425 Second St · Brewster, OH 44613

$115,000

1 bd · 1.0 ba · 950 sqft · SingleFamily public records · 81 Days on market

Built 1955 6,969 sqft lot $121/sqft · 15% below area Est $136k · 15% 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 +16.5/30.0
• ARV discount +14.4/15.0
• Appreciation +5.3/10.0
• DSCR +5.1/10.0
• Schools +4.7/10.0
• 1% rule +4.1/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

New roof installed 2025 S This transaction is a short sale and is expressly contingent upon the written approval of all lender(s) and/or lienholder(s) (collectively, "Lender") of Seller. Seller makes no representation or guarantee that Lender approval will be obtained.

Key facts

• New roof installed
• 6,969 sq ft lot
• 2 garage spots

Tags

• NEW ROOF INSTALLED

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $68 ($816/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 $105k (8.7% below list).
• Recommended offer: $105k (8.7% below list) — sets the bar for 1% rule.

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: schools F, amenities F, commute F.
• 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.
• 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 $1k of equity ($795 loan paydown + $594 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 $32k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 81 days — a 6% lower offer ($108k) 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.
• Current owner paid $100k; 15% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $105,000 (8.7% below list)

Questions for the listing agent

1. It's been on market 81 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.91% ✗
• Cap rate: 7.00%
• Cash-on-cash: 2.53%
• DSCR: 1.11
• GRM: 9.1

CMA / ARV

• ARV (median comp): $135,741
• List price: $115,000
• Delta: -15.28%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
173 6th St SW	0.49mi	2/1.5 (+1)	1,059 (+12%)	7mo	$145,000	$137	45
1075 S Wabash Ave	0.73mi	2/1.0 (+1)	904 (-5%)	10mo	$145,000	$160	44

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: 2.4%
• Equity multiple: 1.12×
• Total profit: $3,783
• Equity at exit: $36,391

10-year hold

• IRR: 7.3%
• Equity multiple: 1.84×
• Total profit: $27,197
• Equity at exit: $46,215

Cash invested: $32,200 (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: 9.1×

Monthly cashflow live

• Estimated rent: $1,050 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$110 /mo · $1,326/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$220
• Net cashflow: $68

Break-even live

Break-even rent $964

Max offer price $115,000

Occupancy floor 89%

Sensitivity live

Price	-10% $133	-5% $101	+0% $68	+5% $35	+10% $3
Rent	-10% $-15	-5% $27	+0% $68	+5% $109	+10% $151
Rate	-1.0pp $126	-0.5pp $97	base $68	+0.5pp $38	+1.0pp $8

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: $28,750
• Closing costs: $3,450
• 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	14d	1	0.51mi

Listing history 23 events

1. 2026-06-18
   days on market $115,000 Active 81 DOM
2. 2026-06-17
   days on market $115,000 Active 80 DOM
3. 2026-06-16
   days on market $115,000 Active 79 DOM
4. 2026-06-15
   days on market $115,000 Active 78 DOM
5. 2026-06-14
   days on market $115,000 Active 76 DOM
6. 2026-06-13
   days on market $115,000 Active 75 DOM
7. 2026-06-10
   days on market $115,000 Active 73 DOM
8. 2026-06-09
   days on market $115,000 Active 72 DOM
9. 2026-06-08
   days on market $115,000 Active 71 DOM
10. 2026-06-07
    days on market $115,000 Active 70 DOM
11. 2026-06-05
    days on market $115,000 Active 67 DOM
12. 2026-06-02
    days on market $115,000 Active 65 DOM
13. 2026-06-01
    days on market $115,000 Active 64 DOM
14. 2026-05-31
    days on market $115,000 Active 63 DOM
15. 2026-05-30
    days on market $115,000 Active 62 DOM
16. 2026-03-29
    listed $115,000 Active 284-char remark

    Show marketing remark (284 chars)

    New roof installed 2025 S This transaction is a short sale and is expressly contingent upon the written approval of all lender(s) and/or lienholder(s) (collectively, "Lender") of Seller. Seller makes no representation or guarantee that Lender approval will be obtained.

17. 2024-06-26
    soldstatus $100,000
18. 2024-06-25
    soldstatus $100,000 Closed 624-char remark

    Show marketing remark (624 chars)

    If you're looking for convenient one floor living in Fairless schools, you'll want to check out this budget friendly ranch! Step inside to the living room with laminate flooring, a charming bowed garden window, and a cozy fireplace. The galley-style kitchen offers space for a bistro table plus there's a larger dining area with easy access to the deck. The bedroom includes a walk-in closet and use of a full bath with a tiled shower. The full basement has a laundry area and plenty of space for storage. Outside, enjoy a fully fenced backyard with a shed and a two-car detached garage. Call to schedule your showing today!

19. 2024-05-16
    status Pending 624-char remark

    Show marketing remark (624 chars)

    If you're looking for convenient one floor living in Fairless schools, you'll want to check out this budget friendly ranch! Step inside to the living room with laminate flooring, a charming bowed garden window, and a cozy fireplace. The galley-style kitchen offers space for a bistro table plus there's a larger dining area with easy access to the deck. The bedroom includes a walk-in closet and use of a full bath with a tiled shower. The full basement has a laundry area and plenty of space for storage. Outside, enjoy a fully fenced backyard with a shed and a two-car detached garage. Call to schedule your showing today!

20. 2024-04-25
    listed $110,000 Active 624-char remark

    Show marketing remark (624 chars)

    If you're looking for convenient one floor living in Fairless schools, you'll want to check out this budget friendly ranch! Step inside to the living room with laminate flooring, a charming bowed garden window, and a cozy fireplace. The galley-style kitchen offers space for a bistro table plus there's a larger dining area with easy access to the deck. The bedroom includes a walk-in closet and use of a full bath with a tiled shower. The full basement has a laundry area and plenty of space for storage. Outside, enjoy a fully fenced backyard with a shed and a two-car detached garage. Call to schedule your showing today!

21. 2007-10-25
    soldstatus $37,100
22. 2007-10-24
    soldstatus $37,100
23. 2007-08-09
    listed $39,900

ⓘ 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: $1,326 · $110/mo
• Projected year-2 tax: $1,560 · $130/mo
• Expected delta: +$234/yr (+$20/mo · 17.7%)

ⓘ 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 3/10 Moderate 7 d/yr ≥97°F today · 17 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: −$6,442
• − Property taxes: −$1,326
• − Insurance: −$575
• − Repairs & maintenance: −$1,008
• − Management: −$1,008
• − Depreciation: −$3,345
• Taxable loss: −$1,104
• Est. tax savings @ 24.0%: +$265
• After-tax cash flow: $1,081/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

+188.2% since first listed

8 events — show timeline

• 2026-03-29 Listed $115,000 MLSNOW
• 2024-06-26 Sold (Public Records) $100,000 Public Records
• 2024-06-25 Sold (MLS) $100,000 MLSNOW
• 2024-05-16 Pending — MLSNOW
• 2024-04-25 Listed $110,000 MLSNOW
• 2007-10-25 Sold (Public Records) $37,100 Public Records
• 2007-10-24 Sold (MLS) $37,100 MLSNOW
• 2007-08-09 Listed $39,900 MLSNOW

Property tax history

+4.4%/yr

Latest (2024): $1,326 · +10.6% YoY. Source: county tax records.