982 Hadcock Rd · Brunswick, OH 44212

$164,900

3 bd · 1.5 ba · 1,118 sqft · SingleFamily public records · 59 Days on market

Built 1971 5,536 sqft lot $147/sqft · 34% below area Est $250k · 34% under ↓ 3% since listing

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Why this score? — see what drove the C 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 +17.1/30.0
• ARV discount +15.0/15.0
• Schools +5.8/10.0
• DSCR +5.3/10.0
• 1% rule +4.6/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Three bedrooms, with 1/2 bath in bedroom 1. Full basement. Property selling as is with no repairs by Seller.

Key facts

• 5,536 sq ft lot
• Parking
• Built 1971

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $115 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $158k (4.1% below list).
• Recommended offer: $158k (4.1% below list) — sets the bar for 1% rule.
• Cap rate 7.1% 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 8d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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.

Recommended offer $158,086 (4.1% below list)

Questions for the listing agent

1. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 4% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — 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. 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.
6. 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.
7. 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: 0.96% ✗
• Cap rate: 7.13%
• Cash-on-cash: 2.99%
• DSCR: 1.13
• GRM: 8.7

CMA / ARV

• ARV (median comp): $250,431
• List price: $164,900
• Delta: -34.15%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3795 Bramblewood Dr	0.09mi	3/2.0	1,120 (+0%)	3mo	$218,000	$195	91
3802 Bramblewood Dr	0.10mi	4/1.5 (+1)	1,106 (-1%)	1mo	$300,000	$271	88
3715 Bramblewood Dr	0.23mi	3/1.5	1,176 (+5%)	6mo	$240,000	$204	76
3796 Sanford Dr	0.55mi	3/1.0	1,053 (-6%)	3mo	$230,000	$218	60
1285 Hadcock Rd	0.57mi	2/2.0 (-1)	1,125 (+1%)	6mo	$250,000	$222	60
699 Hadcock Rd	0.54mi	3/1.0	988 (-12%)	0mo	$197,000	$199	53
731 East Dr	0.53mi	3/1.0	988 (-12%)	9mo	$240,000	$243	47
648 Richie Dr	0.68mi	3/1.0	988 (-12%)	0mo	$210,000	$213	47
1318 Gary Blvd	0.73mi	3/1.0	1,198 (+7%)	9mo	$275,000	$230	45
4195 Middlebrook Cv	0.69mi	2/2.0 (-1)	1,225 (+10%)	3mo	$245,000	$200	43
615 West Dr	0.72mi	3/1.0	988 (-12%)	6mo	$245,000	$248	40
1111 Lake Meadow Ln	0.75mi	2/2.0 (-1)	1,225 (+10%)	4mo	$238,000	$194	39

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: -11.6%
• Equity multiple: 0.58×
• Total profit: $-19,378
• Equity at exit: $24,587

10-year hold

• IRR: -2.4%
• Equity multiple: 0.84×
• Total profit: $-7,363
• Equity at exit: $14,258

Cash invested: $46,172 (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 44212

• Active inventory: 175
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,581 high
• Mortgage (P&I): −$865
• Tax from tax record: −$200 /mo · $2,405/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$332
• Net cashflow: $115

Break-even live

Break-even rent $1,435

Max offer price $164,900

Occupancy floor 88%

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: $41,225
• Closing costs: $4,947
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1300 Cross Creek Dr Brunswick, OH	1.0–2.0	1.0	965	$1,575	$1.63	1d	1	0.55mi
1299 Old Eagle Dr Brunswick, OH	2.0	1.0	750	$995	$1.33	7d	1	0.93mi
4241 Manhattan Ave Unit 4241 6 Brunswick, OH	2.0	1.0	795	$1,300	$1.64	23d	1	1.13mi
4241 Manhattan Ave Unit 4241 4 Brunswick, OH	3.0	1.5	926	$1,400	$1.51	43d	1	1.13mi
649 Maplewood Ave Brunswick, OH	3.0	1.0	888	$1,650	$1.86	43d	1	1.35mi
4257 N Shire Ln Brunswick, OH	2.0	2.0	1286	$1,825	$1.42	1d	1	1.40mi
1474 S Carpenter Rd Brunswick, OH	1.0–2.0	1.0	800	$1,245	$1.56	1d	9	1.45mi

Listing history 6 events

1. 2026-05-02
   price $164,900 108-char remark

   Show marketing remark (108 chars)

   Three bedrooms, with 1/2 bath in bedroom 1. Full basement. Property selling as is with no repairs by Seller.

2. 2026-03-21
   listed $169,900 Active 108-char remark

   Show marketing remark (108 chars)

   Three bedrooms, with 1/2 bath in bedroom 1. Full basement. Property selling as is with no repairs by Seller.

3. 2025-09-26
   historical
4. 2025-07-11
   status Active
5. 2025-06-18
   status Pending
6. 2025-05-30
   listed $169,900 Active

ⓘ 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: $2,405 · $200/mo
• Projected year-2 tax: $2,489 · $207/mo
• Expected delta: +$84/yr (+$7/mo · 3.5%)

ⓘ 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: $18,970
• − Mortgage interest: −$9,237
• − Property taxes: −$2,405
• − Insurance: −$824
• − Repairs & maintenance: −$1,518
• − Management: −$1,518
• − Depreciation: −$4,797
• Taxable loss: −$1,329
• Est. tax savings @ 24.0%: +$319
• After-tax cash flow: $1,699/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

-2.9% since first listed

6 events — show timeline

• 2026-05-02 Price Changed $164,900 MLSNOW
• 2026-03-21 Listed $169,900 MLSNOW
• 2025-09-26 Listing Removed — MLSNOW
• 2025-07-11 Relisted — MLSNOW
• 2025-06-18 Pending — MLSNOW
• 2025-05-30 Listed $169,900 MLSNOW

Property tax history

+11.1%/yr

Latest (2025): $2,405 · +8.1% YoY. Source: county tax records.