3532 Gary Dr · Brimfield, OH 44260

$279,000

3 bd · 2.0 ba · 1,680 sqft · SingleFamily public records · 18 Days on market

Built 1961 0.62 ac lot

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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 +21.3/30.0
• ARV discount +7.5/15.0
• DSCR +6.8/10.0
• Schools +5.6/10.0
• 1% rule +5.3/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This spacious 3-bedroom, 2.5 bath split-level home offers over 1,600 square feet of comfortable living space on an expansive lot of more than half an acre, ideally located in the Field Local School District. A covered front porch sets a welcoming tone as you enter the home. Inside, you’re greeted by a bright living room featuring new carpeting and a large front window that fills the space with natural light. The eat-in kitchen offers ample storage with classic oak cabinetry and stainless steel appliances, while a conveniently located half bath just off the kitchen is perfect for guests. Also off the kitchen is a sun-filled enclosed space overlooking the backyard, surrounded by windows

Key facts

• Covered front porch
• Eat-in kitchen
• Owner's suite

Tags

• COVERED FRONT PORCH
• EAT-IN KITCHEN
• SUN-FILLED ENCLOSED SPACE
• OWNER'S SUITE
• PRIVATE STAND-UP SHOWER
• RECREATION AREA

Property features AI

Exterior

• Parking: Concrete driveway (no garage)
• Utilities: Public sewer; Well water
• Home design: Two-story home
• Construction: Stone and vinyl siding exterior; Asphalt fiberglass roof
• Exterior features: Partial fencing; Yard shed(s)

Interior

• Bathrooms: Two full bathrooms; One half bathroom; One main-level bathroom
• Heating & cooling: Central air conditioning; Gas heating with baseboard units
• Interior features: Finished basement; Total of 5 rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $279k.

Deal economics

• At list price, monthly cash flow is $409 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $279k).
• Recommended offer: $275k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#584 in OH) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Field Local (rural): math 65% / reading 66% proficiency, ranked #198 of 656 in OH (top 30%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 42 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 196 units permitted in Portage County in 2024 (10 in 5+ unit buildings).
• At $2,866/mo this rent would consume 46% of the median local household income ($75k/yr) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($275k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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 $78k; list at $279k implies a 258% gain — meaningful room to come down on a strong offer.

Recommended offer $274,815 (1.5% below list)

Questions for the listing agent

1. Built in 1961 — 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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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.
5. 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.
6. 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: 1.03% ✓
• Cap rate: 8.05%
• Cash-on-cash: 6.29%
• DSCR: 1.28
• GRM: 8.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -6.6%
• Equity multiple: 0.75×
• Total profit: $-19,149
• Equity at exit: $41,600

10-year hold

• IRR: 3.0%
• Equity multiple: 1.22×
• Total profit: $16,878
• Equity at exit: $24,123

Cash invested: $78,120 (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 44260

• Active inventory: 42
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $2,866 medium
• Mortgage (P&I): −$1,463
• Tax from tax record: −$276 /mo · $3,309/yr
• Insurance: −$116
• HOA: −$0
• Vacancy / Maint / Mgmt: −$602
• Net cashflow: $409

Break-even live

Break-even rent $2,348

Max offer price $279,000

Occupancy floor 81%

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: $69,750
• Closing costs: $8,370
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1100 Huckleberry Ln Kent, OH	2.0	2.0	1620	$2,947	$1.82	14d	1	1.12mi
1405 Wyles Dr Brimfield, OH	2.0–3.0	2.0	1444	$2,755	$1.91	14d	1	1.38mi

Listing history 11 events

1. 2026-05-08
   listed $279,000 Active 2006-char remark
2. 2026-05-04
   historical
3. 2026-04-17
   status Active
4. 2026-04-16
   historical Contingent
5. 2026-04-14
   status Pending
6. 2026-04-10
   status Active
7. 2026-04-06
   status Pending
8. 2026-03-16
   price $282,000
9. 2026-02-02
   listed $289,900 Active
10. 1993-12-10
    soldstatus $78,000
11. 1988-09-16
    soldstatus $68,000

ⓘ 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: $3,309 · $276/mo
• Projected year-2 tax: $3,831 · $319/mo
• Expected delta: +$521/yr (+$43/mo · 15.8%)

ⓘ 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $34,395
• − Mortgage interest: −$15,628
• − Property taxes: −$3,309
• − Insurance: −$1,395
• − Repairs & maintenance: −$2,752
• − Management: −$2,752
• − Depreciation: −$8,116
• Taxable income: $443
• Est. tax owed @ 24.0%: −$106
• After-tax cash flow: $4,804/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: Field Local
• NCES district ID: 3904919
• Math proficiency: 65% ▼ -9.00%
• Reading proficiency: 66% ▼ -8.00%
• Median HH income: $54,727
• Composite: 56.09/100
• National rank: #1183
• State rank: #198 of 656 in OH

Livability — Brimfield

• Score: 68/100
• State rank: #584
• US rank: #9960

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment B Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Brimfield, OH
• County: Portage · 165,699 people
• Metro: Akron, OH
• Population (ZIP): 12,733
• Household income: $75,261
• Rent vs Own: 13.4% rent · 86.6% own
• Severe rent burden: 5.2

Population outlook (Portage County) Hauer SSP2

• Today (2025): 166,109 people
• By 2030: 167,752 · +1.0%
• By 2040: 168,640 · +1.5%
• By 2050: 167,469 · +0.8%
• By 2075: 170,131 · +2.4%
• By 2100: 167,958 · +1.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 5% Hispanic / Latino 1%
• Common ancestry: Iranian 3% Romanian 3% Serbian 2%
• Foreign-born: 2% · Canada
• Languages at home: 99% English-only · Russian/Polish/Slavic 1%

Political lean MEDSL · Portage

• 2024 margin: R (+15.5) · D 41.8% · R 57.3%
• 2008→2024 swing: -24.5pp toward R · 2008: 9.0pp · 2024: -15.5pp
• All cycles: 2024: R+15.5 2020: R+12.5 2016: R+10.2 2012: D+4.9 2008: D+9.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -175.20%
• Current HPI: 193.6093
• Rent YoY: —
• Metro: —
• 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

+310.3% since first listed

12 events — show timeline

• 2026-05-26 Pending — MLSNOW
• 2026-05-08 Listed $279,000 MLSNOW
• 2026-05-04 Listing Removed — MLSNOW
• 2026-04-17 Relisted — MLSNOW
• 2026-04-16 Contingent — MLSNOW
• 2026-04-14 Pending — MLSNOW
• 2026-04-10 Relisted — MLSNOW
• 2026-04-06 Pending — MLSNOW
• 2026-03-16 Price Changed $282,000 MLSNOW
• 2026-02-02 Listed $289,900 MLSNOW
• 1993-12-10 Sold (Public Records) $78,000 Public Records
• 1988-09-16 Sold (Public Records) $68,000 Public Records

Property tax history

+5.2%/yr

Latest (2025): $3,309 · -2.9% YoY. Source: county tax records.