893 Norton Ave · Barberton, OH 44203

$85,000

3 bd · 1.0 ba · 1,168 sqft · SingleFamily public records · 12 Days on market

Built 1890 0.32 ac lot Est $151k · 44% 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

Incredible opportunity to own 2 parcels on the Barberton/ Norton border! At the intersection of Norton Ave and Clark Mil Rd, you will find a total of . 53 acres, featuring 2 homes being sold together! If you are looking to add onto your investment portfolio, these have been money making rentals for approximately the last 27 years. Maybe you do a double time flip? Both homes have just been vacated, but would be prime candidates for some serious remodeling. Let's talk commercial potential! The center spot between Norton & Barberton, this location could be your next small business venture or go big time with a coffee or food franchise! Or if you are looking for a place to build a custom

Key facts

• Utilizes city water
• Total of .53 acres
• 2 parcels

Tags

• 2 PARCELS
• TOTAL OF .53 ACRES
• MONEY MAKING RENTALS
• COMMERCIAL POTENTIAL
• UTILIZES CITY WATER

Property features AI

Exterior

• Parking: Shared driveway
• Utilities: Public water; Septic tank
• Home design: Single-family property; Asphalt roof
• Construction: Aluminum siding; Stone foundation; Built per public records
• Exterior features: Shared driveway

Interior

• Kitchen: Range
• Bedrooms: 2 main-level bedrooms
• Bathrooms: 1 full bathroom on main level
• Heating & cooling: Forced air heating; Gas heating
• Interior features: Unfinished basement; 6 total rooms

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 $518 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Cap rate 13.6% 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; 13 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 $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

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 22y 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.
• Current owner paid $55k; list at $85k implies a 55% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $85,000

Questions for the listing agent

1. Built in 1890 — 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: 1.73% ✓
• Cap rate: 13.61%
• Cash-on-cash: 26.14%
• DSCR: 2.16
• GRM: 4.8

CMA / ARV

• ARV (on-the-fly): $150,672
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
402 Hall Ave	0.28mi	3/1.0	1,174 (+0%)	4mo	$95,000	$81	82
851 Brady Ave	0.26mi	2/1.0 (-1)	1,102 (-6%)	11mo	$67,500	$61	64
333 17th St NW	0.43mi	3/1.0	1,270 (+9%)	2mo	$216,500	$170	64
2670 Laubach Dr	0.51mi	2/2.0 (-1)	1,156 (-1%)	9mo	$273,750	$237	58
200 8th St NW	0.74mi	3/1.5	1,144 (-2%)	4mo	$105,000	$92	56
986 Shannon Ave	0.73mi	3/1.5	1,144 (-2%)	5mo	$143,100	$125	56
857 Brady Ave	0.25mi	2/1.0 (-1)	1,040 (-11%)	14mo	$71,101	$68	54
488 Tallwood Dr	0.26mi	3/2.0	1,324 (+13%)	14mo	$210,000	$159	50
252 19th St NW	0.62mi	2/1.0 (-1)	1,080 (-8%)	9mo	$130,000	$120	46
344 17th St NW	0.41mi	3/3.0	1,293 (+11%)	11mo	$230,000	$178	46
377 Hillsdale Ave	0.65mi	2/2.0 (-1)	1,282 (+10%)	3mo	$165,000	$129	42
2993 Oak St	0.66mi	3/2.5	1,330 (+14%)	5mo	$330,000	$248	36

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: 23.3%
• Equity multiple: 1.99×
• Total profit: $23,653
• Equity at exit: $12,674

10-year hold

• IRR: 33.1%
• Equity multiple: 4.46×
• Total profit: $82,284
• 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: 4.8×

Monthly cashflow live

• Estimated rent: $1,471 high
• Mortgage (P&I): −$446
• Tax from tax record: −$162 /mo · $1,948/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$309
• Net cashflow: $518

Break-even live

Break-even rent $815

Max offer price $85,000

Occupancy floor 60%

Sensitivity live

Price	-10% $567	-5% $542	+0% $518	+5% $494	+10% $470
Rent	-10% $402	-5% $460	+0% $518	+5% $576	+10% $635
Rate	-1.0pp $561	-0.5pp $540	base $518	+0.5pp $496	+1.0pp $474

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 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3953 Mount Vernon Blvd Norton, OH	2.0	1.0	1000	$1,318	$1.32	14d	1	0.32mi
3954 Mount Vernon Blvd Norton, OH	2.0	2.0	1200	$1,676	$1.40	14d	1	0.36mi
3943 Long Dr Norton, OH	2.0	1.0–2.0	1200	$1,508	$1.26	14d	5	0.45mi
3888 Long Dr Norton, OH	2.0	2.0	1000	$1,601	$1.60	14d	1	0.51mi
268 21st St NW Barberton, OH	2.0	1.0	1224	$1,399	$1.14	14d	1	0.61mi
200 8th St NW Barberton, OH	3.0	2.0	1144	$1,550	$1.35	14d	1	0.72mi
1275 Norton Ave #1283 Norton, OH	3.0	1.0	932	$1,200	$1.29	44d	1	0.73mi
667 W Park Ave Barberton, OH	2.0	1.0	900	$1,350	$1.50	14d	1	0.87mi
543 Otterbein Ave Barberton, OH	4.0	1.0	1100	$1,500	$1.36	14d	1	1.03mi
3343 Columbia Woods Dr Norton, OH	1.0–2.0	1.0–2.0	900	$1,525	$1.69	3d	9	1.14mi
1270 South Ave Barberton, OH	1.0–2.0	1.0–1.5	1012	$1,449	$1.43	14d	1	1.33mi
1285 Wooster Rd W Barberton, OH	2.0	1.0	900	$1,100	$1.22	14d	1	1.43mi
149 2nd St SW Unit 149 Barberton, OH	2.0	1.0	1037	$1,100	$1.06	14d	1	1.47mi

Listing history 10 events

1. 2026-06-18
   days on market $85,000 Active 12 DOM
2. 2026-06-17
   days on market $85,000 Active 11 DOM
3. 2026-06-16
   days on market $85,000 Active 10 DOM
4. 2026-06-15
   days on market $85,000 Active 9 DOM
5. 2026-06-14
   days on market $85,000 Active 7 DOM
6. 2026-06-10
   days on market $85,000 Active 4 DOM
7. 2026-06-09
   days on market $85,000 Active 3 DOM
8. 2026-06-08
   days on market $85,000 Active 2 DOM
9. 2026-06-07
   remarks 695-char remark
10. 2026-06-07
    listed $85,000 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: $1,948 · $162/mo
• Projected year-2 tax: $1,948 · $162/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 ≥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: $17,648
• − Mortgage interest: −$4,761
• − Property taxes: −$1,948
• − Insurance: −$425
• − Repairs & maintenance: −$1,412
• − Management: −$1,412
• − Depreciation: −$2,473
• Taxable income: $5,218
• Est. tax owed @ 24.0%: −$1,252
• After-tax cash flow: $4,968/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

+54.5% since first listed

16 events — show timeline

• 2026-06-06 Listed $85,000 MLSNOW
• 2022-02-18 Listing Removed — MLSNOW
• 2021-08-17 Listed $55,000 MLSNOW
• 2019-08-22 Listing Removed — MLSNOW
• 2018-10-19 Price Changed $54,900 MLSNOW
• 2018-09-20 Price Changed $64,900 MLSNOW
• 2018-08-22 Listed $69,900 MLSNOW
• 2012-11-11 Listing Removed — MLSNOW
• 2012-05-11 Listed $59,900 MLSNOW
• 2011-01-28 Listing Removed — MLSNOW
• 2010-07-28 Listed $63,000 MLSNOW
• 2005-03-31 Listing Removed — MLSNOW
• 2005-03-31 Listing Removed — MLSNOW
• 2004-08-13 Listed $45,000 MLSNOW
• 2004-08-13 Listed $45,000 MLSNOW
• 1998-10-22 Sold (Public Records) $55,000 Public Records

Property tax history

+3.9%/yr

Latest (2025): $1,948 · -20.1% YoY. Source: county tax records.