648 Richie Dr · Brunswick, OH 44212

$199,900

3 bd · 1.0 ba · 988 sqft · SingleFamily public records · 27 Days on market

Built 1956 0.50 ac lot $202/sqft · 12% below area Est $228k · 12% 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 +15.1/30.0
• ARV discount +13.1/15.0
• Schools +5.8/10.0
• DSCR +4.6/10.0
• Livability +4.0/5.0
• 1% rule +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Bank owned. As-is sale. All information approximate.

Key facts

• New hot water tank
• Spacious lot
• New roof

Tags

• NEW HVAC SYSTEM
• NEW ROOF
• NEW HOT WATER TANK
• SPACIOUS LOT

Property features AI

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer
• Home design: Single-story home; Vinyl siding exterior; Asphalt roof; Built per public records
• Construction: Vinyl siding construction; Asphalt roof; Has home warranty
• Exterior features: Half-acre lot

Interior

• Kitchen: Kitchen on the main level
• Bedrooms: Three main-level bedrooms
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Updated/remodeled condition; 5 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $65 ($786/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 $159k (20.4% below list).
• Recommended offer: $159k (20.4% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 2.9% in Brunswick — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 80/100 on livability (#135 in OH, #1,940 nationally) — a professional / high-income tenant draw. Strengths: schools A+, crime A+, cost of living A+; Watch: amenities D+, health & safety D, commute F.
• Brunswick City (suburban): math 62% / reading 71% proficiency, ranked #172 of 656 in OH (top 26%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 18% free/reduced lunch — higher-income household profile.
• Market conditions: 175 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 8d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 471 units permitted in Medina County in 2024 (0 in 5+ unit buildings).

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.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($197k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 19y 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.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $159,104 (20.4% below list)

Questions for the listing agent

1. Built in 1956 — 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 A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 0.80% ✗
• Cap rate: 6.69%
• Cash-on-cash: 1.40%
• DSCR: 1.06
• GRM: 10.5

CMA / ARV

• ARV (median comp): $228,382
• List price: $199,900
• Delta: -12.47%
• 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
648 Richie Dr	0.00mi	3/1.0	988 (0%)	0mo	$210,000	$213	100
699 Hadcock Rd	0.23mi	3/1.0	988 (0%)	0mo	$197,000	$199	89
3828 Grafton Rd	0.29mi	3/1.0	988 (0%)	10mo	$170,750	$173	78
3796 Sanford Dr	0.20mi	3/1.0	1,053 (+7%)	3mo	$230,000	$218	77
615 West Dr	0.45mi	3/1.0	988 (0%)	6mo	$245,000	$248	74
731 East Dr	0.41mi	3/1.0	988 (0%)	9mo	$240,000	$243	74
654 Hudak Dr	0.28mi	3/2.0	1,064 (+8%)	1mo	$340,000	$320	69
3580 Francis Blvd	0.26mi	3/1.0	864 (-13%)	3mo	$283,000	$328	65
596 Hadcock Rd	0.27mi	3/1.0	1,118 (+13%)	9mo	$263,596	$236	58
3795 Bramblewood Dr	0.67mi	3/2.0	1,120 (+13%)	3mo	$218,000	$195	40
3802 Bramblewood Dr	0.72mi	4/1.5 (+1)	1,106 (+12%)	1mo	$300,000	$271	39
393 Delaware Dr	0.69mi	3/1.5	1,104 (+12%)	8mo	$270,000	$245	39

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -14.1%
• Equity multiple: 0.49×
• Total profit: $-28,315
• Equity at exit: $29,806

10-year hold

• IRR: -5.4%
• Equity multiple: 0.65×
• Total profit: $-19,663
• Equity at exit: $17,284

Cash invested: $55,972 (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 44212

• Active inventory: 175
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,591 medium
• Mortgage (P&I): −$1,048
• Tax from tax record: −$60 /mo · $718/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$334
• Net cashflow: $65

Break-even live

Break-even rent $1,508

Max offer price $199,900

Occupancy floor 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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
649 Maplewood Ave Brunswick, OH	3.0	1.0	888	$1,650	$1.86	43d	1	0.93mi
1300 Cross Creek Dr Brunswick, OH	1.0–2.0	1.0	965	$1,575	$1.63	1d	1	1.22mi
1299 Old Eagle Dr Brunswick, OH	2.0	1.0	750	$995	$1.33	7d	1	1.29mi

Listing history 10 events

1. 2026-05-14
   historical Contingent 644-char remark
2. 2026-05-11
   price $199,900 644-char remark
3. 2026-04-30
   listed $209,900 Active 644-char remark
4. 2009-07-29
   soldstatus $29,000 52-char remark

   Show marketing remark (52 chars)

   Bank owned. As-is sale. All information approximate.

5. 2009-07-23
   historical 52-char remark

   Show marketing remark (52 chars)

   Bank owned. As-is sale. All information approximate.

6. 2009-03-18
   listed $29,900 52-char remark

   Show marketing remark (52 chars)

   Bank owned. As-is sale. All information approximate.

7. 2008-05-27
   historical
8. 2007-11-27
   listed $86,900
9. 2007-08-18
   historical
10. 2007-03-18
    listed $99,900

ⓘ 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: $718 · $60/mo
• Projected year-2 tax: $1,918 · $160/mo
• Expected delta: +$1,200/yr (+$100/mo · 167.1%)

ⓘ 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 2/10 Low 7 d/yr ≥96°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,092
• − Mortgage interest: −$11,198
• − Property taxes: −$718
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,527
• − Management: −$1,527
• − Depreciation: −$5,815
• Taxable loss: −$2,693
• Est. tax savings @ 24.0%: +$646
• After-tax cash flow: $1,432/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: Brunswick City
• NCES district ID: 3904366
• Math proficiency: 62% ▼ -11.00%
• Reading proficiency: 71% ▼ -5.00%
• Median HH income: $65,415
• Composite: 57.91/100
• National rank: #1043
• State rank: #172 of 656 in OH

Livability — Brunswick

• Score: 80/100
• State rank: #135
• US rank: #1940

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Brunswick, OH
• County: Medina County · 145,517 people
• City population: 45,889
• Metro: Cleveland-Elyria, OH
• Population (ZIP): 45,889
• Household income: $91,441
• Rent vs Own: 23.2% rent · 76.8% own
• Severe rent burden: 983.0

Population outlook (Medina County) Hauer SSP2

• Today (2025): 185,249 people
• By 2030: 188,174 · +1.6%
• By 2040: 190,350 · +2.8%
• By 2050: 187,283 · +1.1%
• By 2075: 177,108 · -4.4%
• By 2100: 151,304 · -18.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 6% Hispanic / Latino 4% Asian 1% Black 1%
• Common ancestry: Romanian 10% Lithuanian 2% Subsaharan African 2%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Russian/Polish/Slavic 2% Other Indo-European 1% Spanish 1%

Political lean MEDSL · Medina

• 2024 margin: Strong R (+24.8) · D 37.2% · R 62.0%
• 2008→2024 swing: -16.8pp toward R · 2008: -8.0pp · 2024: -24.8pp
• All cycles: 2024: R+24.8 2020: R+23.4 2016: R+24.9 2012: R+13.1 2008: R+8.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -213.80%
• Current HPI: 249.3306
• Rent YoY: —
• Metro: Cleveland-Elyria, 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

+110.2% since first listed

12 events — show timeline

• 2026-06-10 Sold (MLS) $210,000 MLSNOW
• 2026-05-27 Pending — MLSNOW
• 2026-05-14 Contingent — MLSNOW
• 2026-05-11 Price Changed $199,900 MLSNOW
• 2026-04-30 Listed $209,900 MLSNOW
• 2009-07-29 Sold (MLS) $29,000 MLSNOW
• 2009-07-23 Listing Removed — MLSNOW
• 2009-03-18 Listed $29,900 MLSNOW
• 2008-05-27 Listing Removed — MLSNOW
• 2007-11-27 Listed $86,900 MLSNOW
• 2007-08-18 Listing Removed — MLSNOW
• 2007-03-18 Listed $99,900 MLSNOW

Property tax history

-7.2%/yr

Latest (2025): $718 · -56.9% YoY. Source: county tax records.