,316 (-9%)	6mo	$220,000	$167	65
244 5th St NE	0.11mi	3/2.5	1,260 (-12%)	4mo	$229,000	$182	65
653 Washington Ave	0.34mi	4/2.0 (+1)	1,360 (-6%)	4mo	$137,000	$101	62
650 E Tuscarawas Ave	0.43mi	4/2.0 (+1)	1,411 (-2%)	7mo	$235,000	$167	62
485 Lloyd St	0.70mi	4/1.5 (+1)	1,433 (-0%)	2mo	$156,500	$109	57
749 Fairview Ave	0.64mi	3/2.0	1,482 (+3%)	5mo	$248,500	$168	57
613 Wooster Rd N	0.61mi	3/1.0	1,595 (+11%)	2mo	$185,000	$116	52
589 Highland Ave	0.63mi	2/1.5 (-1)	1,380 (-4%)	7mo	$113,000	$82	51
437 Erie St	0.70mi	4/1.0 (+1)	1,344 (-7%)	6mo	$147,000	$109	46
163 E Ford Ave	0.73mi	3/1.0	1,243 (-14%)	2mo	$144,500	$116	42

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: 0.2%
• Equity multiple: 1.01×
• Total profit: $254
• Equity at exit: $17,877

10-year hold

• IRR: 12.7%
• Equity multiple: 2.15×
• Total profit: $38,667
• Equity at exit: $10,367

Cash invested: $33,572 (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: 7.0×

Monthly cashflow live

• Estimated rent: $1,427 high
• Mortgage (P&I): −$629
• Tax from tax record: −$207 /mo · $2,484/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$300
• Net cashflow: $242

Break-even live

Break-even rent $1,121

Max offer price $119,900

Occupancy floor 78%

Sensitivity live

Price	-10% $310	-5% $276	+0% $242	+5% $208	+10% $174
Rent	-10% $129	-5% $185	+0% $242	+5% $298	+10% $355
Rate	-1.0pp $302	-0.5pp $272	base $242	+0.5pp $211	+1.0pp $179

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
653 Washington Ave Barberton, OH	4.0	2.0	1360	$1,600	$1.18	22d	1	0.34mi
617 Robinson Ave Barberton, OH	2.0	1.0	1140	$995	$0.87	15d	1	0.50mi
459 Wooster Rd N Unit 469 Barberton, OH	3.0	1.0	1782	$1,000	$0.56	44d	1	0.66mi
543 Otterbein Ave Barberton, OH	4.0	1.0	1100	$1,500	$1.36	15d	1	0.94mi
149 2nd St SW Unit 149 Barberton, OH	2.0	1.0	1037	$1,100	$1.06	15d	1	1.29mi
667 W Park Ave Barberton, OH	2.0	1.0	900	$1,350	$1.50	15d	1	1.38mi
200 8th St NW Barberton, OH	3.0	2.0	1144	$1,550	$1.35	15d	1	1.41mi
1138 Kohler Ave Akron, OH	3.0	1.0	1000	$1,250	$1.25	15d	1	1.48mi

Listing history 16 events

1. 2026-04-20
   status Pending
2. 2026-04-17
   price $119,900
3. 2026-04-03
   status Active
4. 2026-01-07
   historical Contingent
5. 2025-12-13
   price $129,900
6. 2025-12-04
   price $139,900
7. 2025-11-18
   price $149,900
8. 2025-11-12
   listed $159,900 Active
9. 2014-08-19
   soldstatus $98,900
10. 2014-08-18
    soldstatus $98,900 27-char remark

    Show marketing remark (27 chars)

    For Comparable Purpose Only

11. 2014-07-10
    historical 27-char remark

    Show marketing remark (27 chars)

    For Comparable Purpose Only

12. 2014-07-10
    listed $98,900 27-char remark

    Show marketing remark (27 chars)

    For Comparable Purpose Only

13. 2010-12-08
    soldstatus $43,000 489-char remark

    Show marketing remark (489 chars)

    Spacious Cape with Private Fenced Yard, Extra Wide Concrete Drive, and Detached Garage. Large Eat In Kitchen, 2 First Floor Bedrooms, Finished Attic Bedroom, Large Bath with Jetted Tub, and Full Basement! Move In Condition!! Minor Cosmetic Touches are all that is needed!!! Contact Listing Agent for Additional Information. Offered As-Is with no additional repair or warranty. Dont wait on this one - Recently Vacant - Nice Location - Great Floor Plan - Priced to Sell - Very Rare Find!!!!

14. 2010-08-30
    listed $41,900 489-char remark

    Show marketing remark (489 chars)

    Spacious Cape with Private Fenced Yard, Extra Wide Concrete Drive, and Detached Garage. Large Eat In Kitchen, 2 First Floor Bedrooms, Finished Attic Bedroom, Large Bath with Jetted Tub, and Full Basement! Move In Condition!! Minor Cosmetic Touches are all that is needed!!! Contact Listing Agent for Additional Information. Offered As-Is with no additional repair or warranty. Dont wait on this one - Recently Vacant - Nice Location - Great Floor Plan - Priced to Sell - Very Rare Find!!!!

15. 1987-12-10
    soldstatus $38,800
16. 1985-12-24
    soldstatus $20,000

ⓘ 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: $2,484 · $207/mo
• Projected year-2 tax: $2,484 · $207/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: $17,128
• − Mortgage interest: −$6,716
• − Property taxes: −$2,484
• − Insurance: −$600
• − Repairs & maintenance: −$1,370
• − Management: −$1,370
• − Depreciation: −$3,488
• Taxable income: $1,099
• Est. tax owed @ 24.0%: −$264
• After-tax cash flow: $2,638/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

+499.5% since first listed

16 events — show timeline

• 2026-04-20 Pending — MLSNOW
• 2026-04-17 Price Changed $119,900 MLSNOW
• 2026-04-03 Relisted — MLSNOW
• 2026-01-07 Contingent — MLSNOW
• 2025-12-13 Price Changed $129,900 MLSNOW
• 2025-12-04 Price Changed $139,900 MLSNOW
• 2025-11-18 Price Changed $149,900 MLSNOW
• 2025-11-12 Listed $159,900 MLSNOW
• 2014-08-19 Sold (Public Records) $98,900 Public Records
• 2014-08-18 Sold (MLS) $98,900 MLSNOW
• 2014-07-10 Listed $98,900 MLSNOW
• 2014-07-10 Listing Removed — MLSNOW
• 2010-12-08 Sold (MLS) $43,000 MLSNOW
• 2010-08-30 Listed $41,900 MLSNOW
• 1987-12-10 Sold (Public Records) $38,800 Public Records
• 1985-12-24 Sold (Public Records) $20,000 Public Records

Property tax history

+2.8%/yr

Latest (2025): $2,484 · -2.2% YoY. Source: county tax records.