3502 Ivanhoe Dr · Brimfield, OH 44240

$199,999

3 bd · 1.5 ba · 1,111 sqft · SingleFamily public records · 21 Days on market

Built 1960 9,748 sqft lot

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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 +19.5/30.0
• ARV discount +7.5/15.0
• DSCR +6.2/10.0
• Schools +5.6/10.0
• 1% rule +4.8/10.0
• Rent growth +4.2/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Super clean 3 bedroom 1 1/2 bath ranch style home! This home has all the essentials, with a private backyard, 1 car attached garage, newer windows and siding, and furnace just installed in 2022. Come take a look. One story living and just minutes from town!

Key facts

• Private side patio
• Updated kitchen
• Fully fenced lot

Tags

• FULLY FENCED LOT
• UPDATED KITCHEN
• PRIVATE SIDE PATIO
• OVERSIZED GARAGE
• CENTRAL AIR INSTALLATION
• PLUMBING IMPROVEMENTS

Property features AI

Finance

• HOA & community: Community includes restaurants and street lights

Exterior

• Parking: Attached garage; Garage parking (1 space); Paved driveway
• Utilities: Public water; Public sewer
• Home design: Single-story home; Has a view; Entry level on the first floor
• Construction: Vinyl siding; Asphalt roof; Slab foundation; Built according to public records
• Exterior features: Private yard; Patio; Front yard; Back yard; Sloped down lot; Chain-link and wood fencing

Interior

• Kitchen: Range; Refrigerator; Includes standard kitchen appliances
• Bedrooms: 3 main-level bedrooms
• Bathrooms: 1 full bathroom; 1 half bathroom; 2 bathrooms on the main level
• Heating & cooling: Forced-air gas heating; Central air conditioning
• Interior features: Insulated windows; Zero clearance fireplace; Built-ins and extra space in garage offering a workshop area
• Laundry & utility: Washer and Dryer; Main-level laundry closet

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $226 ($3k/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 $196k (2.1% below list).
• Recommended offer: $196k (2.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 68/100 on livability (#584 in OH) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Field Local (rural): math 65% / reading 66% proficiency, ranked #198 of 656 in OH (top 30%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising fast (+6.8%/yr); 139 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 196 units permitted in Portage County in 2024 (10 in 5+ unit buildings).
• This rent runs 41% of the median local income ($58k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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.
• At projected returns (-3.0% appreciation + 6.8% rent growth), your $56k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($197k) is reasonable based on typical stale-listing flexibility.
• 3 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.

Recommended offer $195,762 (2.1% below list)

Questions for the listing agent

1. Built in 1960 — 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: 0.98% ✗
• Cap rate: 7.65%
• Cash-on-cash: 4.85%
• DSCR: 1.22
• GRM: 8.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 6.8% rent growth · sell at horizon

5-year hold

• IRR: -4.7%
• Equity multiple: 0.82×
• Total profit: $-10,244
• Equity at exit: $29,821

10-year hold

• IRR: 8.8%
• Equity multiple: 1.79×
• Total profit: $44,075
• Equity at exit: $17,292

Cash invested: $56,000 (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 44240

• Rents YoY: 6.8%
• Active inventory: 139
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,958 medium
• Mortgage (P&I): −$1,049
• Tax from tax record: −$188 /mo · $2,259/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$411
• Net cashflow: $226

Break-even live

Break-even rent $1,671

Max offer price $199,999

Occupancy floor 83%

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1405 Wyles Dr Brimfield, OH	2.0–3.0	2.0	1444	$2,755	$1.91	13d	1	1.46mi

Listing history 22 events

1. 2026-06-18
   days on market $199,999 Active 21 DOM
2. 2026-06-17
   days on market $199,999 Active 20 DOM
3. 2026-06-16
   days on market $199,999 Active 19 DOM
4. 2026-06-15
   days on market $199,999 Active 18 DOM
5. 2026-06-14
   days on market $199,999 Active 16 DOM
6. 2026-06-10
   days on market $199,999 Active 13 DOM
7. 2026-06-09
   days on market $199,999 Active 12 DOM
8. 2026-06-08
   days on market $199,999 Active 11 DOM
9. 2026-06-07
   days on market $199,999 Active 10 DOM
10. 2026-06-05
    days on market $199,999 Active 7 DOM
11. 2026-06-03
    days on market $199,999 Active 6 DOM
12. 2026-06-02
    days on market $199,999 Active 5 DOM
13. 2026-06-01
    pricedays on market $199,999 Active 4 DOM
14. 2026-05-31
    days on market $209,900 Active 3 DOM
15. 2026-05-31
    days on market $209,900 Active 2 DOM
16. 2026-05-27
    listed $209,900 Active
17. 2024-07-25
    soldstatus $179,500 Closed 259-char remark

    Show marketing remark (259 chars)

    Super clean 3 bedroom 1 1/2 bath ranch style home! This home has all the essentials, with a private backyard, 1 car attached garage, newer windows and siding, and furnace just installed in 2022. Come take a look. One story living and just minutes from town!

18. 2024-07-03
    status Pending 259-char remark

    Show marketing remark (259 chars)

    Super clean 3 bedroom 1 1/2 bath ranch style home! This home has all the essentials, with a private backyard, 1 car attached garage, newer windows and siding, and furnace just installed in 2022. Come take a look. One story living and just minutes from town!

19. 2024-07-01
    listed $174,900 Active 259-char remark

    Show marketing remark (259 chars)

    Super clean 3 bedroom 1 1/2 bath ranch style home! This home has all the essentials, with a private backyard, 1 car attached garage, newer windows and siding, and furnace just installed in 2022. Come take a look. One story living and just minutes from town!

20. 2008-07-27
    historical
21. 2007-09-14
    listed $84,900
22. 1988-09-09
    soldstatus $39,000

ⓘ 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: $2,259 · $188/mo
• Projected year-2 tax: $2,689 · $224/mo
• Expected delta: +$431/yr (+$36/mo · 19.1%)

ⓘ 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 3/10 Moderate 7 d/yr ≥96°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,491
• − Mortgage interest: −$11,203
• − Property taxes: −$2,259
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,879
• − Management: −$1,879
• − Depreciation: −$5,818
• Taxable loss: −$547
• Est. tax savings @ 24.0%: +$131
• After-tax cash flow: $2,845/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: Field Local
• NCES district ID: 3904919
• Math proficiency: 65% ▼ -9.00%
• Reading proficiency: 66% ▼ -8.00%
• Median HH income: $54,727
• Composite: 56.09/100
• National rank: #1183
• State rank: #198 of 656 in OH

Livability — Brimfield

• Score: 68/100
• State rank: #584
• US rank: #9960

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Brimfield, OH
• County: Portage County · 70,400 people
• Metro: Akron, OH
• Population (ZIP): 37,788
• Household income: $57,627
• Rent vs Own: 49.5% rent · 50.5% own
• Severe rent burden: 2634.0

Population outlook (Portage County) Hauer SSP2

• Today (2025): 166,109 people
• By 2030: 167,752 · +1.0%
• By 2040: 168,640 · +1.5%
• By 2050: 167,469 · +0.8%
• By 2075: 170,131 · +2.4%
• By 2100: 167,958 · +1.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Two or more races 6% Black 6% Asian 4% Hispanic / Latino 3%
• Common ancestry: Romanian 7% Slovak 2% Italian 2%
• Foreign-born: 7% · Canada, China
• Languages at home: 92% English-only · Other Indo-European 2% Arabic 2% Other Asian/Pacific 1%

Political lean MEDSL · Portage

• 2024 margin: R (+15.5) · D 41.8% · R 57.3%
• 2008→2024 swing: -24.5pp toward R · 2008: 9.0pp · 2024: -15.5pp
• All cycles: 2024: R+15.5 2020: R+12.5 2016: R+10.2 2012: D+4.9 2008: D+9.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -162.04%
• Current HPI: 189.3174
• Rent YoY: ▲ 6.80%
• Metro: Akron, 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

+438.2% since first listed

7 events — show timeline

• 2026-05-27 Listed $209,900 MLSNOW
• 2024-07-25 Sold (MLS) $179,500 MLSNOW
• 2024-07-03 Pending — MLSNOW
• 2024-07-01 Listed $174,900 MLSNOW
• 2008-07-27 Listing Removed — MLSNOW
• 2007-09-14 Listed $84,900 MLSNOW
• 1988-09-09 Sold (Public Records) $39,000 Public Records

Property tax history

+4.4%/yr

Latest (2025): $2,259 · -0.0% YoY. Source: county tax records.