1824 Coventry Dr · Brunswick, OH 44212

$180,000

3 bd · 1.0 ba · 896 sqft · SingleFamily public records · 1 Days on market

Built 1957 0.57 ac lot Est $204k · 12% under

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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 +14.8/30.0
• ARV discount +12.9/15.0
• Schools +5.8/10.0
• DSCR +4.5/10.0
• 1% rule +4.0/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

3 bedroom 1 full bath ranch situated on over a half acre treed lot.

Key facts

• 0.57 acre lot
• 2 garage spots
• Built 1957

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $49 ($587/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 $162k (10.1% below list).
• Recommended offer: $162k (10.1% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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: Huntington Elementary School (math 82% / reading 72%, grade A, #221 of 1,584 statewide, top 16%, 311 students, 27% 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 22% FRL track the district average.
• Market conditions: 180 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 10d 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 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $161,752 (10.1% below list)

Questions for the listing agent

1. Built in 1957 — 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 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?
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: 0.90% ✗
• Cap rate: 6.62%
• Cash-on-cash: 1.16%
• DSCR: 1.05
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $204,288
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3640 Laurel Rd	0.21mi	3/1.0	896 (0%)	21mo	$165,000	$184	72
1936 Windsor Dr	0.37mi	3/1.0	864 (-4%)	14mo	$197,000	$228	65
3691 Laurel Rd	0.14mi	3/1.0	988 (+10%)	20mo	$239,998	$243	59
1622 Diana Dr	0.65mi	3/1.0	925 (+3%)	10mo	$120,000	$130	56
1587 Andrea Dr	0.59mi	3/1.0	925 (+3%)	16mo	$210,000	$227	53
1524 Andrea Dr	0.71mi	3/2.0	977 (+9%)	8mo	$265,000	$271	42
4134 Laurel Rd	0.72mi	3/1.5	1,004 (+12%)	20mo	$199,000	$198	28
2010 Gaylann Dr	0.61mi	2/1.0 (-1)	768 (-14%)	22mo	$205,000	$267	24

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: -14.4%
• Equity multiple: 0.48×
• Total profit: $-26,039
• Equity at exit: $26,839

10-year hold

• IRR: -5.7%
• Equity multiple: 0.63×
• Total profit: $-18,604
• Equity at exit: $15,563

Cash invested: $50,400 (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: 9.3×

Monthly cashflow live

• Estimated rent: $1,618 high
• Mortgage (P&I): −$944
• Tax from tax record: −$210 /mo · $2,520/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$340
• Net cashflow: $49

Break-even live

Break-even rent $1,556

Max offer price $180,000

Occupancy floor 92%

Sensitivity live

Price	-10% $151	-5% $100	+0% $49	+5% $-2	+10% $-53
Rent	-10% $-79	-5% $-15	+0% $49	+5% $113	+10% $177
Rate	-1.0pp $140	-0.5pp $95	base $49	+0.5pp $2	+1.0pp $-45

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1959 Yorkshire Dr Brunswick, OH	2.0	1.0	864	$1,650	$1.91	3d	1	0.29mi
4095 Sleepy Hollow Rd Brunswick, OH	3.0	1.0	1124	$1,650	$1.47	16d	1	0.91mi
1300 Cross Creek Dr Brunswick, OH	1.0–2.0	1.0	965	$1,575	$1.63	3d	1	1.08mi
1299 Old Eagle Dr Brunswick, OH	2.0	1.0	750	$995	$1.33	9d	1	1.14mi
1474 S Carpenter Rd Brunswick, OH	1.0–2.0	1.0	800	$1,245	$1.56	3d	9	1.19mi
4241 Manhattan Ave Unit 4241 6 Brunswick, OH	2.0	1.0	795	$1,300	$1.64	25d	1	1.20mi
4241 Manhattan Ave Unit 4241 4 Brunswick, OH	3.0	1.5	926	$1,400	$1.51	45d	1	1.20mi
4502 Grand Lake Dr Brunswick, OH	1.0–2.0	1.0–2.0	917	$1,625	$1.77	6d	12	1.42mi

Listing history 2 events

1. 2026-05-26
   status Pending
2. 2026-05-23
   listed $180,000 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: $2,520 · $210/mo
• Projected year-2 tax: $2,664 · $222/mo
• Expected delta: +$144/yr (+$12/mo · 5.7%)

ⓘ 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 2/10 Low 7 d/yr ≥97°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: $19,410
• − Mortgage interest: −$10,083
• − Property taxes: −$2,520
• − Insurance: −$900
• − Repairs & maintenance: −$1,553
• − Management: −$1,553
• − Depreciation: −$5,236
• Taxable loss: −$2,435
• Est. tax savings @ 24.0%: +$584
• After-tax cash flow: $1,171/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

2 events — show timeline

• 2026-05-26 Pending — MLSNOW
• 2026-05-23 Listed $180,000 MLSNOW

Property tax history

+5.1%/yr

Latest (2025): $2,520 · +11.1% YoY. Source: county tax records.