3800 Grace Dr · Brimfield, OH 44240

$279,900

4 bd · 3.0 ba · 2,392 sqft · MultiFamily public records · 77 Days on market

Built 1981 0.92 ac 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
• Schools +5.6/10.0
• Rent growth +4.2/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Turn-key side-by-side duplex offering an incredible opportunity for both owner-occupants and investors with one unit currently being vacant. Each unit features 4 bedrooms and 1.5 baths, along with a spacious living room, an eat-in kitchen, convenient first-floor laundry and exterior patios overlooking a peaceful, wooded lot. Situated on nearly an acre at the end of a dead-end street, this property provides privacy and space while still being close to everyday amenities. Tenants are currently month-to-month, with rents at $1,400 and $1,350, offering immediate income potential with flexibility for future plans. Recent updates include new siding and gutters, making this a truly move-in ready, low-maintenance investment!

Key facts

• Side-by-side duplex
• Wooded lot
• Exterior patios

Tags

• SIDE-BY-SIDE DUPLEX
• SPACIOUS LIVING ROOM
• EAT-IN KITCHEN
• FIRST-FLOOR LAUNDRY
• EXTERIOR PATIOS
• WOODED LOT

What this means for you Summary

Snapshot

• This is a 2 × 4.0-bed/1.5-bath units multifamily listed at $280k.

Deal economics

• At list price, monthly cash flow is $1k ($18k/yr) — positive. Per door: $730/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $280k).
• Recommended offer: $263k (6.0% below list) — sets the bar for market timing.

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: schools F, amenities F, commute 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.
• Market conditions: Rents rising fast (+6.8%/yr); 139 active listings in the ZIP; 196 units permitted in Portage County in 2024 (10 in 5+ unit buildings).
• At $4,338/mo this rent would consume 90% of the median local household income ($58k/yr) (locally 2634% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 6.8% rent growth), your $78k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 77 days — a 6% lower offer ($263k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 25y ago; this cycle's ask has dropped $19k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $190k; 47% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $263,106 (6.0% below list)

Questions for the listing agent

1. It's been on market 77 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.55% ✓
• Cap rate: 13.09%
• Cash-on-cash: 24.28%
• DSCR: 2.08
• GRM: 5.4

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: 19.5%
• Equity multiple: 1.83×
• Total profit: $64,974
• Equity at exit: $41,734

10-year hold

• IRR: 30.3%
• Equity multiple: 4.23×
• Total profit: $253,125
• Equity at exit: $24,201

Cash invested: $78,372 (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: 139
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $4,338 medium
• Mortgage (P&I): −$1,468
• Tax from tax record: −$257 /mo · $3,081/yr
• Insurance: −$117
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$911
• Net cashflow: $1,461

Break-even live

Break-even rent $2,489

Max offer price $279,900

Occupancy floor 61%

Sensitivity live

Price	-10% $1,619	-5% $1,540	+0% $1,461	+5% $1,381	+10% $1,302
Rent	-10% $1,118	-5% $1,289	+0% $1,461	+5% $1,632	+10% $1,803
Rate	-1.0pp $1,602	-0.5pp $1,532	base $1,461	+0.5pp $1,388	+1.0pp $1,314

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	4.0	1.5	$4,338
Total (2 units)			$4,338

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: $69,975
• Closing costs: $8,397
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-18
   days on market $279,900 Active 77 DOM
2. 2026-06-17
   days on market $279,900 Active 76 DOM
3. 2026-06-16
   days on market $279,900 Active 75 DOM
4. 2026-06-15
   days on market $279,900 Active 74 DOM
5. 2026-06-14
   days on market $279,900 Active 72 DOM
6. 2026-06-10
   days on market $279,900 Active 69 DOM
7. 2026-06-09
   days on market $279,900 Active 68 DOM
8. 2026-06-08
   days on market $279,900 Active 67 DOM
9. 2026-06-07
   days on market $279,900 Active 66 DOM
10. 2026-06-05
    days on market $279,900 Active 63 DOM
11. 2026-06-03
    days on market $279,900 Active 62 DOM
12. 2026-06-02
    days on market $279,900 Active 61 DOM
13. 2026-06-01
    days on market $279,900 Active 60 DOM
14. 2026-05-31
    days on market $279,900 Active 59 DOM
15. 2026-05-31
    days on market $279,900 Active 58 DOM
16. 2026-05-14
    price $279,900 726-char remark

    Show marketing remark (726 chars)

    Turn-key side-by-side duplex offering an incredible opportunity for both owner-occupants and investors with one unit currently being vacant. Each unit features 4 bedrooms and 1.5 baths, along with a spacious living room, an eat-in kitchen, convenient first-floor laundry and exterior patios overlooking a peaceful, wooded lot. Situated on nearly an acre at the end of a dead-end street, this property provides privacy and space while still being close to everyday amenities. Tenants are currently month-to-month, with rents at $1,400 and $1,350, offering immediate income potential with flexibility for future plans. Recent updates include new siding and gutters, making this a truly move-in ready, low-maintenance investment!

17. 2026-04-16
    price $289,000 726-char remark

    Show marketing remark (726 chars)

    Turn-key side-by-side duplex offering an incredible opportunity for both owner-occupants and investors with one unit currently being vacant. Each unit features 4 bedrooms and 1.5 baths, along with a spacious living room, an eat-in kitchen, convenient first-floor laundry and exterior patios overlooking a peaceful, wooded lot. Situated on nearly an acre at the end of a dead-end street, this property provides privacy and space while still being close to everyday amenities. Tenants are currently month-to-month, with rents at $1,400 and $1,350, offering immediate income potential with flexibility for future plans. Recent updates include new siding and gutters, making this a truly move-in ready, low-maintenance investment!

18. 2026-04-02
    listed $299,000 Active 726-char remark

    Show marketing remark (726 chars)

    Turn-key side-by-side duplex offering an incredible opportunity for both owner-occupants and investors with one unit currently being vacant. Each unit features 4 bedrooms and 1.5 baths, along with a spacious living room, an eat-in kitchen, convenient first-floor laundry and exterior patios overlooking a peaceful, wooded lot. Situated on nearly an acre at the end of a dead-end street, this property provides privacy and space while still being close to everyday amenities. Tenants are currently month-to-month, with rents at $1,400 and $1,350, offering immediate income potential with flexibility for future plans. Recent updates include new siding and gutters, making this a truly move-in ready, low-maintenance investment!

19. 2022-04-05
    soldstatus $190,000
20. 2022-04-01
    soldstatus $190,000 Closed 756-char remark

    Show marketing remark (756 chars)

    Update Twinplex 4 Bedrooms 1 - 1/2 bath each unit. 3800 Grace currently vacant for easy showing. Ready to rent, freshly painted and new carpet thru-out. Well water. Water softener owned by seller Installed 3-2020 located in 3802. Owner provides salt for the softener. Sewer pump 3-2016. Furnaces both replaced 12-2006. Roof 11-2012. Owner pays Portage County Sewer $247.13 quarterly, trash pick-up $30.50 per month and lawn care. Tenant pays electric and gas. 3802 Grace rented PHMA $975 - Currently PMHA pays all rent. Photos of 3802 taken prior to tenant moving in 11-2020. Property is in a Flood Zone if Buyer is financing flood insurance will be required. Please do not disturb tenant in 3802 Grace show only vacant unit first showing. Agent Owned.

21. 2022-01-14
    status Pending 756-char remark

    Show marketing remark (756 chars)

    Update Twinplex 4 Bedrooms 1 - 1/2 bath each unit. 3800 Grace currently vacant for easy showing. Ready to rent, freshly painted and new carpet thru-out. Well water. Water softener owned by seller Installed 3-2020 located in 3802. Owner provides salt for the softener. Sewer pump 3-2016. Furnaces both replaced 12-2006. Roof 11-2012. Owner pays Portage County Sewer $247.13 quarterly, trash pick-up $30.50 per month and lawn care. Tenant pays electric and gas. 3802 Grace rented PHMA $975 - Currently PMHA pays all rent. Photos of 3802 taken prior to tenant moving in 11-2020. Property is in a Flood Zone if Buyer is financing flood insurance will be required. Please do not disturb tenant in 3802 Grace show only vacant unit first showing. Agent Owned.

22. 2022-01-09
    listed $184,900 Active 756-char remark

    Show marketing remark (756 chars)

    Update Twinplex 4 Bedrooms 1 - 1/2 bath each unit. 3800 Grace currently vacant for easy showing. Ready to rent, freshly painted and new carpet thru-out. Well water. Water softener owned by seller Installed 3-2020 located in 3802. Owner provides salt for the softener. Sewer pump 3-2016. Furnaces both replaced 12-2006. Roof 11-2012. Owner pays Portage County Sewer $247.13 quarterly, trash pick-up $30.50 per month and lawn care. Tenant pays electric and gas. 3802 Grace rented PHMA $975 - Currently PMHA pays all rent. Photos of 3802 taken prior to tenant moving in 11-2020. Property is in a Flood Zone if Buyer is financing flood insurance will be required. Please do not disturb tenant in 3802 Grace show only vacant unit first showing. Agent Owned.

23. 2001-11-15
    soldstatus $99,000
24. 2001-05-31
    historical
25. 2001-02-27
    listed $97,500

ⓘ 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: $3,081 · $257/mo
• Projected year-2 tax: $3,724 · $310/mo
• Expected delta: +$643/yr (+$54/mo · 20.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone A · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥97°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $52,056
• − Mortgage interest: −$15,679
• − Property taxes: −$3,081
• − Insurance: −$2,902
• − Repairs & maintenance: −$4,164
• − Management: −$4,164
• − Depreciation: −$8,143
• Taxable income: $13,923
• Est. tax owed @ 24.0%: −$3,341
• After-tax cash flow: $14,186/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

+187.1% since first listed

10 events — show timeline

• 2026-05-14 Price Changed $279,900 MLSNOW
• 2026-04-16 Price Changed $289,000 MLSNOW
• 2026-04-02 Listed $299,000 MLSNOW
• 2022-04-05 Sold (Public Records) $190,000 Public Records
• 2022-04-01 Sold (MLS) $190,000 MLSNOW
• 2022-01-14 Pending — MLSNOW
• 2022-01-09 Listed $184,900 MLSNOW
• 2001-11-15 Sold (Public Records) $99,000 Public Records
• 2001-05-31 Listing Removed — MLSNOW
• 2001-02-27 Listed $97,500 MLSNOW

Property tax history

+3.9%/yr

Latest (2025): $3,081 · +1.6% YoY. Source: county tax records.