4165 Raymond Dr · Brunswick, OH 44212

$235,000

4 bd · 1.5 ba · 1,144 sqft · SingleFamily public records · 75 Days on market

Built 1956 0.35 ac lot $205/sqft · at area comps Est $243k · at est.

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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).

• Cash flow +10.5/30.0
• ARV discount +9.0/15.0
• Schools +5.8/10.0
• Livability +4.0/5.0
• 1% rule +3.1/10.0
• DSCR +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Bring your decorating ideas and get a great 4 BR, 1 1/2 bath ranch home on 1/3 acre corner lot. Desirable location in Brunswick school district. Enjoy the convenience of one-floor living in this home owned by the same family since it was built in 1956. Well maintained through the years but ready for cosmetic updates. Features include vaulted ceilings over main living area and handy half-bath off the larger bedroom. Seller is relocating and will need some time after closing to complete his move.

Key facts

• One-floor living
• Vaulted ceilings
• Corner lot

Tags

• CORNER LOT
• ONE-FLOOR LIVING
• VAULTED CEILINGS
• BRUNSWICK SCHOOL DISTRICT

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $235k.

Deal economics

• At list price, monthly cash flow is $-122 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $213k (9.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $190k (19.0% below list).
• Recommended offer: $190k (19.0% below list) — sets the bar for 1% rule.
• Cap rate 5.7% 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: schools A+, crime A+, cost of living 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.
• Market conditions: 181 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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

• It's been on market 75 days — a 6% lower offer ($221k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $190,287 (19.0% 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. It's been on market 75 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.81% ✗
• Cap rate: 5.67%
• Cash-on-cash: -2.22%
• DSCR: 0.90
• GRM: 10.3

CMA / ARV

• ARV (median comp): $243,315
• List price: $235,000
• Delta: -3.42%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4186 Saint James	0.12mi	4/1.5	1,144 (0%)	5mo	$244,000	$213	90
4117 St James Dr	0.12mi	4/1.5	1,144 (0%)	12mo	$250,000	$219	85
4259 Raymond Dr	0.17mi	4/1.0	1,144 (0%)	22mo	$180,000	$157	72
2042 Byron Dr	0.60mi	3/2.0 (-1)	1,144 (0%)	1mo	$245,000	$214	64
1727 Brintnall Dr	0.31mi	3/1.0 (-1)	1,248 (+9%)	8mo	$240,000	$192	57
4134 Laurel Rd	0.09mi	3/1.5 (-1)	1,004 (-12%)	20mo	$199,000	$198	54
2092 Byron Dr	0.67mi	3/1.5 (-1)	1,144 (0%)	20mo	$226,000	$198	47
3779 Laurel Rd	0.74mi	3/1.0 (-1)	1,107 (-3%)	18mo	$210,000	$190	38
4240 Oxford Dr	0.56mi	3/1.0 (-1)	1,025 (-10%)	20mo	$218,875	$214	33
1524 Andrea Dr	0.70mi	3/2.0 (-1)	977 (-15%)	8mo	$265,000	$271	30
1512 Harvard Dr	0.62mi	3/1.0 (-1)	1,304 (+14%)	19mo	$255,000	$196	25
1946 Rocklyn Dr	0.70mi	3/1.0 (-1)	1,300 (+14%)	18mo	$225,000	$173	23

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: -20.0%
• Equity multiple: 0.30×
• Total profit: $-45,805
• Equity at exit: $35,039

10-year hold

• IRR: -12.9%
• Equity multiple: 0.24×
• Total profit: $-49,752
• Equity at exit: $20,319

Cash invested: $65,800 (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: 181
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,903 medium
• Mortgage (P&I): −$1,232
• Tax from tax record: −$295 /mo · $3,537/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$400
• Net cashflow: $-122

Break-even live

Break-even rent $2,057

Max offer price $213,493

Occupancy floor —

Sensitivity live

Price	-10% $11	-5% $-55	+0% $-122	+5% $-188	+10% $-255
Rent	-10% $-272	-5% $-197	+0% $-122	+5% $-47	+10% $29
Rate	-1.0pp $-3	-0.5pp $-62	base $-122	+0.5pp $-183	+1.0pp $-245

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4095 Sleepy Hollow Rd Brunswick, OH	3.0	1.0	1124	$1,650	$1.47	15d	1	0.60mi
4241 Manhattan Ave Unit 4241 4 Brunswick, OH	3.0	1.5	926	$1,400	$1.51	44d	1	0.84mi

Listing history 16 events

1. 2026-06-21
   days on market $235,000 Active 75 DOM
2. 2026-06-18
   days on market $235,000 Active 72 DOM
3. 2026-06-17
   days on market $235,000 Active 71 DOM
4. 2026-06-16
   days on market $235,000 Active 70 DOM
5. 2026-06-15
   days on market $235,000 Active 69 DOM
6. 2026-06-13
   days on market $235,000 Active 67 DOM
7. 2026-06-13
   days on market $235,000 Active 66 DOM
8. 2026-06-09
   days on market $235,000 Active 63 DOM
9. 2026-06-08
   days on market $235,000 Active 62 DOM
10. 2026-06-07
    days on market $235,000 Active 61 DOM
11. 2026-06-05
    days on market $235,000 Active 58 DOM
12. 2026-06-03
    days on market $235,000 Active 57 DOM
13. 2026-06-02
    days on market $235,000 Active 56 DOM
14. 2026-06-01
    days on market $235,000 Active 55 DOM
15. 2026-05-31
    days on market $235,000 Active 54 DOM
16. 2026-04-06
    listed $235,000 Active 499-char remark

    Show marketing remark (499 chars)

    Bring your decorating ideas and get a great 4 BR, 1 1/2 bath ranch home on 1/3 acre corner lot. Desirable location in Brunswick school district. Enjoy the convenience of one-floor living in this home owned by the same family since it was built in 1956. Well maintained through the years but ready for cosmetic updates. Features include vaulted ceilings over main living area and handy half-bath off the larger bedroom. Seller is relocating and will need some time after closing to complete his move.

ⓘ 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: $3,537 · $295/mo
• Projected year-2 tax: $3,601 · $300/mo
• Expected delta: +$65/yr (+$5/mo · 1.8%)

ⓘ 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: $22,834
• − Mortgage interest: −$13,164
• − Property taxes: −$3,537
• − Insurance: −$1,175
• − Repairs & maintenance: −$1,827
• − Management: −$1,827
• − Depreciation: −$6,836
• Taxable loss: −$5,531
• Est. tax savings @ 24.0%: +$1,327
• After-tax cash flow: $-134/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

1 event — show timeline

• 2026-04-06 Listed $235,000 MLSNOW

Property tax history

+12.2%/yr

Latest (2025): $3,537 · +93.5% YoY. Source: county tax records.