418 Jackson Ave NE

Brewster, OH 44613

$135,000C-

3 bd · 1.0 ba · 1,260 sqft · Built 1914 · SingleFamily · Pending · 4 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $1,050/mo
• Mortgage (P&I): −$708
• Tax + insurance: −$142
• HOA: −$0
• Vac / Maint / Mgmt: −$220
• Net cashflow: $-21/mo
• Annual: $-250/yr
• Cap rate: 6.11%
• Cash-on-cash: -0.66%
• DSCR: 0.97
• 1% rule: 0.78%
• Cash to close: $37,800

Investor read

• This is a 3-bed/1.0-bath single-family listed at $135k.
• 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).
• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• Recommended offer: $105k (22.2% below list) — sets the bar for 1% rule.
• In year one you build about $2k of equity ($933 loan paydown + $697 appreciation (0.5% local appreciation)).
• 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.
• Watch-outs: built in 1914 — expect roof / HVAC / electrical / plumbing capex.
• 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).
• Stark County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Questions for listing agent

• 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?
• Built in 1914 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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.
• 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.
• 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.