598 Wabash Ave N · Brewster, OH 44613

$49,900

4 bd · 1.0 ba · 2,014 sqft · SingleFamily public records · 6 Days on market

Built 1912 7,501 sqft lot

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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 MLS

Century style house offers a ton of space, four bedrooms, main level laundry connection and two-car garage. Kitchen has spacious pantry and plenty of room to add additional cabinets. Investors are welcome! Location of this property would make for a great income-producing rental. This property is selling "as-is". Buyer to pay for all inspections and repairs.

Key facts

• 7,501 sq ft lot
• 2 garage spots
• Built 1912

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer
• Home design: 2-story home
• Construction: Wood siding; Asphalt/fiberglass roof
• Exterior features: Lot approximately 0.1722 acres

Interior

• Bathrooms: 1 full bathroom; 1 half bathroom; One main-level bathroom
• Heating & cooling: Forced air heating; Gas heating
• Interior features: Full basement

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $681 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).

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 $603 of equity ($345 loan paydown + $258 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 $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 9y 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 $26k; list at $50k implies a 92% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1912 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $49,900

Questions for the listing agent

1. Built in 1912 — 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: 2.62% ✓
• Cap rate: 22.66%
• Cash-on-cash: 58.45%
• DSCR: 3.60
• GRM: 3.2

CMA / ARV

• ARV (on-the-fly): $310,156
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
645 Tuscarawas Ave NW	0.16mi	3/1.5 (-1)	2,229 (+11%)	4mo	$205,000	$92	65
549 Mohican St NE	0.21mi	4/3.0	1,720 (-15%)	13mo	$182,000	$106	47
12336 Elton St SW	0.63mi	4/2.5	1,850 (-8%)	12mo	$610,000	$330	41
110 Washington Ave SW	0.67mi	3/2.5 (-1)	1,814 (-10%)	5mo	$280,000	$154	37

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: 60.7%
• Equity multiple: 4.09×
• Total profit: $43,134
• Equity at exit: $15,791

10-year hold

• IRR: 62.5%
• Equity multiple: 8.26×
• Total profit: $101,432
• Equity at exit: $20,053

Cash invested: $13,972 (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: 3.2×

Monthly cashflow live

• Estimated rent: $1,306 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$69 /mo · $826/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$274
• Net cashflow: $681

Break-even live

Break-even rent $445

Max offer price $49,900

Occupancy floor 43%

Sensitivity live

Price	-10% $709	-5% $695	+0% $681	+5% $666	+10% $652
Rent	-10% $577	-5% $629	+0% $681	+5% $732	+10% $784
Rate	-1.0pp $706	-0.5pp $693	base $681	+0.5pp $668	+1.0pp $654

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-15
   status $49,900 Pending 6 DOM
2. 2026-06-15
   days on market $49,900 Active 6 DOM
3. 2026-06-14
   days on market $49,900 Active 4 DOM
4. 2026-06-13
   days on market $49,900 Active 3 DOM
5. 2026-06-10
   remarks 221-char remark
6. 2026-06-10
   listed $49,900 Active 1 DOM

ⓘ 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: $826 · $69/mo
• Projected year-2 tax: $826 · $69/mo
• Expected delta: $0/yr ($0/mo · -0.0%)

ⓘ 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: $15,675
• − Mortgage interest: −$2,795
• − Property taxes: −$826
• − Insurance: −$250
• − Repairs & maintenance: −$1,254
• − Management: −$1,254
• − Depreciation: −$1,452
• Taxable income: $7,844
• Est. tax owed @ 24.0%: −$1,883
• After-tax cash flow: $6,284/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

+38.5% since first listed

6 events — show timeline

• 2026-06-09 Listed $49,900 MLSNOW
• 2017-09-08 Pending — MLSNOW
• 2017-09-08 Sold (MLS) $26,000 MLSNOW
• 2017-08-20 Contingent — MLSNOW
• 2017-08-17 Listed $35,000 MLSNOW
• 1987-08-20 Sold (Public Records) $36,027 Public Records

Property tax history

-2.3%/yr

Latest (2024): $826 · -11.3% YoY. Source: county tax records.