557 Washington Ave · Barberton, OH 44203

$105,000

2 bd · 1.0 ba · 806 sqft · SingleFamily public records · 20 Days on market

Built 1923 4,142 sqft lot $130/sqft · 15% below area Est $124k · 15% under

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Why this score? — see what drove the C- 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 +15.2/30.0
• ARV discount +14.3/15.0
• DSCR +4.7/10.0
• 1% rule +4.1/10.0
• 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

Welcome to 557 Washington Avenue, a well-maintained home in the heart of Barberton! This property offers a great blend of comfort, value, and recent updates that provide peace of mind for years to come. Major improvements have already been taken care of, including a brand-new roof and siding installed in 2024, giving the home excellent curb appeal and durability. In 2026, a new hot water tank was added, ensuring efficient and reliable performance. To top it off, brand-new carpet was just installed days ago, adding a fresh, move-in-ready feel throughout the home. Whether you're a first-time buyer or looking to relocate, this home is truly turnkey with key updates already completed. Convenien

Key facts

• New siding
• New hot water tank
• New carpet

Tags

• NEW ROOF
• NEW SIDING
• NEW HOT WATER TANK
• NEW CARPET
• MOVE IN READY
• NEAR LOCAL AMENITIES

Property features AI

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer
• Home design: Single-family property; 806 above-grade finished area
• Construction: Vinyl siding; Asphalt roof; Year built per public records
• Exterior features: Front porch

Interior

• Kitchen: Range; Refrigerator; Dishwasher
• Bedrooms: 1 main-level bedroom
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Forced-air heating
• Interior features: Unfinished basement; 4 total rooms
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $36 ($435/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $95k (9.2% below list).
• Recommended offer: $95k (9.2% 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.
• 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).
• This rent is only 18% of the median local income ($64k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $726 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.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($103k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $30k; list at $105k implies a 250% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1923 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $95,298 (9.2% below list)

Questions for the listing agent

1. Built in 1923 — 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: 0.91% ✗
• Cap rate: 6.71%
• Cash-on-cash: 1.48%
• DSCR: 1.07
• GRM: 9.2

CMA / ARV

• ARV (median comp): $123,805
• List price: $105,000
• Delta: -15.19%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
464 Jefferson Ave	0.22mi	2/1.0	832 (+3%)	1mo	$126,000	$151	84
608 Franklin Ave	0.13mi	2/1.0	816 (+1%)	12mo	$150,500	$184	82
274 E State St	0.23mi	3/1.0 (+1)	816 (+1%)	4mo	$129,900	$159	79
314 5th St NE	0.23mi	2/1.5	819 (+2%)	18mo	$130,000	$159	70
369 Franklin Ave	0.37mi	2/1.0	744 (-8%)	3mo	$121,700	$164	67
287 E Huston St	0.51mi	2/1.5	774 (-4%)	12mo	$82,500	$107	58
649 E Hopocan Ave	0.20mi	3/1.0 (+1)	912 (+13%)	9mo	$160,000	$175	56
500 Fairview Ave	0.26mi	2/1.0	900 (+12%)	16mo	$152,600	$170	55
279 E Baird Ave	0.71mi	3/1.5 (+1)	780 (-3%)	2mo	$170,500	$219	53
330 E Hopocan Ave	0.46mi	3/1.0 (+1)	858 (+6%)	14mo	$71,001	$83	52
56 Antles Ave	0.75mi	2/1.0	888 (+10%)	16mo	$105,000	$118	35
299 E Lake Ave	0.52mi	2/2.0	920 (+14%)	20mo	$167,100	$182	32

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: -10.8%
• Equity multiple: 0.60×
• Total profit: $-11,878
• Equity at exit: $15,656

10-year hold

• IRR: 2.1%
• Equity multiple: 1.17×
• Total profit: $4,937
• Equity at exit: $9,078

Cash invested: $29,400 (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: 9.2×

Monthly cashflow live

• Estimated rent: $953 high
• Mortgage (P&I): −$551
• Tax from tax record: −$122 /mo · $1,467/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$200
• Net cashflow: $36

Break-even live

Break-even rent $907

Max offer price $105,000

Occupancy floor 91%

Sensitivity live

Price	-10% $96	-5% $66	+0% $36	+5% $6	+10% $-23
Rent	-10% $-39	-5% $-1	+0% $36	+5% $74	+10% $112
Rate	-1.0pp $89	-0.5pp $63	base $36	+0.5pp $9	+1.0pp $-19

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: $26,250
• Closing costs: $3,150
• 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	0.79mi
105 2nd St SE Barberton, OH	2.0	1.0	728	$895	$1.23	44d	1	0.92mi
105 2nd St SE Unit 101-J Barberton, OH	1.0	1.0	612	$825	$1.35	44d	1	0.92mi
105 2nd St SE Barberton, OH	1.0	1.0	612	$825	$1.35	14d	1	0.92mi
82 1st St SE Barberton, OH	1.0	1.0	600	$795	$1.32	24d	1	1.00mi
82 1st St SE Unit 11 Barberton, OH	1.0	1.0	600	$800	$1.33	24d	1	1.00mi
74 1st St SE Unit 16 Barberton, OH	1.0	1.0	600	$795	$1.32	24d	1	1.01mi
1169 Weiser Ave Akron, OH	2.0	1.0	768	$950	$1.24	44d	1	1.15mi
1138 Kohler Ave Akron, OH	3.0	1.0	1000	$1,250	$1.25	14d	1	1.30mi
288 5th St NW Unit 288 1/2 Barberton, OH	1.0	1.0	720	$750	$1.04	24d	1	1.33mi
149 2nd St SW Unit 149 Barberton, OH	2.0	1.0	1037	$1,100	$1.06	14d	1	1.46mi

Listing history 4 events

1. 2026-05-18
   price $105,000 805-char remark
2. 2026-04-30
   listed $120,000 Active 805-char remark
3. 2017-12-20
   soldstatus $30,000
4. 2001-02-21
   soldstatus $30,000

ⓘ 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: $1,467 · $122/mo
• Projected year-2 tax: $1,553 · $129/mo
• Expected delta: +$85/yr (+$7/mo · 5.8%)

ⓘ 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: $11,436
• − Mortgage interest: −$5,882
• − Property taxes: −$1,467
• − Insurance: −$525
• − Repairs & maintenance: −$915
• − Management: −$915
• − Depreciation: −$3,055
• Taxable loss: −$1,322
• Est. tax savings @ 24.0%: +$317
• After-tax cash flow: $752/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

+250.0% since first listed

5 events — show timeline

• 2026-05-20 Pending — MLSNOW
• 2026-05-18 Price Changed $105,000 MLSNOW
• 2026-04-30 Listed $120,000 MLSNOW
• 2017-12-20 Sold (Public Records) $30,000 Public Records
• 2001-02-21 Sold (Public Records) $30,000 Public Records

Property tax history

+4.0%/yr

Latest (2025): $1,467 · -2.2% YoY. Source: county tax records.