533 Yale Ave · Barberton, OH 44203

$125,000

2 bd · 1.0 ba · 832 sqft · SingleFamily public records · 1 Days on market

Built 1947 Est $124k · 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 +10.2/30.0
• ARV discount +7.1/15.0
• Schools +4.1/10.0
• Rent growth +4.0/5.0
• Livability +3.6/5.0
• 1% rule +2.9/10.0
• DSCR +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This cozy brick cape cod was completely renovated in 2017-2018. Windows replaced and HVAC system, including AC, installed in 2017. Kitchen and laundry appliances installed in 2018; new refrigerator in 2026. Roof was replaced in 2025. Attic was converted into master bedroom with walk-in closet. Full basement, fenced-in back yard, and deck. Great starter home.

Key facts

• New refrigerator
• Windows replaced
• Completely renovated

Tags

• COMPLETELY RENOVATED
• WINDOWS REPLACED
• HVAC SYSTEM INSTALLED
• KITCHEN APPLIANCES INSTALLED
• LAUNDRY APPLIANCES INSTALLED
• NEW REFRIGERATOR

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $-70 ($-837/yr) — negative.
• To cash-flow at today's rent, offer at most $113k (9.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $99k (21.1% below list).
• Recommended offer: $99k (21.1% 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.
• Market conditions: Rents rising fast (+5.9%/yr); 219 active listings in the ZIP; 11 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 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.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $98,608 (21.1% 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 1947 — 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: 0.79% ✗
• Cap rate: 5.62%
• Cash-on-cash: -2.39%
• DSCR: 0.89
• GRM: 10.6

CMA / ARV

• ARV (on-the-fly): $123,968
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
464 Jefferson Ave	0.65mi	2/1.0	832 (0%)	0mo	$126,000	$151	69
655 N Way St	0.44mi	3/1.0 (+1)	864 (+4%)	1mo	$175,000	$203	68
56 Antles Ave	0.35mi	2/1.0	888 (+7%)	16mo	$105,000	$118	59
369 Franklin Ave	0.51mi	2/1.0	744 (-11%)	3mo	$121,700	$164	56
639 N Way St	0.41mi	3/2.0 (+1)	907 (+9%)	3mo	$107,500	$119	54
287 E Huston St	0.53mi	2/1.5	774 (-7%)	12mo	$82,500	$107	52
669 N Way St	0.46mi	3/1.0 (+1)	936 (+12%)	4mo	$139,500	$149	50
330 E Hopocan Ave	0.64mi	3/1.0 (+1)	858 (+3%)	14mo	$71,001	$83	49
146 Hermann St	0.68mi	3/1.0 (+1)	926 (+11%)	0mo	$67,000	$72	44
151 W State St	0.75mi	3/1.5 (+1)	864 (+4%)	9mo	$121,000	$140	44
500 Fairview Ave	0.68mi	2/1.0	900 (+8%)	16mo	$152,600	$170	42
502 Franklin Ave	0.74mi	2/1.0	944 (+14%)	10mo	$155,000	$164	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: -17.2%
• Equity multiple: 0.38×
• Total profit: $-21,776
• Equity at exit: $18,638

10-year hold

• IRR: -4.6%
• Equity multiple: 0.66×
• Total profit: $-11,961
• Equity at exit: $10,808

Cash invested: $35,000 (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: 10.6×

Monthly cashflow live

• Estimated rent: $986 high
• Mortgage (P&I): −$656
• Tax from tax record: −$141 /mo · $1,694/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$207
• Net cashflow: $-70

Break-even live

Break-even rent $1,074

Max offer price $112,672

Occupancy floor —

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
63 Brown St Barberton, OH	1.0	1.0	780	$897	$1.15	44d	1	0.37mi
288 5th St NW Unit 288 1/2 Barberton, OH	1.0	1.0	720	$750	$1.04	23d	1	0.75mi
667 W Park Ave Barberton, OH	2.0	1.0	900	$1,350	$1.50	14d	1	1.06mi
82 1st St SE Barberton, OH	1.0	1.0	600	$795	$1.32	23d	1	1.16mi
82 1st St SE Unit 11 Barberton, OH	1.0	1.0	600	$800	$1.33	23d	1	1.16mi
74 1st St SE Unit 16 Barberton, OH	1.0	1.0	600	$795	$1.32	23d	1	1.16mi
105 2nd St SE Barberton, OH	1.0	1.0	612	$825	$1.35	14d	1	1.24mi
105 2nd St SE Barberton, OH	2.0	1.0	728	$895	$1.23	44d	1	1.24mi
105 2nd St SE Unit 101-J Barberton, OH	1.0	1.0	612	$825	$1.35	44d	1	1.24mi
149 2nd St SW Unit 149 Barberton, OH	2.0	1.0	1037	$1,100	$1.06	14d	1	1.36mi
3953 Mount Vernon Blvd Norton, OH	2.0	1.0	1000	$1,318	$1.32	14d	1	1.46mi

Listing history 2 events

1. 2026-05-13
   status Under Contract
2. 2026-05-12
   listed $125,000 Active

ⓘ 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: $1,694 · $141/mo
• Projected year-2 tax: $1,822 · $152/mo
• Expected delta: +$128/yr (+$11/mo · 7.5%)

ⓘ 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 ≥98°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: $11,833
• − Mortgage interest: −$7,002
• − Property taxes: −$1,694
• − Insurance: −$625
• − Repairs & maintenance: −$947
• − Management: −$947
• − Depreciation: −$3,636
• Taxable loss: −$3,018
• Est. tax savings @ 24.0%: +$724
• After-tax cash flow: $-113/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

2 events — show timeline

• 2026-05-13 Pending — FSBO.com
• 2026-05-12 Listed $125,000 FSBO.com

Property tax history

+1.6%/yr

Latest (2025): $1,694 · -2.1% YoY. Source: county tax records.