332 Lafayette St · Montpelier, OH 43543

$114,900

3 bd · 2.0 ba · 1,381 sqft · MultiFamily public records · 11 Days on market

Built 1920 0.51 ac lot

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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 +22.5/30.0
• ARV discount +7.5/15.0
• DSCR +7.2/10.0
• 1% rule +5.1/10.0
• Schools +4.7/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• 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: 1 unit. estimate disagrees with records

Listing remarks

Spacious three-bedroom, two full-bath home situated on a half-acre lot with plenty of natural light throughout. This property offers a flexible layout and could easily be converted back to a duplex, making it a great option for investors, multi-generational living, or buyers looking for added income potential. Enjoy generous living space, a bright and welcoming feel, and room to expand, garden, entertain, or simply relax outdoors. A versatile property with excellent potential!

Key facts

• 0.51 acre lot
• Built 1920
• Listed 11 days

Property features AI

Exterior

• Parking: Concrete driveway
• Utilities: Cable connected; Electricity connected; Natural gas connected; Sewer connected (public sewer); Water connected (public); Internet connected
• Home design: Single-family house; Two levels
• Construction: Aluminum siding; Block foundation; Block basement
• Exterior features: Shingle roof

Interior

• Kitchen: Kitchen on the main level
• Bedrooms: Bedroom 2 on the upper level; Bedroom 3 on the upper level; Bedroom 4 on the upper level
• Flooring: Carpet; Wood
• Bathrooms: 2 bathrooms
• Heating & cooling: Forced air heating; Natural gas heating; Has heating
• Interior features: Six total rooms; Other interior features
• Laundry & utility: Laundry located in the basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath multifamily listed at $115k.

Deal economics

• At list price, monthly cash flow is $138 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).

Location & tenants

• Location reads 65/100 on livability (#703 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Montpelier Exempted Village (rural): math 53% / reading 59% proficiency, ranked #364 of 656 in OH (top 56%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Montpelier High School (math 47% / reading 67%, grade C, #275 of 781 statewide, top 37%, 325 students, 0% FRL) — zoned schools average 0% FRL vs 37% district-wide (37 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 59 active listings in the ZIP; 40 units permitted in Williams County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $794 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Williams County population projected at -14% 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.
• Current owner paid $55k; list at $115k implies a 110% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $114,900

Questions for the listing agent

1. Built in 1920 — 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. 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 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: 1.01% ✓
• Cap rate: 8.32%
• Cash-on-cash: 7.23%
• DSCR: 1.32
• GRM: 8.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -8.3%
• Equity multiple: 0.70×
• Total profit: $-9,796
• Equity at exit: $17,132

10-year hold

• IRR: 1.3%
• Equity multiple: 1.09×
• Total profit: $2,855
• Equity at exit: $9,934

Cash invested: $32,172 (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 43543

• Home prices YoY: -14.4%
• Active inventory: 59
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,162 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$74 /mo · $883/yr
• Insurance: −$48
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$244
• Net cashflow: $138

Break-even live

Break-even rent $987

Max offer price $114,900

Occupancy floor 83%

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: $28,725
• Closing costs: $3,447
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $114,900 Active 11 DOM
2. 2026-06-17
   days on market $114,900 Active 10 DOM
3. 2026-06-16
   days on market $114,900 Active 9 DOM
4. 2026-06-15
   days on market $114,900 Active 8 DOM
5. 2026-06-13
   days on market $114,900 Active 6 DOM
6. 2026-06-12
   days on market $114,900 Active 5 DOM
7. 2026-06-09
   days on market $114,900 Active 2 DOM
8. 2026-06-08
   statusdays on market $114,900 Active 1 DOM
9. 2026-06-05
   days on market $114,900 Coming Soon 19 DOM
10. 2026-06-04
    days on market $114,900 Coming Soon 17 DOM
11. 2026-06-02
    days on market $114,900 Coming Soon 16 DOM
12. 2026-06-01
    days on market $114,900 Coming Soon 15 DOM
13. 2026-05-31
    days on market $114,900 Coming Soon 14 DOM
14. 2026-05-17
    historical $114,900
15. 2018-09-21
    soldstatus $54,600
16. 2014-05-31
    historical
17. 2013-06-21
    listed $58,900
18. 2000-11-06
    soldstatus $55,000
19. 1985-04-24
    soldstatus $25,000

ⓘ 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: $883 · $74/mo
• Projected year-2 tax: $1,338 · $111/mo
• Expected delta: +$455/yr (+$38/mo · 51.5%)

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

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X · 76% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥99°F today · 17 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: $13,943
• − Mortgage interest: −$6,436
• − Property taxes: −$883
• − Insurance: −$1,241
• − Repairs & maintenance: −$1,115
• − Management: −$1,115
• − Depreciation: −$3,343
• Taxable loss: −$190
• Est. tax savings @ 24.0%: +$46
• After-tax cash flow: $1,706/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: Montpelier Exempted Village
• NCES district ID: 3904552
• Math proficiency: 53% ▼ -15.00%
• Reading proficiency: 59% ▼ -7.00%
• Median HH income: $42,289
• Composite: 47.0/100
• National rank: #2348
• State rank: #364 of 656 in OH

Livability — Montpelier

• Score: 65/100
• State rank: #703
• US rank: #12583

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Montpelier, OH
• County: Williams · 37,585 people
• Population (ZIP): 7,476
• Household income: $60,685
• Rent vs Own: 20.7% rent · 79.3% own
• Severe rent burden: 8.5

Population outlook (Williams County) Hauer SSP2

• Today (2025): 36,125 people
• By 2030: 35,264 · -2.4%
• By 2040: 33,264 · -7.9%
• By 2050: 31,072 · -14.0%
• By 2075: 26,553 · -26.5%
• By 2100: 21,318 · -41.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Hispanic / Latino 3% Two or more races 3%
• Common ancestry: Romanian 4% Lithuanian 3% Slovak 3%
• Foreign-born: 1% · Canada, China
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Williams

• 2024 margin: Solid R (+48.2) · D 25.4% · R 73.7%
• 2008→2024 swing: -39.0pp toward R · 2008: -9.3pp · 2024: -48.2pp
• All cycles: 2024: R+48.2 2020: R+46.2 2016: R+43.8 2012: R+16.3 2008: R+9.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -36.11%
• Current HPI: 214.9648
• 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

+359.6% since first listed

6 events — show timeline

• 2026-05-17 Coming Soon $114,900 NORIS
• 2018-09-21 Sold (Public Records) $54,600 Public Records
• 2014-05-31 Listing Removed — NORIS
• 2013-06-21 Listed $58,900 NORIS
• 2000-11-06 Sold (Public Records) $55,000 Public Records
• 1985-04-24 Sold (Public Records) $25,000 Public Records

Property tax history

+3.6%/yr

Latest (2025): $883 · +0.0% YoY. Source: county tax records.