418 Jackson Ave NE · Brewster, OH 44613

$135,000

3 bd · 1.0 ba · 1,260 sqft · SingleFamily public records · 4 Days on market

Built 1914 0.30 ac lot Est $165k · 18% under

---

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).

• ARV discount +15.0/15.0
• Cash flow +12.5/30.0
• Appreciation +5.3/10.0
• Schools +4.7/10.0
• DSCR +3.7/10.0
• Livability +3.2/5.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

This charming Brewster home is ready for its next chapter! Offering 2 bedrooms and 1 full bath, it features a comfortable layout with plenty of opportunity to make it your own. Situated on a spacious double lot, there’s room to spread out, garden, or simply enjoy the extra outdoor space. The detached 2-car garage provides great space for parking, storage, or a workshop. Whether you’re looking for a place to settle in or an opportunity to build equity, this property is packed with potential and waiting for your personal touch.

Key facts

• Double lot
• Outdoor space
• Detached garage

Tags

• DOUBLE LOT
• DETACHED GARAGE
• OUTDOOR SPACE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $-21 ($-250/yr) — negative.
• To cash-flow at today's rent, offer at most $131k (2.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $105k (22.2% below list).
• Recommended offer: $105k (22.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 65/100 on livability (#742 in OH) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment D-.
• Fairless Local (rural): math 56% / reading 55% proficiency, ranked #365 of 656 in OH (top 56%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Fairless Elementary School (math 65% / reading 54%, grade B-, #670 of 1,584 statewide, top 45%, 602 students, 41% FRL); Fairless Middle School (math 49% / reading 57%, grade C+, #372 of 654 statewide, top 58%, 316 students, 40% FRL); Fairless High School (math 47% / reading 52%, grade D, #390 of 781 statewide, top 54%, 343 students, 33% FRL) — zoned schools at 38% FRL track the district average.
• Market conditions: 9 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 528 units permitted in Stark County in 2024 (84 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($933 loan paydown + $697 appreciation (0.5% local appreciation)).
• Stark County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1914 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $105,000 (22.2% 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 1914 — 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. 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?
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: 0.78% ✗
• Cap rate: 6.11%
• Cash-on-cash: -0.66%
• DSCR: 0.97
• GRM: 10.7

CMA / ARV

• ARV (on-the-fly): $165,060
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
418 Jackson Ave NE	0.00mi	2/1.0 (-1)	1,260 (0%)	1mo	$123,500	$98	94
323 Wabash Ave N	0.17mi	3/1.0	1,362 (+8%)	4mo	$179,000	$131	75
207 Harmon Ave NE	0.19mi	3/1.5	1,440 (+14%)	2mo	$170,000	$118	64
193 4th St SE	0.67mi	3/1.5	1,280 (+2%)	7mo	$172,000	$134	58
450 Wabash Ave S	0.74mi	3/2.0	1,225 (-3%)	8mo	$155,000	$127	50
345 Wabash Ave S	0.68mi	3/1.0	1,386 (+10%)	3mo	$96,000	$69	49
688 Muskingum Ave NW	0.46mi	4/2.0 (+1)	1,213 (-4%)	19mo	$244,000	$201	47
383 2nd St SE	0.55mi	3/2.0	1,127 (-11%)	8mo	$150,000	$133	46
283 Main St SW	0.68mi	3/1.5	1,390 (+10%)	7mo	$175,000	$126	44
100 Grant St SW	0.73mi	3/2.0	1,296 (+3%)	18mo	$148,900	$115	42
325 Main St SW	0.71mi	4/2.0 (+1)	1,336 (+6%)	10mo	$240,000	$180	40
320 Main St SW	0.73mi	3/1.0	1,092 (-13%)	6mo	$177,100	$162	39

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

0.52% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -1.1%
• Equity multiple: 0.95×
• Total profit: $-2,001
• Equity at exit: $42,720

10-year hold

• IRR: 4.1%
• Equity multiple: 1.47×
• Total profit: $17,942
• Equity at exit: $54,253

Cash invested: $37,800 (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 44613

• Home prices YoY: 0.3%
• Active inventory: 9
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $1,050 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$86 /mo · $1,033/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$220
• Net cashflow: $-21

Break-even live

Break-even rent $1,076

Max offer price $131,321

Occupancy floor 97%

Sensitivity live

Price	-10% $56	-5% $17	+0% $-21	+5% $-59	+10% $-97
Rent	-10% $-104	-5% $-62	+0% $-21	+5% $21	+10% $62
Rate	-1.0pp $47	-0.5pp $14	base $-21	+0.5pp $-56	+1.0pp $-91

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
222 Washington Ave SW Brewster, OH	2.0	1.0	1016	$1,050	$1.03	15d	1	0.64mi

Listing history 2 events

1. 2026-04-27
   status Pending
2. 2026-04-22
   listed $135,000 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: $1,033 · $86/mo
• Projected year-2 tax: $1,570 · $131/mo
• Expected delta: +$536/yr (+$45/mo · 51.9%)

ⓘ 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 ≥97°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: $12,600
• − Mortgage interest: −$7,562
• − Property taxes: −$1,033
• − Insurance: −$675
• − Repairs & maintenance: −$1,008
• − Management: −$1,008
• − Depreciation: −$3,927
• Taxable loss: −$2,614
• Est. tax savings @ 24.0%: +$627
• After-tax cash flow: $377/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: Fairless Local
• NCES district ID: 3904984
• Math proficiency: 56% ▼ -6.00%
• Reading proficiency: 55% ▼ -7.00%
• Median HH income: $46,217
• Composite: 46.99/100
• National rank: #2352
• State rank: #365 of 656 in OH

Livability — Brewster

• Score: 65/100
• State rank: #742
• US rank: #13369

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Brewster, OH
• County: Stark · 366,688 people
• City population: 1,988
• Metro: Canton-Massillon, OH
• Population (ZIP): 1,988
• Household income: $57,318
• Rent vs Own: 33.4% rent · 66.6% own
• Severe rent burden: 4.9

Population outlook (Stark County) Hauer SSP2

• Today (2025): 373,708 people
• By 2030: 371,245 · -0.7%
• By 2040: 361,331 · -3.3%
• By 2050: 345,290 · -7.6%
• By 2075: 302,669 · -19.0%
• By 2100: 238,870 · -36.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 2% Black 1%
• Common ancestry: Lithuanian 3% Scandinavian 3% Romanian 2%
• Foreign-born: 0%
• Languages at home: 98% English-only · German/W. Germanic 1% Spanish 1%

Political lean MEDSL · Stark

• 2024 margin: Strong R (+21.9) · D 38.6% · R 60.5%
• 2008→2024 swing: -27.4pp toward R · 2008: 5.5pp · 2024: -21.9pp
• All cycles: 2024: R+21.9 2020: R+18.5 2016: R+17.4 2012: R+0.4 2008: D+5.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.52%
• Current HPI: 190.4012
• 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

2 events — show timeline

• 2026-04-27 Pending — MLSNOW
• 2026-04-22 Listed $135,000 MLSNOW

Property tax history

+2.3%/yr

Latest (2024): $1,033 · +15.1% YoY. Source: county tax records.