3594 Hanover Dr · Brimfield, OH 44240

$210,000

3 bd · 1.5 ba · 1,384 sqft · SingleFamily public records · 4 Days on market

Built 1960 0.32 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 +26.5/30.0
• DSCR +9.0/10.0
• ARV discount +7.5/15.0
• 1% rule +6.9/10.0
• 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

Listing remarks MLS

Just listed this super cute ranch with lots of updates throughout. New paint and carpet, updated kitchen with all new appliances, neat and clean and ready to move right in! Immedite possession. Lots of space to spread out with nice open floor plan. Just move right in!

Key facts

• Driveway paved
• All appliances stay
• Hwt furnace a/c

Tags

• DRIVEWAY PAVED
• HWT FURNACE A/C
• ALL APPLIANCES STAY
• LAUNDRY NOOK

Property features AI

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer
• Home design: Single-story home; Home warranty included
• Construction: Built per public records; Asphalt/fiberglass roof
• Exterior features: Vinyl-siding exterior; Shed on property

Interior

• Kitchen: Range; Dishwasher; Refrigerator
• Bedrooms: Three main-level bedrooms
• Bathrooms: One full bathroom; One half bathroom; Two bathrooms on the main level
• Heating & cooling: Forced air heating (gas); Central air conditioning
• Interior features: Gas forced-air heating; Central air conditioning; One fireplace
• Laundry & utility: Washer and dryer on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $554 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $210k).

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; 2 comparable units currently listed for rent nearby; 196 units permitted in Portage County in 2024 (10 in 5+ unit buildings).
• At $2,490/mo this rent would consume 52% 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 $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 6.8% rent growth), your $59k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 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 $114k; list at $210k implies a 85% gain — meaningful room to come down on a strong offer.

Recommended offer $210,000

Questions for the listing agent

1. Built in 1960 — 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: 1.19% ✓
• Cap rate: 9.46%
• Cash-on-cash: 11.31%
• DSCR: 1.50
• GRM: 7.0

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: 4.7%
• Equity multiple: 1.19×
• Total profit: $11,154
• Equity at exit: $31,312

10-year hold

• IRR: 17.4%
• Equity multiple: 2.68×
• Total profit: $99,062
• Equity at exit: $18,157

Cash invested: $58,800 (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: 7.0×

Monthly cashflow live

• Estimated rent: $2,490 medium
• Mortgage (P&I): −$1,101
• Tax from tax record: −$224 /mo · $2,688/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$523
• Net cashflow: $554

Break-even live

Break-even rent $1,788

Max offer price $210,000

Occupancy floor 73%

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1100 Huckleberry Ln Kent, OH	2.0	2.0	1620	$2,947	$1.82	13d	1	1.12mi
1405 Wyles Dr Brimfield, OH	2.0–3.0	2.0	1444	$2,755	$1.91	13d	1	1.31mi

Listing history 5 events

1. 2026-06-07
   statusdays on market $210,000 Pending 4 DOM
2. 2026-06-05
   days on market $210,000 Active 3 DOM
3. 2026-06-03
   days on market $210,000 Active 2 DOM
4. 2026-06-02
   remarks 699-char remark
5. 2026-06-02
   listed $210,000 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: $2,688 · $224/mo
• Projected year-2 tax: $2,982 · $248/mo
• Expected delta: +$294/yr (+$25/mo · 10.9%)

ⓘ 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 · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,875
• − Mortgage interest: −$11,763
• − Property taxes: −$2,688
• − Insurance: −$1,050
• − Repairs & maintenance: −$2,390
• − Management: −$2,390
• − Depreciation: −$6,109
• Taxable income: $3,485
• Est. tax owed @ 24.0%: −$836
• After-tax cash flow: $5,812/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

+242.6% since first listed

23 events — show timeline

• 2026-06-01 Listed $210,000 MLSNOW
• 2020-01-16 Pending — MLSNOW
• 2020-01-15 Sold (Public Records) $113,500 Public Records
• 2020-01-15 Sold (MLS) $113,500 MLSNOW
• 2020-01-08 Contingent — MLSNOW
• 2020-01-05 Relisted — MLSNOW
• 2019-11-20 Pending — MLSNOW
• 2019-10-27 Contingent — MLSNOW
• 2019-10-24 Price Changed $116,900 MLSNOW
• 2019-10-09 Listed $119,900 MLSNOW
• 2019-10-02 Coming Soon $119,900 MLSNOW
• 2019-02-15 Pending — MLSNOW
• 2019-02-15 Sold (Public Records) $60,000 Public Records
• 2019-02-15 Sold (MLS) $60,000 MLSNOW
• 2019-01-24 Contingent — MLSNOW
• 2018-10-30 Listed $59,000 MLSNOW
• 2017-12-07 Sold (Public Records) $53,910 Public Records
• 2017-11-17 Sold (MLS) $47,000 MLSNOW
• 2017-10-02 Pending — MLSNOW
• 2017-09-26 Contingent — MLSNOW
• 2017-08-18 Price Changed $59,900 MLSNOW
• 2017-08-04 Listed $64,900 MLSNOW
• 2017-06-06 Sold (Public Records) $61,300 Public Records

Property tax history

+2.5%/yr

Latest (2025): $2,688 · +1.6% YoY. Source: county tax records.