3713 Grafton Rd · Brunswick, OH 44212

$230,000

3 bd · 1.0 ba · 1,398 sqft · SingleFamily public records · 20 Days on market

Built 1960 0.41 ac lot Est $296k · 22% under

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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).

• ARV discount +15.0/15.0
• Cash flow +12.1/30.0
• Schools +5.8/10.0
• Livability +4.0/5.0
• 1% rule +3.7/10.0
• DSCR +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

NOT a short sale! This 3 BR ranch is conveniently located and offers a great opportunity to get in to a solid home. All existing appliances stay including a summer kitchen in the basement. Needs some TLC (paint/carpet) & updates but offers a great value. Buy now with possible 3.5% down and get that first time buyer tax credit if closed before December 1!

Key facts

• 0.41 acre lot
• 2 garage spots
• Built 1960

Property features AI

Exterior

• Parking: Attached 2-car garage; Driveway; Concrete surfaces; Garage door opener; Electricity to garage
• Utilities: Public water; Public sewer
• Home design: Single-story home; Vinyl siding exterior; Asphalt roof
• Construction: Built (year per public records); Vinyl siding construction; Asphalt roof; Full basement (partially finished)
• Exterior features: Covered patio; Back yard

Interior

• Bedrooms: 3 main-level bedrooms
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Gas heating; Central air conditioning
• Interior features: Full, partially finished basement
• Laundry & utility: Laundry in the basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $-51 ($-611/yr) — negative.
• To cash-flow at today's rent, offer at most $221k (3.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $199k (13.3% below list).
• Recommended offer: $199k (13.3% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 2.9% 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: 175 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 20 days — a 2% lower offer ($227k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 17y 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 $102k; list at $230k implies a 125% gain — meaningful room to come down on a strong offer.

Recommended offer $199,459 (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 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?
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: 6.03%
• Cash-on-cash: -0.95%
• DSCR: 0.96
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $296,376
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
683 East Dr	0.44mi	3/1.0	1,368 (-2%)	7mo	$255,000	$186	70
3537 Francis Blvd	0.43mi	3/2.0	1,314 (-6%)	11mo	$227,000	$173	57
3471 Spencer Ln	0.51mi	3/2.5	1,300 (-7%)	4mo	$324,900	$250	55
3509 Jerrold Blvd	0.52mi	4/2.0 (+1)	1,440 (+3%)	10mo	$305,000	$212	53
3408 Spencer Ln	0.63mi	3/3.0	1,304 (-7%)	2mo	$310,000	$238	50
3915 Claythorne Pl	0.51mi	3/2.0	1,304 (-7%)	16mo	$290,000	$222	47
3883 Grafton Rd	0.32mi	3/2.0	1,600 (+14%)	14mo	$350,000	$219	45
827 Pennys Dr	0.57mi	3/1.5	1,245 (-11%)	14mo	$265,900	$214	41
876 Hadcock Rd	0.71mi	3/1.5	1,582 (+13%)	2mo	$255,000	$161	41
3461 Nantucket Cv	0.49mi	2/2.0 (-1)	1,548 (+11%)	12mo	$280,000	$181	40
4067 Cherokee Trl	0.69mi	3/1.5	1,276 (-9%)	14mo	$268,000	$210	40
3449 Nantucket Cv	0.50mi	2/2.0 (-1)	1,523 (+9%)	18mo	$319,000	$209	38

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: -17.8%
• Equity multiple: 0.37×
• Total profit: $-40,462
• Equity at exit: $34,294

10-year hold

• IRR: -9.9%
• Equity multiple: 0.39×
• Total profit: $-39,197
• Equity at exit: $19,886

Cash invested: $64,400 (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: 175
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,995 high
• Mortgage (P&I): −$1,206
• Tax from tax record: −$325 /mo · $3,896/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$419
• Net cashflow: $-51

Break-even live

Break-even rent $2,059

Max offer price $221,000

Occupancy floor 98%

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
649 Maplewood Ave Brunswick, OH	3.0	1.0	888	$1,650	$1.86	43d	1	0.94mi
655 Almas Ct Brunswick, OH	2.0	2.5	1572	$1,900	$1.21	43d	1	1.08mi
88 Fox Hollow Ln Brunswick, OH	2.0–3.0	2.0	1453	$2,950	$2.03	1d	1	1.11mi
16583 Sunwood Oval Strongsville, OH	2.0	2.5	1684	$1,999	$1.19	43d	1	1.14mi
4257 N Shire Ln Brunswick, OH	2.0	2.0	1286	$1,825	$1.42	1d	1	1.16mi
252 Cider Mill Ln Brunswick, OH	2.0	2.0	1195	$2,050	$1.72	1d	1	1.20mi
1300 Cross Creek Dr Brunswick, OH	1.0–2.0	1.0	965	$1,575	$1.63	1d	1	1.42mi

Listing history 15 events

1. 2026-06-18
   days on market $230,000 Active 20 DOM
2. 2026-06-17
   days on market $230,000 Active 19 DOM
3. 2026-06-16
   days on market $230,000 Active 18 DOM
4. 2026-06-15
   days on market $230,000 Active 17 DOM
5. 2026-06-13
   days on market $230,000 Active 15 DOM
6. 2026-06-13
   days on market $230,000 Active 14 DOM
7. 2026-06-10
   price $230,000 Active 11 DOM
8. 2026-06-09
   days on market $239,000 Active 11 DOM
9. 2026-06-08
   days on market $239,000 Active 10 DOM
10. 2026-06-07
    days on market $239,000 Active 9 DOM
11. 2026-06-05
    days on market $239,000 Active 6 DOM
12. 2026-06-03
    days on market $239,000 Active 5 DOM
13. 2026-06-02
    days on market $239,000 Active 4 DOM
14. 2026-06-01
    days on market $239,000 Active 3 DOM
15. 2026-05-31
    days on market $239,000 Active 2 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: $3,896 · $325/mo
• Projected year-2 tax: $3,896 · $325/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 2/10 Low 7 d/yr ≥96°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: $23,935
• − Mortgage interest: −$12,884
• − Property taxes: −$3,896
• − Insurance: −$1,150
• − Repairs & maintenance: −$1,915
• − Management: −$1,915
• − Depreciation: −$6,691
• Taxable loss: −$4,515
• Est. tax savings @ 24.0%: +$1,084
• After-tax cash flow: $472/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

+134.3% since first listed

4 events — show timeline

• 2026-05-29 Listed $239,000 MLSNOW
• 2009-11-18 Sold (Public Records) $102,000 Public Records
• 2009-11-18 Sold (MLS) $102,000 MLSNOW
• 2009-06-30 Listed $102,000 MLSNOW

Property tax history

+8.8%/yr

Latest (2025): $3,896 · +6.7% YoY. Source: county tax records.