875 Quinebaug Ct · Brunswick, OH 44212

$181,900

2 bd · 1.5 ba · 1,118 sqft · SingleFamily public records · 10 Days on market

Built 1998 871 sqft lot Est $224k · 19% under $135/mo HOA · 8% of rent

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Why this score? — see what drove the D+ 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 +11.8/30.0
• Schools +5.8/10.0
• Livability +4.0/5.0
• 1% rule +3.7/10.0
• DSCR +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

his is more than just a house, it is a home that has been truly cherished. Lovingly cared for by its original owner, this inviting 2 bedroom, 1.5 bath home has been filled with years of warmth, laughter, and beautiful memories. While it will be dearly missed, it is ready to welcome someone new to begin their next chapter here. From the moment you walk inside, you?ll appreciate the comfortable open layout that makes the home feel bright, airy, and welcoming. Whether you are enjoying a quiet morning coffee, hosting loved ones, or simply relaxing after a long day, the space feels easy to settle into and enjoy. This home is perfect for someone just starting their homeownership journey, looking

Key facts

• Lowest hoa fees
• Private patio
• Convenient location

Tags

• PRIVATE PATIO
• LOWEST HOA FEES
• CONVENIENT LOCATION

Property features AI

Finance

• Other: Pets allowed with limits on number and size
• HOA & community: Monthly association fee of $135; Association covers grounds maintenance and snow removal

Exterior

• Parking: Attached tandem garage with 2 spaces; Additional parking
• Utilities: Public water; Public sewer
• Home design: Attached property; 3 stories
• Construction: Vinyl siding; Composition roof; Built per public records
• Exterior features: Privacy fencing

Interior

• Kitchen: Dishwasher; Microwave; Range
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Baseboard heating; Central air conditioning
• Interior features: Breakfast bar; Ceiling fan(s); High ceilings; His and hers closets; Multiple closets; Open floorplan; Pantry; Vaulted ceiling(s)
• Laundry & utility: Laundry room on lower level

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $182k.

Deal economics

• At list price, monthly cash flow is $-49 ($-593/yr) — negative.
• To cash-flow at today's rent, offer at most $173k (4.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $159k (12.6% below list).
• Recommended offer: $159k (12.6% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 2.8% 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: crime A+, cost of living A+, housing 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.
• Zoned schools: Walter Kidder Elementary School (math 67% / reading 62%, grade B, #522 of 1,584 statewide, top 36%, 540 students, 20% FRL); Brunswick Middle School (math 61% / reading 72%, grade A-, #172 of 654 statewide, top 27%, 1,460 students, 20% FRL); Brunswick High School (math 49% / reading 74%, grade B-, #231 of 781 statewide, top 30%, 1,988 students, 18% FRL) — zoned schools at 19% FRL track the district average.
• Market conditions: 180 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 4d 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 $5k of value loss. Plan a longer hold.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $159,060 (12.6% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. 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.
7. 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.
8. 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: 0.87% ✗
• Cap rate: 5.97%
• Cash-on-cash: -1.16%
• DSCR: 0.95
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $223,600
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
875 Amherst Ln	0.04mi	2/1.5	1,050 (-6%)	13mo	$213,022	$203	77
4195 Middlebrook Cv	0.37mi	2/2.0	1,225 (+10%)	3mo	$245,000	$200	63
634 Jeanette St	0.52mi	3/1.5 (+1)	1,144 (+2%)	5mo	$295,000	$258	62
1127 Lake Meadow Ln	0.49mi	2/2.0	1,225 (+10%)	2mo	$244,000	$199	57
1111 Lake Meadow Ln	0.46mi	2/2.0	1,225 (+10%)	4mo	$238,000	$194	57
4076 Keller Hanna Dr	0.43mi	3/2.0 (+1)	1,072 (-4%)	12mo	$272,000	$254	56
4273 Settlers Way	0.54mi	2/2.0	1,225 (+10%)	4mo	$220,000	$180	54
1157 Manitoulin Pike	0.61mi	3/1.0 (+1)	1,186 (+6%)	3mo	$275,000	$232	52
1148 Queens Ave	0.53mi	2/1.5	1,225 (+10%)	11mo	$239,500	$196	50
4271 Settlers Way	0.54mi	2/2.0	1,225 (+10%)	13mo	$245,329	$200	46
4031 Keller Hanna Dr	0.48mi	3/1.5 (+1)	1,276 (+14%)	10mo	$235,000	$184	41
731 East Dr	0.72mi	3/1.0 (+1)	988 (-12%)	9mo	$240,000	$243	33

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: -18.2%
• Equity multiple: 0.36×
• Total profit: $-32,567
• Equity at exit: $27,122

10-year hold

• IRR: -10.4%
• Equity multiple: 0.37×
• Total profit: $-32,189
• Equity at exit: $15,727

Cash invested: $50,932 (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: 180
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,591 high
• Mortgage (P&I): −$954
• Tax from tax record: −$141 /mo · $1,695/yr
• Insurance: −$76
• HOA: −$135
• Vacancy / Maint / Mgmt: −$334
• Net cashflow: $-49

Break-even live

Break-even rent $1,653

Max offer price $173,176

Occupancy floor 98%

Sensitivity live

Price	-10% $54	-5% $2	+0% $-49	+5% $-101	+10% $-152
Rent	-10% $-175	-5% $-112	+0% $-49	+5% $13	+10% $76
Rate	-1.0pp $42	-0.5pp $-3	base $-49	+0.5pp $-97	+1.0pp $-144

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: $45,475
• Closing costs: $5,457
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4257 N Shire Ln Brunswick, OH	2.0	2.0	1286	$1,825	$1.42	3d	1	0.90mi
1300 Cross Creek Dr Brunswick, OH	1.0–2.0	1.0	965	$1,575	$1.63	3d	1	1.01mi
4241 Manhattan Ave Unit 4241 6 Brunswick, OH	2.0	1.0	795	$1,300	$1.64	25d	1	1.03mi
4241 Manhattan Ave Unit 4241 4 Brunswick, OH	3.0	1.5	926	$1,400	$1.51	45d	1	1.03mi
252 Cider Mill Ln Brunswick, OH	2.0	2.0	1195	$2,050	$1.72	3d	1	1.29mi

HOA detail

• Monthly dues: $135 · $1,620/yr

Listing history 4 events

1. 2026-06-02
   status $181,900 Pending 10 DOM
2. 2026-06-01
   days on market $181,900 Active 10 DOM
3. 2026-05-31
   days on market $181,900 Active 9 DOM
4. 2026-05-22
   listed $181,900 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: $1,695 · $141/mo
• Projected year-2 tax: $2,266 · $189/mo
• Expected delta: +$571/yr (+$48/mo · 33.7%)

ⓘ 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 · 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: $19,087
• − Mortgage interest: −$10,189
• − Property taxes: −$1,695
• − Insurance: −$910
• − Repairs & maintenance: −$1,527
• − Management: −$1,527
• − HOA: −$1,620
• − Depreciation: −$5,292
• Taxable loss: −$3,672
• Est. tax savings @ 24.0%: +$881
• After-tax cash flow: $289/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

1 event — show timeline

• 2026-05-22 Listed $181,900 MLSNOW

Property tax history

+3.5%/yr

Latest (2025): $1,695 · -9.7% YoY. Source: county tax records.