620 Topaz Ln · Brunswick, OH 44212

$185,000

2 bd · 2.5 ba · 1,420 sqft · SingleFamily public records · 10 Days on market

Built 1991 797 sqft lot Est $300k · 38% under $150/mo HOA · 8% of rent

---

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).

• ARV discount +15.0/15.0
• Cash flow +12.3/30.0
• Schools +5.8/10.0
• 1% rule +4.6/10.0
• Livability +4.0/5.0
• DSCR +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Updated move in ready Condo! Located in Brunswick Hills (No City Tax) This beautiful condo has a fantastic layout. Large open and updated Kitchen All Appliances Stay. Full Finished Basement with Full Bath. Perfect for Extra Storage and Entertainment. Large Private patio! Updates Include Furnace (2015), Kitchen Appliances (2015), Washer & Dryer (2013), Garage Door Opener (2015), Windows & Sliding Glass Door (2016), Fireplace Converter to Gas (2016). TV in living Room and Bedroom are excluded from sale. Truly move right in! This condo is a must see!! These condo's don't stay on the market long. Selling agency Bonus of $250.00 if a contract is accepted on or before 06/02/2017.

Key facts

• Vinyl flooring
• Semi-private yard
• Private cul-de-sac

Tags

• PRIVATE CUL-DE-SAC
• FULLY FINISHED BASEMENT
• ENGINEERED WOOD FLOORING
• VINYL FLOORING
• GENEROUS CABINET SPACE
• SEMI-PRIVATE YARD

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $-35 ($-420/yr) — negative.
• To cash-flow at today's rent, offer at most $179k (3.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $178k (3.6% below list).
• Recommended offer: $178k (3.6% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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: Brunswick Memorial Elementary School (math 62% / reading 62%, grade B, #590 of 1,584 statewide, top 41%, 376 students, 24% 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 21% FRL track the district average.
• Market conditions: 180 active listings in the ZIP; 3 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 $6k of value loss. Plan a longer hold.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 29y 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.
• Current owner paid $107k; list at $185k implies a 73% gain — meaningful room to come down on a strong offer.

Recommended offer $178,248 (3.6% 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. 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.
6. 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.
7. 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: 0.96% ✗
• Cap rate: 6.07%
• Cash-on-cash: -0.81%
• DSCR: 0.96
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $299,620
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
464 Diamond Ct	0.12mi	3/2.0 (+1)	1,428 (+1%)	7mo	$285,000	$200	81
479 Rockledge Ln	0.21mi	2/2.0	1,333 (-6%)	18mo	$264,000	$198	62
4626 Ruby Ln	0.39mi	3/2.5 (+1)	1,537 (+8%)	5mo	$349,900	$228	59
4630 Brookstone Ct	0.29mi	2/2.0	1,590 (+12%)	7mo	$335,000	$211	59
4665 Brookstone Ct	0.28mi	3/2.5 (+1)	1,500 (+6%)	21mo	$304,000	$203	55
5045 Grafton Rd	0.49mi	3/1.5 (+1)	1,344 (-5%)	8mo	$235,000	$175	52
788 Seasons Pass Dr	0.67mi	3/2.5 (+1)	1,416 (-0%)	15mo	$320,000	$226	50
440 Rockledge Ln	0.23mi	3/2.5 (+1)	1,581 (+11%)	21mo	$265,000	$168	48
4913 Fallen Leaf Trl	0.62mi	3/2.5 (+1)	1,520 (+7%)	8mo	$349,900	$230	48
506 Water Pointe Ln	0.67mi	2/2.5	1,570 (+11%)	6mo	$360,000	$229	46
615 Jeanette St	0.73mi	3/1.5 (+1)	1,600 (+13%)	5mo	$235,000	$147	32
4639 Dogwood Dr	0.58mi	3/1.5 (+1)	1,242 (-12%)	18mo	$305,000	$246	28

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: -17.5%
• Equity multiple: 0.38×
• Total profit: $-32,081
• Equity at exit: $27,584

10-year hold

• IRR: -9.5%
• Equity multiple: 0.42×
• Total profit: $-30,288
• Equity at exit: $15,995

Cash invested: $51,800 (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: 8.6×

Monthly cashflow live

• Estimated rent: $1,782 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$246 /mo · $2,951/yr
• Insurance: −$77
• HOA: −$150
• Vacancy / Maint / Mgmt: −$374
• Net cashflow: $-35

Break-even live

Break-even rent $1,827

Max offer price $178,812

Occupancy floor 97%

Sensitivity live

Price	-10% $70	-5% $17	+0% $-35	+5% $-87	+10% $-140
Rent	-10% $-176	-5% $-105	+0% $-35	+5% $35	+10% $106
Rate	-1.0pp $58	-0.5pp $12	base $-35	+0.5pp $-83	+1.0pp $-132

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 3 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	0.92mi
655 Almas Ct Brunswick, OH	2.0	2.5	1572	$1,900	$1.21	45d	1	1.02mi
252 Cider Mill Ln Brunswick, OH	2.0	2.0	1195	$2,050	$1.72	3d	1	1.20mi

HOA detail

• Monthly dues: $150 · $1,800/yr
• Likely covers: gas

Listing history 21 events

1. 2026-04-22
   status Pending
2. 2026-04-14
   status Active
3. 2026-03-19
   status Pending
4. 2026-03-17
   listed $185,000 Active
5. 2017-07-13
   soldstatus $107,000 Sold 694-char remark

   Show marketing remark (694 chars)

   Updated move in ready Condo! Located in Brunswick Hills (No City Tax) This beautiful condo has a fantastic layout. Large open and updated Kitchen All Appliances Stay. Full Finished Basement with Full Bath. Perfect for Extra Storage and Entertainment. Large Private patio! Updates Include Furnace (2015), Kitchen Appliances (2015), Washer & Dryer (2013), Garage Door Opener (2015), Windows & Sliding Glass Door (2016), Fireplace Converter to Gas (2016). TV in living Room and Bedroom are excluded from sale. Truly move right in! This condo is a must see!! These condo's don't stay on the market long. Selling agency Bonus of $250.00 if a contract is accepted on or before 06/02/2017.

6. 2017-07-13
   soldstatus $107,000

   Show marketing remark (694 chars)

   Updated move in ready Condo! Located in Brunswick Hills (No City Tax) This beautiful condo has a fantastic layout. Large open and updated Kitchen All Appliances Stay. Full Finished Basement with Full Bath. Perfect for Extra Storage and Entertainment. Large Private patio! Updates Include Furnace (2015), Kitchen Appliances (2015), Washer & Dryer (2013), Garage Door Opener (2015), Windows & Sliding Glass Door (2016), Fireplace Converter to Gas (2016). TV in living Room and Bedroom are excluded from sale. Truly move right in! This condo is a must see!! These condo's don't stay on the market long. Selling agency Bonus of $250.00 if a contract is accepted on or before 06/02/2017.

7. 2017-05-24
   status Pending 694-char remark

   Show marketing remark (694 chars)

   Updated move in ready Condo! Located in Brunswick Hills (No City Tax) This beautiful condo has a fantastic layout. Large open and updated Kitchen All Appliances Stay. Full Finished Basement with Full Bath. Perfect for Extra Storage and Entertainment. Large Private patio! Updates Include Furnace (2015), Kitchen Appliances (2015), Washer & Dryer (2013), Garage Door Opener (2015), Windows & Sliding Glass Door (2016), Fireplace Converter to Gas (2016). TV in living Room and Bedroom are excluded from sale. Truly move right in! This condo is a must see!! These condo's don't stay on the market long. Selling agency Bonus of $250.00 if a contract is accepted on or before 06/02/2017.

8. 2017-05-11
   historical Contingent 694-char remark

   Show marketing remark (694 chars)

   Updated move in ready Condo! Located in Brunswick Hills (No City Tax) This beautiful condo has a fantastic layout. Large open and updated Kitchen All Appliances Stay. Full Finished Basement with Full Bath. Perfect for Extra Storage and Entertainment. Large Private patio! Updates Include Furnace (2015), Kitchen Appliances (2015), Washer & Dryer (2013), Garage Door Opener (2015), Windows & Sliding Glass Door (2016), Fireplace Converter to Gas (2016). TV in living Room and Bedroom are excluded from sale. Truly move right in! This condo is a must see!! These condo's don't stay on the market long. Selling agency Bonus of $250.00 if a contract is accepted on or before 06/02/2017.

9. 2017-05-03
   listed $109,900 Active 694-char remark

   Show marketing remark (694 chars)

   Updated move in ready Condo! Located in Brunswick Hills (No City Tax) This beautiful condo has a fantastic layout. Large open and updated Kitchen All Appliances Stay. Full Finished Basement with Full Bath. Perfect for Extra Storage and Entertainment. Large Private patio! Updates Include Furnace (2015), Kitchen Appliances (2015), Washer & Dryer (2013), Garage Door Opener (2015), Windows & Sliding Glass Door (2016), Fireplace Converter to Gas (2016). TV in living Room and Bedroom are excluded from sale. Truly move right in! This condo is a must see!! These condo's don't stay on the market long. Selling agency Bonus of $250.00 if a contract is accepted on or before 06/02/2017.

10. 2015-03-04
    soldstatus $76,000 Sold 462-char remark

    Show marketing remark (462 chars)

    Freshly painted! Updated Kitchen, Vaulted Ceilings in Bedroom, Family Room, Family Room with Full Bath Lower Level. Homepath Property. Please see website for information. Buyer responsible for own due diligence, inquiry and verification of all property information, condition, square footage and parcel data. Broker is not liable or responsible for any information as all data in MLS is reflective of public records. Buyers recommended to investigate all data.

11. 2015-03-02
    historical 462-char remark

    Show marketing remark (462 chars)

    Freshly painted! Updated Kitchen, Vaulted Ceilings in Bedroom, Family Room, Family Room with Full Bath Lower Level. Homepath Property. Please see website for information. Buyer responsible for own due diligence, inquiry and verification of all property information, condition, square footage and parcel data. Broker is not liable or responsible for any information as all data in MLS is reflective of public records. Buyers recommended to investigate all data.

12. 2014-11-05
    listed $78,000 462-char remark

    Show marketing remark (462 chars)

    Freshly painted! Updated Kitchen, Vaulted Ceilings in Bedroom, Family Room, Family Room with Full Bath Lower Level. Homepath Property. Please see website for information. Buyer responsible for own due diligence, inquiry and verification of all property information, condition, square footage and parcel data. Broker is not liable or responsible for any information as all data in MLS is reflective of public records. Buyers recommended to investigate all data.

13. 2005-05-26
    soldstatus $117,500
14. 2003-04-11
    soldstatus $111,750
15. 2003-04-11
    soldstatus $111,750
16. 2003-01-31
    listed $112,750
17. 2001-07-17
    soldstatus $105,000
18. 1997-07-01
    soldstatus $93,500
19. 1997-06-27
    soldstatus $93,500
20. 1997-03-25
    listed $96,500
21. 1991-04-02
    soldstatus $80,000

ⓘ 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: $2,951 · $246/mo
• Projected year-2 tax: $2,951 · $246/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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: $21,390
• − Mortgage interest: −$10,363
• − Property taxes: −$2,951
• − Insurance: −$925
• − Repairs & maintenance: −$1,711
• − Management: −$1,711
• − HOA: −$1,800
• − Depreciation: −$5,382
• Taxable loss: −$3,454
• Est. tax savings @ 24.0%: +$829
• After-tax cash flow: $409/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

• 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

+131.2% since first listed

21 events — show timeline

• 2026-04-22 Pending — MLSNOW
• 2026-04-14 Relisted — MLSNOW
• 2026-03-19 Pending — MLSNOW
• 2026-03-17 Listed $185,000 MLSNOW
• 2017-07-13 Sold (Public Records) $107,000 Public Records
• 2017-07-13 Sold (MLS) $107,000 MLSNOW
• 2017-05-24 Pending — MLSNOW
• 2017-05-11 Contingent — MLSNOW
• 2017-05-03 Listed $109,900 MLSNOW
• 2015-03-04 Sold (MLS) $76,000 MLSNOW
• 2015-03-02 Listing Removed — MLSNOW
• 2014-11-05 Listed $78,000 MLSNOW
• 2005-05-26 Sold (Public Records) $117,500 Public Records
• 2003-04-11 Sold (Public Records) $111,750 Public Records
• 2003-04-11 Sold (MLS) $111,750 MLSNOW
• 2003-01-31 Listed $112,750 MLSNOW
• 2001-07-17 Sold (Public Records) $105,000 Public Records
• 1997-07-01 Sold (MLS) $93,500 MLSNOW
• 1997-06-27 Sold (Public Records) $93,500 Public Records
• 1997-03-25 Listed $96,500 MLSNOW
• 1991-04-02 Sold (Public Records) $80,000 Public Records

Property tax history

+4.3%/yr

Latest (2025): $2,951 · +6.6% YoY. Source: county tax records.