1528 Diana Dr · Brunswick, OH 44212

$230,000

3 bd · 1.5 ba · 1,775 sqft · SingleFamily public records · 2 Days on market

Built 1958 0.41 ac lot Est $307k · 25% under

---

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 +12.8/30.0
• Schools +5.8/10.0
• Livability +4.0/5.0
• DSCR +3.8/10.0
• 1% rule +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

3 bedroom, 2 bath ranch style home with full, finished basement and attached 2 car garage in Brunswick! Nice sized eat-in kitchen w/ door access to back yard and covered wood deck, including all appliances. Living room w/ large front window and built-in shelves, carpeted with original hardwood underneath. 3 1st level bedrooms all w/ original hardwood flooring! 1st level full bath and lower level half bath. Full, finished basement w/ large L shaped recreation room, bonus/office area and laundry/utility room including washer/dryer. 2 car attached garage w/ entry from the lower level laundry room and access to back yard. Nearly 1/2 acre fenced-in yard w/ covered wood deck, front and back patios and large shed! Includes one year home warranty. Conveniently located in the heart of Brunswick, close to city schools, shopping, restaurants, medical facilities and I71!

Key facts

• Updated ranch
• Spacious lot
• Inviting living room

Tags

• UPDATED RANCH
• SPACIOUS LOT
• INVITING LIVING ROOM
• UPDATED KITCHEN
• FINISHED LOWER LEVEL
• EXPANSIVE BACKYARD

Property features AI

Exterior

• Parking: Attached garage with 2 spaces
• Utilities: Public water; Public sewer
• Home design: Single-story home
• Construction: Vinyl siding; Asphalt/fiberglass roof; Built according to public records
• Exterior features: Updated/remodeled condition; Lot approximately 0.41 acre

Interior

• Bedrooms: 3 main-level bedrooms
• Bathrooms: 1 full bathroom; 1 half bathroom; 1 main-level bathroom
• Heating & cooling: Forced air gas heating; Central air conditioning
• Interior features: Full finished basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $-23 ($-272/yr) — negative.
• To cash-flow at today's rent, offer at most $226k (1.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $195k (15.3% below list).
• Recommended offer: $195k (15.3% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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: Applewood Elementary School (math 67% / reading 67%, grade B+, #456 of 1,584 statewide, top 31%, 409 students, 22% 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 20% FRL track the district average.
• Market conditions: 180 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 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 $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 21y 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 $170k; 35% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $194,905 (15.3% 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. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.85% ✗
• Cap rate: 6.17%
• Cash-on-cash: -0.42%
• DSCR: 0.98
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $307,075
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1263 Saxon Ave	0.50mi	3/1.5	1,791 (+1%)	14mo	$315,000	$176	64
4262 Oxford Dr	0.44mi	3/2.0	1,622 (-9%)	4mo	$264,000	$163	60
1718 Berwick Dr	0.61mi	3/2.0	1,812 (+2%)	9mo	$322,000	$178	58
4083 Regal Ave	0.57mi	3/1.5	1,660 (-6%)	6mo	$260,000	$157	58
1726 Berwick Dr	0.62mi	3/1.5	1,652 (-7%)	9mo	$271,000	$164	52
1623 Devonshire Dr	0.70mi	4/2.0 (+1)	1,855 (+4%)	2mo	$320,000	$173	51
4203 Regal Ave	0.66mi	3/2.5	1,689 (-5%)	8mo	$308,000	$182	50
4084 Dennis Ln	0.60mi	4/2.0 (+1)	1,900 (+7%)	4mo	$350,000	$184	50
4160 Tudor Ave	0.52mi	3/2.5	1,960 (+10%)	12mo	$318,000	$162	44
1913 Paul Dr	0.73mi	3/1.5	1,534 (-14%)	10mo	$245,000	$160	35
1916 Hathaway Dr	0.75mi	4/2.0 (+1)	2,020 (+14%)	3mo	$326,000	$161	33
4237 Raymond Dr	0.71mi	4/1.5 (+1)	1,528 (-14%)	13mo	$271,500	$178	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: -17.0%
• Equity multiple: 0.40×
• Total profit: $-38,703
• Equity at exit: $34,294

10-year hold

• IRR: -8.9%
• Equity multiple: 0.45×
• Total profit: $-35,511
• Equity at exit: $19,886

Cash invested: $64,400 (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: 9.8×

Monthly cashflow live

• Estimated rent: $1,949 medium
• Mortgage (P&I): −$1,206
• Tax from tax record: −$260 /mo · $3,126/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$409
• Net cashflow: $-23

Break-even live

Break-even rent $1,978

Max offer price $225,990

Occupancy floor 96%

Sensitivity live

Price	-10% $107	-5% $42	+0% $-23	+5% $-88	+10% $-153
Rent	-10% $-177	-5% $-100	+0% $-23	+5% $54	+10% $131
Rate	-1.0pp $93	-0.5pp $36	base $-23	+0.5pp $-82	+1.0pp $-143

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1462 Harvard Dr Brunswick, OH	3.0	2.0	1728	$1,899	$1.10	25d	1	0.24mi
4251 Regal Ave Brunswick, OH	4.0	2.0	1558	$2,000	$1.28	45d	1	0.73mi
4356 Red Ivy Dr Medina, OH	2.0	2.0	1500	$2,428	$1.62	0d	3	1.45mi

Listing history 3 events

1. 2026-06-22
   status $230,000 Pending 2 DOM
2. 2026-06-21
   remarks 699-char remark
3. 2026-06-21
   listed $230,000 Active 2 DOM

ⓘ 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: $3,126 · $260/mo
• Projected year-2 tax: $3,357 · $280/mo
• Expected delta: +$231/yr (+$19/mo · 7.4%)

ⓘ 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: $23,389
• − Mortgage interest: −$12,884
• − Property taxes: −$3,126
• − Insurance: −$1,150
• − Repairs & maintenance: −$1,871
• − Management: −$1,871
• − Depreciation: −$6,691
• Taxable loss: −$4,204
• Est. tax savings @ 24.0%: +$1,009
• After-tax cash flow: $737/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

+70.5% since first listed

10 events — show timeline

• 2026-06-17 Listed $230,000 MLSNOW
• 2021-02-17 Sold (MLS) $170,000 MLSNOW
• 2021-02-16 Sold (Public Records) $170,000 Public Records
• 2021-02-02 Pending — MLSNOW
• 2021-01-08 Contingent — MLSNOW
• 2020-12-08 Listed $166,098 MLSNOW
• 2020-12-02 Coming Soon $166,098 MLSNOW
• 2005-07-15 Sold (MLS) $135,500 MLSNOW
• 2005-07-14 Sold (Public Records) $135,500 Public Records
• 2005-03-13 Listed $134,900 MLSNOW

Property tax history

+2.0%/yr

Latest (2025): $3,126 · +5.6% YoY. Source: county tax records.