3415 Hanover Dr · Brimfield, OH 44240

$235,900

3 bd · 2.5 ba · 1,568 sqft · SingleFamily public records · 24 Days on market

Built 1960 9,748 sqft lot

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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 +13.1/30.0
• ARV discount +7.5/15.0
• Schools +5.6/10.0
• Rent growth +4.2/5.0
• DSCR +3.9/10.0
• 1% rule +3.7/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This beautiful Colonial is located in a quiet, friendly Brimfield neighborhood a few minutes south of Kent. The house is well maintained and move in ready. On the main floor is he spacious kitchen with a breakfast bar and a chalk wall as well as all new stainless steel appliances. It opens on to the separate dining room and adjoins the laundry room with front load washer and dryer. Also on the main floor is a large living room and a half bathroom. The upstairs includes a master bedroom suite with walk-in closet and full, upgraded bathroom, plus 2 more large bedrooms, another full bathroom and a bonus room that could be an office or closet. Outside boasts a large deck with a fully fenced-in yard, a garden, and an extra wide driveway. The single car garage comes with a workbench and plenty of shelving. New carpeting was installed in 2015. A new water heater was installed in 2016. New windows in 2014 & gutters with guards for easy maintenance. The roof was replaced in 2015. This is the o

Key facts

• Fenced-in backyard
• First-floor laundry
• Private ensuite bath

Tags

• FENCED-IN BACKYARD
• FULLY APPLIANCED KITCHEN
• FIRST-FLOOR LAUNDRY
• PRIVATE ENSUITE BATH
• ATTACHED ONE-CAR GARAGE

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $236k.

Deal economics

• At list price, monthly cash flow is $-7 ($-84/yr) — negative.
• To cash-flow at today's rent, offer at most $235k (0.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $205k (13.3% below list).
• Recommended offer: $205k (13.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 68/100 on livability (#584 in OH) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Field Local (rural): math 65% / reading 66% proficiency, ranked #198 of 656 in OH (top 30%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Brimfield Elementary School (math 69% / reading 62%, grade B+, #510 of 1,584 statewide, top 32%, 528 students, 38% FRL); Field Middle School (math 66% / reading 63%, grade A-, #205 of 654 statewide, top 34%, 444 students, 31% FRL); Field High School (math 52% / reading 72%, grade B-, #202 of 781 statewide, top 29%, 524 students, 24% FRL) — zoned schools at 31% FRL track the district average.
• Market conditions: Rents rising fast (+6.8%/yr); 143 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 196 units permitted in Portage County in 2024 (10 in 5+ unit buildings).
• This rent runs 43% of the median local income ($58k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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 24 days — a 2% lower offer ($232k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 22y ago; this cycle's ask has dropped $2.12M (90%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $130k; list at $236k implies a 82% gain — meaningful room to come down on a strong offer.

Recommended offer $204,596 (13.3% 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 1960 — 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 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?
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: 0.87% ✗
• Cap rate: 6.26%
• Cash-on-cash: -0.13%
• DSCR: 0.99
• GRM: 9.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 6.8% rent growth · sell at horizon

5-year hold

• IRR: -12.3%
• Equity multiple: 0.54×
• Total profit: $-30,523
• Equity at exit: $35,173

10-year hold

• IRR: 1.6%
• Equity multiple: 1.14×
• Total profit: $8,996
• Equity at exit: $20,396

Cash invested: $66,052 (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 44240

• Rents YoY: 6.8%
• Active inventory: 143
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $2,046 medium
• Mortgage (P&I): −$1,237
• Tax from tax record: −$288 /mo · $3,455/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$430
• Net cashflow: $-7

Break-even live

Break-even rent $2,055

Max offer price $234,666

Occupancy floor 95%

Sensitivity live

Price	-10% $127	-5% $60	+0% $-7	+5% $-74	+10% $-141
Rent	-10% $-169	-5% $-88	+0% $-7	+5% $74	+10% $155
Rate	-1.0pp $112	-0.5pp $53	base $-7	+0.5pp $-68	+1.0pp $-130

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: $58,975
• Closing costs: $7,077
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1100 Huckleberry Ln Kent, OH	2.0	2.0	1620	$2,947	$1.82	15d	1	1.38mi

Listing history 27 events

1. 2026-06-14
   statusdays on market $235,900 Pending 24 DOM
2. 2026-06-10
   days on market $235,900 Contingent 23 DOM
3. 2026-06-09
   days on market $235,900 Contingent 22 DOM
4. 2026-06-08
   days on market $235,900 Contingent 21 DOM
5. 2026-06-07
   days on market $235,900 Contingent 20 DOM
6. 2026-06-05
   days on market $235,900 Contingent 17 DOM
7. 2026-06-03
   days on market $235,900 Contingent 16 DOM
8. 2026-06-02
   days on market $235,900 Contingent 15 DOM
9. 2026-06-01
   days on market $235,900 Contingent 14 DOM
10. 2026-05-31
    days on market $235,900 Contingent 13 DOM
11. 2026-05-31
    statusdays on market $235,900 Contingent 12 DOM
12. 2026-04-12
    status Pending
13. 2026-04-04
    price $235,900
14. 2026-04-04
    listed $2,359,000 Active
15. 2018-01-08
    soldstatus $129,900 Sold 1005-char remark

    Show marketing remark (1005 chars)

    This beautiful Colonial is located in a quiet, friendly Brimfield neighborhood a few minutes south of Kent. The house is well maintained and move in ready. On the main floor is he spacious kitchen with a breakfast bar and a chalk wall as well as all new stainless steel appliances. It opens on to the separate dining room and adjoins the laundry room with front load washer and dryer. Also on the main floor is a large living room and a half bathroom. The upstairs includes a master bedroom suite with walk-in closet and full, upgraded bathroom, plus 2 more large bedrooms, another full bathroom and a bonus room that could be an office or closet. Outside boasts a large deck with a fully fenced-in yard, a garden, and an extra wide driveway. The single car garage comes with a workbench and plenty of shelving. New carpeting was installed in 2015. A new water heater was installed in 2016. New windows in 2014 & gutters with guards for easy maintenance. The roof was replaced in 2015. This is the o

16. 2017-12-29
    soldstatus $144,875
17. 2017-11-24
    status Pending 1005-char remark

    Show marketing remark (1005 chars)

    This beautiful Colonial is located in a quiet, friendly Brimfield neighborhood a few minutes south of Kent. The house is well maintained and move in ready. On the main floor is he spacious kitchen with a breakfast bar and a chalk wall as well as all new stainless steel appliances. It opens on to the separate dining room and adjoins the laundry room with front load washer and dryer. Also on the main floor is a large living room and a half bathroom. The upstairs includes a master bedroom suite with walk-in closet and full, upgraded bathroom, plus 2 more large bedrooms, another full bathroom and a bonus room that could be an office or closet. Outside boasts a large deck with a fully fenced-in yard, a garden, and an extra wide driveway. The single car garage comes with a workbench and plenty of shelving. New carpeting was installed in 2015. A new water heater was installed in 2016. New windows in 2014 & gutters with guards for easy maintenance. The roof was replaced in 2015. This is the o

18. 2017-10-23
    listed $134,900 Active 1005-char remark

    Show marketing remark (1005 chars)

    This beautiful Colonial is located in a quiet, friendly Brimfield neighborhood a few minutes south of Kent. The house is well maintained and move in ready. On the main floor is he spacious kitchen with a breakfast bar and a chalk wall as well as all new stainless steel appliances. It opens on to the separate dining room and adjoins the laundry room with front load washer and dryer. Also on the main floor is a large living room and a half bathroom. The upstairs includes a master bedroom suite with walk-in closet and full, upgraded bathroom, plus 2 more large bedrooms, another full bathroom and a bonus room that could be an office or closet. Outside boasts a large deck with a fully fenced-in yard, a garden, and an extra wide driveway. The single car garage comes with a workbench and plenty of shelving. New carpeting was installed in 2015. A new water heater was installed in 2016. New windows in 2014 & gutters with guards for easy maintenance. The roof was replaced in 2015. This is the o

19. 2015-07-21
    soldstatus $124,000 Sold 906-char remark

    Show marketing remark (906 chars)

    Located in Brimfield. Beautifully updated Colonial! All you have to do is move right in! Everything has been done for you! New carpeting installed, Freshly painted interior. Updated bathrooms. New windows & gutters. Updated electric, City sewer & water! The spacious kitchen (all appliances included) has a breakfast bar with a chalk wall perfect for homework time and is open to the roomy dining room. Also on the main floor is a huge living room, laundry room & a half bathroom. The upstairs includes a master bedroom suite with walk-in closet and full, upgraded bathroom, plus 2 more large bedrooms, another full bathroom & a cozy office! Outside boasts a huge deck with a fully fenced-in yard, extra wide driveway & immaculate garage. New central air conditioner purchased, but not installed, is included. This is the only colonial in the neighborhood, it wont last long!

20. 2015-07-21
    soldstatus $124,000

    Show marketing remark (906 chars)

    Located in Brimfield. Beautifully updated Colonial! All you have to do is move right in! Everything has been done for you! New carpeting installed, Freshly painted interior. Updated bathrooms. New windows & gutters. Updated electric, City sewer & water! The spacious kitchen (all appliances included) has a breakfast bar with a chalk wall perfect for homework time and is open to the roomy dining room. Also on the main floor is a huge living room, laundry room & a half bathroom. The upstairs includes a master bedroom suite with walk-in closet and full, upgraded bathroom, plus 2 more large bedrooms, another full bathroom & a cozy office! Outside boasts a huge deck with a fully fenced-in yard, extra wide driveway & immaculate garage. New central air conditioner purchased, but not installed, is included. This is the only colonial in the neighborhood, it wont last long!

21. 2015-06-04
    status Pending 906-char remark

    Show marketing remark (906 chars)

    Located in Brimfield. Beautifully updated Colonial! All you have to do is move right in! Everything has been done for you! New carpeting installed, Freshly painted interior. Updated bathrooms. New windows & gutters. Updated electric, City sewer & water! The spacious kitchen (all appliances included) has a breakfast bar with a chalk wall perfect for homework time and is open to the roomy dining room. Also on the main floor is a huge living room, laundry room & a half bathroom. The upstairs includes a master bedroom suite with walk-in closet and full, upgraded bathroom, plus 2 more large bedrooms, another full bathroom & a cozy office! Outside boasts a huge deck with a fully fenced-in yard, extra wide driveway & immaculate garage. New central air conditioner purchased, but not installed, is included. This is the only colonial in the neighborhood, it wont last long!

22. 2015-05-18
    historical Contingent 906-char remark

    Show marketing remark (906 chars)

    Located in Brimfield. Beautifully updated Colonial! All you have to do is move right in! Everything has been done for you! New carpeting installed, Freshly painted interior. Updated bathrooms. New windows & gutters. Updated electric, City sewer & water! The spacious kitchen (all appliances included) has a breakfast bar with a chalk wall perfect for homework time and is open to the roomy dining room. Also on the main floor is a huge living room, laundry room & a half bathroom. The upstairs includes a master bedroom suite with walk-in closet and full, upgraded bathroom, plus 2 more large bedrooms, another full bathroom & a cozy office! Outside boasts a huge deck with a fully fenced-in yard, extra wide driveway & immaculate garage. New central air conditioner purchased, but not installed, is included. This is the only colonial in the neighborhood, it wont last long!

23. 2015-05-12
    price $127,000 906-char remark

    Show marketing remark (906 chars)

    Located in Brimfield. Beautifully updated Colonial! All you have to do is move right in! Everything has been done for you! New carpeting installed, Freshly painted interior. Updated bathrooms. New windows & gutters. Updated electric, City sewer & water! The spacious kitchen (all appliances included) has a breakfast bar with a chalk wall perfect for homework time and is open to the roomy dining room. Also on the main floor is a huge living room, laundry room & a half bathroom. The upstairs includes a master bedroom suite with walk-in closet and full, upgraded bathroom, plus 2 more large bedrooms, another full bathroom & a cozy office! Outside boasts a huge deck with a fully fenced-in yard, extra wide driveway & immaculate garage. New central air conditioner purchased, but not installed, is included. This is the only colonial in the neighborhood, it wont last long!

24. 2015-05-11
    listed $129,900 Active 906-char remark

    Show marketing remark (906 chars)

    Located in Brimfield. Beautifully updated Colonial! All you have to do is move right in! Everything has been done for you! New carpeting installed, Freshly painted interior. Updated bathrooms. New windows & gutters. Updated electric, City sewer & water! The spacious kitchen (all appliances included) has a breakfast bar with a chalk wall perfect for homework time and is open to the roomy dining room. Also on the main floor is a huge living room, laundry room & a half bathroom. The upstairs includes a master bedroom suite with walk-in closet and full, upgraded bathroom, plus 2 more large bedrooms, another full bathroom & a cozy office! Outside boasts a huge deck with a fully fenced-in yard, extra wide driveway & immaculate garage. New central air conditioner purchased, but not installed, is included. This is the only colonial in the neighborhood, it wont last long!

25. 2005-04-05
    soldstatus $108,500
26. 2005-03-31
    soldstatus $108,500
27. 2004-10-07
    listed $115,000

ⓘ 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: $3,455 · $288/mo
• Projected year-2 tax: $3,568 · $297/mo
• Expected delta: +$113/yr (+$9/mo · 3.3%)

ⓘ 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 · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,552
• − Mortgage interest: −$13,214
• − Property taxes: −$3,455
• − Insurance: −$1,180
• − Repairs & maintenance: −$1,964
• − Management: −$1,964
• − Depreciation: −$6,863
• Taxable loss: −$4,088
• Est. tax savings @ 24.0%: +$981
• After-tax cash flow: $897/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: Field Local
• NCES district ID: 3904919
• Math proficiency: 65% ▼ -9.00%
• Reading proficiency: 66% ▼ -8.00%
• Median HH income: $54,727
• Composite: 56.09/100
• National rank: #1183
• State rank: #198 of 656 in OH

Livability — Brimfield

• Score: 68/100
• State rank: #584
• US rank: #9960

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment B Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Brimfield, OH
• County: Portage County · 70,400 people
• Metro: Akron, OH
• Population (ZIP): 37,788
• Household income: $57,627
• Rent vs Own: 49.5% rent · 50.5% own
• Severe rent burden: 2634.0

Population outlook (Portage County) Hauer SSP2

• Today (2025): 166,109 people
• By 2030: 167,752 · +1.0%
• By 2040: 168,640 · +1.5%
• By 2050: 167,469 · +0.8%
• By 2075: 170,131 · +2.4%
• By 2100: 167,958 · +1.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Two or more races 6% Black 6% Asian 4% Hispanic / Latino 3%
• Common ancestry: Romanian 7% Slovak 2% Italian 2%
• Foreign-born: 7% · Canada, China
• Languages at home: 92% English-only · Other Indo-European 2% Arabic 2% Other Asian/Pacific 1%

Political lean MEDSL · Portage

• 2024 margin: R (+15.5) · D 41.8% · R 57.3%
• 2008→2024 swing: -24.5pp toward R · 2008: 9.0pp · 2024: -15.5pp
• All cycles: 2024: R+15.5 2020: R+12.5 2016: R+10.2 2012: D+4.9 2008: D+9.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -162.04%
• Current HPI: 189.3174
• Rent YoY: ▲ 6.80%
• Metro: Akron, 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

+105.1% since first listed

16 events — show timeline

• 2026-04-12 Pending — MLSNOW
• 2026-04-04 Price Changed $235,900 MLSNOW
• 2026-04-04 Listed $2,359,000 MLSNOW
• 2018-01-08 Sold (MLS) $129,900 MLSNOW
• 2017-12-29 Sold (Public Records) $144,875 Public Records
• 2017-11-24 Pending — MLSNOW
• 2017-10-23 Listed $134,900 MLSNOW
• 2015-07-21 Sold (Public Records) $124,000 Public Records
• 2015-07-21 Sold (MLS) $124,000 MLSNOW
• 2015-06-04 Pending — MLSNOW
• 2015-05-18 Contingent — MLSNOW
• 2015-05-12 Price Changed $127,000 MLSNOW
• 2015-05-11 Listed $129,900 MLSNOW
• 2005-04-05 Sold (MLS) $108,500 MLSNOW
• 2005-03-31 Sold (Public Records) $108,500 Public Records
• 2004-10-07 Listed $115,000 MLSNOW

Property tax history

+4.5%/yr

Latest (2025): $3,455 · +2.5% YoY. Source: county tax records.