525 Wabash Ave N · Brewster, OH 44613

$69,900

2 bd · 1.0 ba · 1,152 sqft · SingleFamily public records · 5 Days on market

Built 1945 7,501 sqft lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.3/10.0
• Schools +4.7/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Investment property in Brewster- home needs TLC but has solid bones! House sits nicely back from the street, three beds, one bath, and large detached garage. This home could be a great first home, project house, or rental property. Fairless schools, being sold AS-IS, priced to sell, don't miss it!

Key facts

• 7,501 sq ft lot
• 2 garage spots
• Built 1945

Property features AI

Finance

• Financial info: Annual tax information available

Exterior

• Parking: Attached carport; Detached parking; 2-car garage; 1-car carport
• Utilities: Public water; Public sewer
• Home design: Single-family property; Fixer condition
• Construction: Vinyl siding; Asphalt/fiberglass roof; Built per public records
• Exterior features: Public water; Public sewer

Interior

• Bedrooms: 2 main-level bedrooms
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Forced air gas heating
• Interior features: Full basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $383 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).

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 $844 of equity ($483 loan paydown + $361 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.
• At projected returns (0.5% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $50k; 40% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $69,900

Questions for the listing agent

1. Built in 1945 — 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 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?
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: 1.50% ✓
• Cap rate: 12.88%
• Cash-on-cash: 23.51%
• DSCR: 2.05
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $163,584
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
418 Jackson Ave NE	0.20mi	2/1.0	1,260 (+9%)	1mo	$123,500	$98	74
484 Tuscarawas Ave NW	0.05mi	3/2.0 (+1)	1,008 (-12%)	19mo	$200,000	$198	52
383 2nd St SE	0.71mi	3/2.0 (+1)	1,127 (-2%)	8mo	$150,000	$133	47
254 1st St SE	0.63mi	3/1.0 (+1)	1,014 (-12%)	2mo	$142,000	$140	44
495 2nd St SW	0.75mi	3/2.0 (+1)	1,196 (+4%)	14mo	$170,000	$142	38
111 Jackson Ave SE	0.69mi	3/1.0 (+1)	1,032 (-10%)	15mo	$154,900	$150	33
224 Main St SW	0.75mi	3/2.0 (+1)	1,108 (-4%)	22mo	$185,000	$167	31
100 Grant St SW	0.72mi	3/2.0 (+1)	1,296 (+12%)	18mo	$148,900	$115	21

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: 24.7%
• Equity multiple: 2.23×
• Total profit: $24,082
• Equity at exit: $22,120

10-year hold

• IRR: 28.0%
• Equity multiple: 4.25×
• Total profit: $63,536
• Equity at exit: $28,091

Cash invested: $19,572 (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: 5.5×

Monthly cashflow live

• Estimated rent: $1,050 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$50 /mo · $605/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$220
• Net cashflow: $383

Break-even live

Break-even rent $565

Max offer price $69,900

Occupancy floor 58%

Sensitivity live

Price	-10% $423	-5% $403	+0% $383	+5% $364	+10% $344
Rent	-10% $300	-5% $342	+0% $383	+5% $425	+10% $466
Rate	-1.0pp $419	-0.5pp $401	base $383	+0.5pp $365	+1.0pp $347

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: $17,475
• Closing costs: $2,097
• 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	0.69mi

Listing history 4 events

1. 2026-05-31
   status $69,900 Pending 5 DOM
2. 2026-05-30
   days on market $69,900 Active 5 DOM
3. 2026-05-25
   listed $69,900 Active
4. 1997-05-30
   soldstatus $50,000

ⓘ 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: $605 · $50/mo
• Projected year-2 tax: $848 · $71/mo
• Expected delta: +$243/yr (+$20/mo · 40.2%)

ⓘ 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 · 18 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: −$3,915
• − Property taxes: −$605
• − Insurance: −$350
• − Repairs & maintenance: −$1,008
• − Management: −$1,008
• − Depreciation: −$2,033
• Taxable income: $3,681
• Est. tax owed @ 24.0%: −$883
• After-tax cash flow: $3,718/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

+39.8% since first listed

2 events — show timeline

• 2026-05-25 Listed $69,900 MLSNOW
• 1997-05-30 Sold (Public Records) $50,000 Public Records

Property tax history

-14.4%/yr

Latest (2024): $605 · -25.1% YoY. Source: county tax records.