4545 State Route 43 · Brimfield, OH 44240

$207,900

3 bd · 1.0 ba · 1,680 sqft · SingleFamily public records · 116 Days on market

Built 1961 0.88 ac lot $124/sqft · 29% below area Est $293k · 29% 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 +28.2/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +6.9/10.0
• Schools +5.6/10.0
• Rent growth +4.2/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Residential home/office with commercial development opportunity! Spacious & updated 3 BR tri-level split with open flow plan situated on two parcels. It located on the State Route 43 a mile from I-76. This 3-bedroom home features an open-flow foyer with a bay window that carries into the living room, highlighted by a charming vintage wood-burning fireplace. The updated kitchen opens to a four-season room with sliding glass doors, providing additional living space and natural light year-round. The lower level offers a comfortable rec room along with a utility/laundry area for added functionality. Recent updates include a new furnace, upgraded hot water tank, plumbing and electrical improvements, plus a new water softener and well pump, giving peace of mind to the next owner. Located near downtown and a college campus with high traffic exposure, making it ideal for signage and visibility. Buyers to perform due diligence and verify permitted uses with the applicable zoning authority. Call today!

Key facts

• New furnace
• Four season room
• Open flow plan

Tags

• OPEN FLOW PLAN
• FOUR SEASON ROOM
• VINTAGE WOOD BURNING FIREPLACE
• UTILITY LAUNDRY AREA
• NEW FURNACE
• UPGRADED HOT WATER TANK

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $208k.

Deal economics

• At list price, monthly cash flow is $595 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $208k).
• Recommended offer: $189k (9.0% 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: Rents rising fast (+6.8%/yr); 139 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 196 units permitted in Portage County in 2024 (10 in 5+ unit buildings).
• At $2,480/mo this rent would consume 52% of the median local household income ($58k/yr) (locally 2634% of renters already pay >50% of income on rent) — 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 $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 6.8% rent growth), your $58k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 116 days — a 9% lower offer ($189k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 8y 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 $88k; list at $208k implies a 138% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $189,189 (9.0% below list)

Questions for the listing agent

1. It's been on market 116 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 10.11%
• Cash-on-cash: 13.64%
• DSCR: 1.61
• GRM: 7.0

CMA / ARV

• ARV (median comp): $292,768
• List price: $207,900
• Delta: -28.99%
• Verdict: UNDERPRICED
• Comps: 20 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 6.8% rent growth · sell at horizon

5-year hold

• IRR: 6.0%
• Equity multiple: 1.24×
• Total profit: $14,053
• Equity at exit: $30,999

10-year hold

• IRR: 18.4%
• Equity multiple: 2.80×
• Total profit: $104,696
• Equity at exit: $17,975

Cash invested: $58,212 (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 44240

• Rents YoY: 6.8%
• Active inventory: 139
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $2,480 medium
• Mortgage (P&I): −$1,090
• Tax from tax record: −$120 /mo · $1,444/yr
• Insurance: −$87
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$521
• Net cashflow: $595

Break-even live

Break-even rent $1,726

Max offer price $207,900

Occupancy floor 71%

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: $51,975
• Closing costs: $6,237
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1405 Wyles Dr Brimfield, OH	2.0–3.0	2.0	1444	$2,755	$1.91	14d	1	0.60mi
1100 Huckleberry Ln Kent, OH	2.0	2.0	1620	$2,947	$1.82	14d	1	0.98mi

Listing history 21 events

1. 2026-05-31
   days on market $207,900 Active 116 DOM
2. 2026-03-16
   price $207,900 1014-char remark

   Show marketing remark (1014 chars)

   Residential home/office with commercial development opportunity! Spacious & updated 3 BR tri-level split with open flow plan situated on two parcels. It located on the State Route 43 a mile from I-76. This 3-bedroom home features an open-flow foyer with a bay window that carries into the living room, highlighted by a charming vintage wood-burning fireplace. The updated kitchen opens to a four-season room with sliding glass doors, providing additional living space and natural light year-round. The lower level offers a comfortable rec room along with a utility/laundry area for added functionality. Recent updates include a new furnace, upgraded hot water tank, plumbing and electrical improvements, plus a new water softener and well pump, giving peace of mind to the next owner. Located near downtown and a college campus with high traffic exposure, making it ideal for signage and visibility. Buyers to perform due diligence and verify permitted uses with the applicable zoning authority. Call today!

3. 2026-02-03
   listed $214,900 Active 1014-char remark

   Show marketing remark (1014 chars)

   Residential home/office with commercial development opportunity! Spacious & updated 3 BR tri-level split with open flow plan situated on two parcels. It located on the State Route 43 a mile from I-76. This 3-bedroom home features an open-flow foyer with a bay window that carries into the living room, highlighted by a charming vintage wood-burning fireplace. The updated kitchen opens to a four-season room with sliding glass doors, providing additional living space and natural light year-round. The lower level offers a comfortable rec room along with a utility/laundry area for added functionality. Recent updates include a new furnace, upgraded hot water tank, plumbing and electrical improvements, plus a new water softener and well pump, giving peace of mind to the next owner. Located near downtown and a college campus with high traffic exposure, making it ideal for signage and visibility. Buyers to perform due diligence and verify permitted uses with the applicable zoning authority. Call today!

4. 2023-06-08
   soldstatus $87,500 Closed 472-char remark

   Show marketing remark (472 chars)

   Incredible property in Brimfield Twp! Split level home on nearly an acre lot. Solid structure and fully functioning water, heat and power. New windows throughout, roof looks good and the rest is cosmetic. Hardwood floors in bedrooms, updated bathroom and great open living space. Wood burner was recently removed from the living room, but could easily be replaced. Sunroom on the back for extra space and a great view of the yard. Call to check this out before it's gone!

5. 2023-05-31
   status Pending 472-char remark

   Show marketing remark (472 chars)

   Incredible property in Brimfield Twp! Split level home on nearly an acre lot. Solid structure and fully functioning water, heat and power. New windows throughout, roof looks good and the rest is cosmetic. Hardwood floors in bedrooms, updated bathroom and great open living space. Wood burner was recently removed from the living room, but could easily be replaced. Sunroom on the back for extra space and a great view of the yard. Call to check this out before it's gone!

6. 2023-04-11
   price $114,000 472-char remark

   Show marketing remark (472 chars)

   Incredible property in Brimfield Twp! Split level home on nearly an acre lot. Solid structure and fully functioning water, heat and power. New windows throughout, roof looks good and the rest is cosmetic. Hardwood floors in bedrooms, updated bathroom and great open living space. Wood burner was recently removed from the living room, but could easily be replaced. Sunroom on the back for extra space and a great view of the yard. Call to check this out before it's gone!

7. 2023-02-10
   status Active 472-char remark

   Show marketing remark (472 chars)

   Incredible property in Brimfield Twp! Split level home on nearly an acre lot. Solid structure and fully functioning water, heat and power. New windows throughout, roof looks good and the rest is cosmetic. Hardwood floors in bedrooms, updated bathroom and great open living space. Wood burner was recently removed from the living room, but could easily be replaced. Sunroom on the back for extra space and a great view of the yard. Call to check this out before it's gone!

8. 2023-02-10
   listed $130,000 472-char remark

   Show marketing remark (472 chars)

   Incredible property in Brimfield Twp! Split level home on nearly an acre lot. Solid structure and fully functioning water, heat and power. New windows throughout, roof looks good and the rest is cosmetic. Hardwood floors in bedrooms, updated bathroom and great open living space. Wood burner was recently removed from the living room, but could easily be replaced. Sunroom on the back for extra space and a great view of the yard. Call to check this out before it's gone!

9. 2023-02-09
   historical 472-char remark

   Show marketing remark (472 chars)

   Incredible property in Brimfield Twp! Split level home on nearly an acre lot. Solid structure and fully functioning water, heat and power. New windows throughout, roof looks good and the rest is cosmetic. Hardwood floors in bedrooms, updated bathroom and great open living space. Wood burner was recently removed from the living room, but could easily be replaced. Sunroom on the back for extra space and a great view of the yard. Call to check this out before it's gone!

10. 2022-04-08
    soldstatus $75,800
11. 2020-07-24
    historical
12. 2020-05-27
    listed $90,000 Active
13. 2020-04-17
    historical
14. 2020-01-17
    listed $118,500 Active
15. 2020-01-05
    historical
16. 2019-12-04
    price $118,500
17. 2019-10-07
    status Active
18. 2019-10-05
    historical
19. 2019-10-04
    price $124,900
20. 2019-08-15
    price $143,500
21. 2018-10-06
    listed $154,000 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: $1,444 · $120/mo
• Projected year-2 tax: $2,343 · $195/mo
• Expected delta: +$900/yr (+$75/mo · 62.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 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: $29,754
• − Mortgage interest: −$11,646
• − Property taxes: −$1,444
• − Insurance: −$1,837
• − Repairs & maintenance: −$2,380
• − Management: −$2,380
• − Depreciation: −$6,048
• Taxable income: $4,019
• Est. tax owed @ 24.0%: −$965
• After-tax cash flow: $6,178/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

• County: Portage County · 70,400 people
• Metro: Akron, OH
• Population (ZIP): 37,788
• Household income: $57,627
• Rent vs Own: 49.5% rent · 50.5% own
• Severe rent burden: 2634.0

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 (83%)
• Race & ethnicity: White 83% Two or more races 6% Black 6% Asian 4% Hispanic / Latino 3%
• Common ancestry: Romanian 7% Slovak 2% Italian 2%
• Foreign-born: 7% · Canada, China
• Languages at home: 92% English-only · Other Indo-European 2% Arabic 2% Other Asian/Pacific 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: ▼ -162.04%
• Current HPI: 189.3174
• Rent YoY: ▲ 6.80%
• 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

+35.0% since first listed

20 events — show timeline

• 2026-03-16 Price Changed $207,900 MLSNOW
• 2026-02-03 Listed $214,900 MLSNOW
• 2023-06-08 Sold (MLS) $87,500 MLSNOW
• 2023-05-31 Pending — MLSNOW
• 2023-04-11 Price Changed $114,000 MLSNOW
• 2023-02-10 Relisted — MLSNOW
• 2023-02-10 Listed $130,000 MLSNOW
• 2023-02-09 Listing Removed — MLSNOW
• 2022-04-08 Sold (Public Records) $75,800 Public Records
• 2020-07-24 Listing Removed — MLSNOW
• 2020-05-27 Listed $90,000 MLSNOW
• 2020-04-17 Listing Removed — MLSNOW
• 2020-01-17 Listed $118,500 MLSNOW
• 2020-01-05 Listing Removed — MLSNOW
• 2019-12-04 Price Changed $118,500 MLSNOW
• 2019-10-07 Relisted — MLSNOW
• 2019-10-05 Listing Removed — MLSNOW
• 2019-10-04 Price Changed $124,900 MLSNOW
• 2019-08-15 Price Changed $143,500 MLSNOW
• 2018-10-06 Listed $154,000 MLSNOW

Property tax history

+5.1%/yr

Latest (2025): $1,444 · +1.6% YoY. Source: county tax records.