134 Harmon Ave NE · Brewster, OH 44613

$39,900

1 bd · 1.0 ba · 566 sqft · SingleFamily public records · 7 Days on market

Built 1915 3,998 sqft lot $70/sqft · 51% below area

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Why this score? — see what drove the B+ 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.3/10.0
• Schools +4.7/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Small one bed, one bath in Brewster. This home needs some love, but would be a great opportunity in a desired school district. Home has had some updates including a new hot water tank and brand new gas furnace. Priced to sell, set up your showing today.

Key facts

• Hot water tank
• Gas furnace
• 3,998 sq ft lot

Tags

• HOT WATER TANK
• GAS FURNACE
• DESIRED SCHOOL DISTRICT

Property features AI

Finance

• Financial info: Annual tax amount reported

Exterior

• Parking: On-street parking
• Utilities: Public water service; Public sewer service
• Home design: Single-story residence
• Construction: Vinyl siding exterior; Asphalt/fiberglass roof
• Exterior features: Lot approximately 0.0918 acres; Public sewer; Public water

Interior

• Bedrooms: One main-level bedroom
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Forced air gas heating; Wall cooling unit(s)
• Interior features: Basement with exterior entry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $40k.

Deal economics

• At list price, monthly cash flow is $548 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $40k).

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; 528 units permitted in Stark County in 2024 (84 in 5+ unit buildings).

Forward outlook

• In year one you build about $482 of equity ($276 loan paydown + $206 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 $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1915 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $39,900

Questions for the listing agent

1. Built in 1915 — 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 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?
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: 2.55% ✓
• Cap rate: 22.79%
• Cash-on-cash: 58.91%
• DSCR: 3.62
• GRM: 3.3

CMA / ARV

• ARV (median comp): $80,905
• List price: $39,900
• Delta: -50.68%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
134 Harmon Ave NE	0.00mi	1/1.0	566 (0%)	1mo	$45,000	$80	99

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: 61.2%
• Equity multiple: 4.11×
• Total profit: $34,747
• Equity at exit: $12,626

10-year hold

• IRR: 62.9%
• Equity multiple: 8.31×
• Total profit: $81,613
• Equity at exit: $16,035

Cash invested: $11,172 (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: 3.3×

Monthly cashflow live

• Estimated rent: $1,017 medium
• Mortgage (P&I): −$209
• Tax from tax record: −$29 /mo · $345/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$213
• Net cashflow: $548

Break-even live

Break-even rent $322

Max offer price $39,900

Occupancy floor 41%

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: $9,975
• Closing costs: $1,197
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-05-09
   status Pending 253-char remark
2. 2026-05-06
   price $39,900 253-char remark
3. 2026-05-02
   listed $49,900 Active 253-char remark
4. 1988-09-13
   soldstatus $16,000
5. 1988-09-13
   soldstatus $16,000
6. 1986-05-02
   soldstatus $16,000

ⓘ 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: $345 · $29/mo
• Projected year-2 tax: $484 · $40/mo
• Expected delta: +$139/yr (+$12/mo · 40.3%)

ⓘ 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 ≥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: $12,198
• − Mortgage interest: −$2,235
• − Property taxes: −$345
• − Insurance: −$200
• − Repairs & maintenance: −$976
• − Management: −$976
• − Depreciation: −$1,161
• Taxable income: $6,307
• Est. tax owed @ 24.0%: −$1,514
• After-tax cash flow: $5,068/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

+168.8% since first listed

8 events — show timeline

• 2026-05-22 Sold (Public Records) $43,000 Public Records
• 2026-05-22 Sold (MLS) $45,000 MLSNOW
• 2026-05-09 Pending — MLSNOW
• 2026-05-06 Price Changed $39,900 MLSNOW
• 2026-05-02 Listed $49,900 MLSNOW
• 1988-09-13 Sold (Public Records) $16,000 Public Records
• 1988-09-13 Sold (Public Records) $16,000 Public Records
• 1986-05-02 Sold (Public Records) $16,000 Public Records

Property tax history

-2.5%/yr

Latest (2024): $345 · -18.9% YoY. Source: county tax records.