218 E Raymond St · Van Wert, OH 45891

$145,900

2 bd · 1.0 ba · 1,066 sqft · SingleFamily public records · 11 Days on market

Built 1900 6,600 sqft lot Est $152k · at est.

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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).

• Cash flow +16.4/30.0
• ARV discount +9.4/15.0
• DSCR +5.1/10.0
• Schools +4.0/10.0
• Livability +3.6/5.0
• 1% rule +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Take a look at this charming 2-bedroom home priced at just $145,900! Offering a spacious layout with a large living room, generous kitchen, and dedicated dining room, this home provides plenty of room for comfortable everyday living. The property also features a full bathroom, an impressive 24' x 30' detached garage with ample space for vehicles, storage, or hobbies, and a valuable bonus--solar panels already installed on the roof to help improve energy efficiency and reduce utility costs. This is a great opportunity to own a home that combines comfort, functionality, and added savings!

Key facts

• Solar panels
• Detached garage
• 6,600 sq ft lot

Tags

• DETACHED GARAGE
• SOLAR PANELS

Property features AI

Exterior

• Parking: Attached 2-car garage with garage door opener
• Utilities: Public water; Public sewer
• Home design: Single family residence; Residential property type
• Construction: Vinyl siding; Block foundation
• Exterior features: Lot approximately 50 x 132; Residential zoning

Interior

• Kitchen: Range; Microwave; Refrigerator
• Flooring: Carpet; Other
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Forced air heating; Natural gas heating; Solar heating
• Interior features: Block and concrete basement; Washer and dryer included; Microwave, range and refrigerator included; Water heater included
• Laundry & utility: Washer; Dryer; Water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $146k.

Deal economics

• At list price, monthly cash flow is $26 ($318/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 $122k (16.2% below list).
• Recommended offer: $122k (16.2% below list) — sets the bar for 1% rule.
• Cap rate 7.0% vs local median 4.7% in Van Wert — 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 72/100 on livability (#392 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A-; Watch: crime D+, amenities F, commute F.
• Van Wert City (rural): math 46% / reading 50% proficiency, ranked #476 of 656 in OH (top 73%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 46 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 44 units permitted in Van Wert 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 $4k of value loss. Plan a longer hold.
• Van Wert County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $122,198 (16.2% below list)

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. 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?
7. 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.
8. 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.
9. 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: 0.84% ✗
• Cap rate: 6.97%
• Cash-on-cash: 2.41%
• DSCR: 1.11
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $152,438
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
421 Boyd Ave	0.50mi	2/1.0	1,080 (+1%)	1mo	$138,000	$128	74
529 S Tyler St	0.22mi	3/1.0 (+1)	1,194 (+12%)	1mo	$145,000	$121	64
323 Gordon Ave	0.37mi	2/1.0	942 (-12%)	5mo	$135,000	$143	59
825 S Race St	0.46mi	2/1.0	962 (-10%)	5mo	$161,000	$167	58
624 S Shannon St	0.62mi	2/1.0	980 (-8%)	4mo	$89,000	$91	54
1040 Elm St	0.52mi	3/1.0 (+1)	984 (-8%)	5mo	$155,000	$158	54
732 S Shannon St	0.68mi	3/1.0 (+1)	1,008 (-5%)	2mo	$138,000	$137	53
228 W Second St	0.67mi	3/2.0 (+1)	1,082 (+2%)	6mo	$229,000	$212	52
700 Leeson Ave	0.65mi	2/2.0	1,000 (-6%)	6mo	$175,000	$175	51
237 N Cherry St	0.43mi	3/1.0 (+1)	1,202 (+13%)	6mo	$70,000	$58	49
115 S Vine St	0.51mi	3/1.0 (+1)	1,204 (+13%)	4mo	$174,000	$145	46
807 E Main St	0.46mi	3/2.0 (+1)	1,214 (+14%)	1mo	$143,000	$118	45

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: -15.1%
• Equity multiple: 0.46×
• Total profit: $-21,979
• Equity at exit: $21,754

10-year hold

• IRR: -6.5%
• Equity multiple: 0.58×
• Total profit: $-17,065
• Equity at exit: $12,615

Cash invested: $40,852 (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 45891

• Home prices YoY: -17.0%
• Active inventory: 46
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,222 medium
• Mortgage (P&I): −$765
• Tax from tax record: −$57 /mo · $689/yr
• Insurance: −$61
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $26

Break-even live

Break-even rent $1,188

Max offer price $145,900

Occupancy floor 93%

Sensitivity live

Price	-10% $109	-5% $68	+0% $26	+5% $-15	+10% $-56
Rent	-10% $-70	-5% $-22	+0% $26	+5% $75	+10% $123
Rate	-1.0pp $100	-0.5pp $64	base $26	+0.5pp $-11	+1.0pp $-50

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: $36,475
• Closing costs: $4,377
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
693 N Cherry St Van Wert, OH	3.0	1.0	864	$1,200	$1.39	45d	1	0.86mi
330 Davis St Van Wert, OH	2.0	1.0	768	$1,250	$1.63	45d	1	0.97mi

Listing history 9 events

1. 2026-06-21
   days on market $145,900 Active 11 DOM
2. 2026-06-21
   days on market $145,900 Active 10 DOM
3. 2026-06-18
   days on market $145,900 Active 8 DOM
4. 2026-06-17
   days on market $145,900 Active 7 DOM
5. 2026-06-16
   days on market $145,900 Active 6 DOM
6. 2026-06-15
   days on market $145,900 Active 5 DOM
7. 2026-06-13
   days on market $145,900 Active 3 DOM
8. 2026-06-12
   remarks 593-char remark
9. 2026-06-12
   listed $145,900 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: $689 · $57/mo
• Projected year-2 tax: $1,483 · $124/mo
• Expected delta: +$793/yr (+$66/mo · 115.1%)

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥100°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,664
• − Mortgage interest: −$8,173
• − Property taxes: −$689
• − Insurance: −$1,396
• − Repairs & maintenance: −$1,173
• − Management: −$1,173
• − Depreciation: −$4,244
• Taxable loss: −$2,185
• Est. tax savings @ 24.0%: +$524
• After-tax cash flow: $842/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: Van Wert City
• NCES district ID: 3910023
• Math proficiency: 46% ▼ -16.00%
• Reading proficiency: 50% ▼ -13.00%
• Median HH income: $41,846
• Composite: 40.34/100
• National rank: #3745
• State rank: #476 of 656 in OH

Livability — Van Wert

• Score: 72/100
• State rank: #392
• US rank: #6388

Category grades

Amenities F Commute F Cost of living A+ Crime D+ Employment D- Housing A+ Health & safety A- User ratings C

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Van Wert, OH
• County: Van Wert · 34,605 people
• City population: 15,522
• Population (ZIP): 15,522
• Household income: $62,944
• Rent vs Own: 23.6% rent · 76.4% own
• Severe rent burden: 9.1

Population outlook (Van Wert County) Hauer SSP2

• Today (2025): 28,235 people
• By 2030: 27,793 · -1.6%
• By 2040: 26,650 · -5.6%
• By 2050: 25,251 · -10.6%
• By 2075: 22,247 · -21.2%
• By 2100: 18,559 · -34.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 4% Hispanic / Latino 4%
• Common ancestry: Iranian 2% Lithuanian 2% Slovak 2%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Van Wert

• 2024 margin: Solid R (+58.5) · D 20.4% · R 78.9%
• 2008→2024 swing: -31.3pp toward R · 2008: -27.2pp · 2024: -58.5pp
• All cycles: 2024: R+58.5 2020: R+57.4 2016: R+56.4 2012: R+40.5 2008: R+27.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -49.58%
• Current HPI: 242.1743
• 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

1 event — show timeline

• 2026-06-10 Listed $145,900 WCARE

Property tax history

-5.6%/yr

Latest (2025): $689 · -0.0% YoY. Source: county tax records.