61 Greentree Cir · Cridersville, OH 45806

$102,900

3 bd · 1.5 ba · 1,258 sqft · Condo public records · 18 Days on market

Built 1977 $235/mo HOA · 12% of rent

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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 +5.5/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to this well-maintained 3-bedroom, 2-bath condominium in the desirable Cridersville community! This move-in-ready home offers comfortable living with a partially finished basement providing additional space for a family room, home office, workout area, or recreation room. Recent updates include a new furnace and central air conditioning system, a beautifully updated shower, new bathroom flooring, and the peace of mind that comes with a recently installed metal roof by the condominium association. Enjoy low-maintenance living with access to fantastic community amenities, including a swimming pool, tennis courts, and a community clubhouse. The monthly HOA fee covers exterior main

Key facts

• New furnace
• Metal roof
• Updated shower

Tags

• PARTIALLY FINISHED BASEMENT
• NEW FURNACE
• CENTRAL AIR CONDITIONING
• UPDATED SHOWER
• NEW BATHROOM FLOORING
• METAL ROOF

Property features AI

Finance

• HOA & community: Homeowners association present; Monthly HOA fee of $235; HOA amenities include pool and tennis courts

Exterior

• Parking: 2 parking spaces
• Utilities: Public water; Public sewer
• Home design: Residential condominium; Two levels
• Construction: Cedar construction; Block foundation; Below-grade finished area of 300 (basement)
• Exterior features: Patio; Fenced yard; Shed(s); Community pool; Community tennis courts

Interior

• Kitchen: Dishwasher; Microwave; Oven; Refrigerator
• Flooring: Carpet; Laminate; Tile
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central air conditioning; Electric heating; Floor furnace; Natural gas heating
• Interior features: Drapes on windows; Partially finished basement with concrete construction

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath condo listed at $103k.

Deal economics

• At list price, monthly cash flow is $594 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $103k).
• Recommended offer: $101k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 72/100 on livability (#391 in OH) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D+, amenities F, commute F.
• Wapakoneta City (town): math 66% / reading 63% proficiency, ranked #218 of 656 in OH (top 33%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 49 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 121 units permitted in Auglaize County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $711 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Auglaize County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $29k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($101k) is reasonable based on typical stale-listing flexibility.

Recommended offer $101,356 (1.5% below list)

Questions for the listing agent

1. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 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: 1.90% ✓
• Cap rate: 13.22%
• Cash-on-cash: 24.76%
• DSCR: 2.10
• GRM: 4.4

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: 18.3%
• Equity multiple: 1.74×
• Total profit: $21,356
• Equity at exit: $15,343

10-year hold

• IRR: 26.8%
• Equity multiple: 3.36×
• Total profit: $68,049
• Equity at exit: $8,897

Cash invested: $28,812 (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 45806

• Home prices YoY: -22.3%
• Active inventory: 49
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,950 medium
• Mortgage (P&I): −$540
• Tax est. 1.5%: −$129 /mo · $1,544/yr
• Insurance: −$43
• HOA: −$235
• Vacancy / Maint / Mgmt: −$410
• Net cashflow: $594

Break-even live

Break-even rent $1,198

Max offer price $102,900

Occupancy floor 65%

Sensitivity live

Price	-10% $665	-5% $630	+0% $594	+5% $559	+10% $523
Rent	-10% $440	-5% $517	+0% $594	+5% $671	+10% $748
Rate	-1.0pp $646	-0.5pp $621	base $594	+0.5pp $568	+1.0pp $541

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: $25,725
• Closing costs: $3,087
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
207 E High St Unit 207 Cridersville, OH	3.0	2.0	1400	$1,950	$1.39	44d	1	1.06mi
209 E High St Unit 209 Cridersville, OH	3.0	2.0	1400	$1,950	$1.39	44d	1	1.07mi

HOA detail condo

• Monthly dues: $235 · $2,820/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 13 events

1. 2026-06-21
   days on market $102,900 Active 18 DOM
2. 2026-06-18
   days on market $102,900 Active 16 DOM
3. 2026-06-17
   days on market $102,900 Active 15 DOM
4. 2026-06-16
   days on market $102,900 Active 14 DOM
5. 2026-06-15
   days on market $102,900 Active 13 DOM
6. 2026-06-13
   days on market $102,900 Active 11 DOM
7. 2026-06-12
   days on market $102,900 Active 10 DOM
8. 2026-06-09
   days on market $102,900 Active 7 DOM
9. 2026-06-08
   days on market $102,900 Active 6 DOM
10. 2026-06-08
    days on market $102,900 Active 5 DOM
11. 2026-06-05
    days on market $102,900 Active 3 DOM
12. 2026-06-03
    remarks 699-char remark
13. 2026-06-03
    listed $102,900 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% 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: $23,400
• − Mortgage interest: −$5,764
• − Property taxes: −$1,544
• − Insurance: −$514
• − Repairs & maintenance: −$1,872
• − Management: −$1,872
• − HOA: −$2,820
• − Depreciation: −$2,993
• Taxable income: $6,021
• Est. tax owed @ 24.0%: −$1,445
• After-tax cash flow: $5,688/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: Wapakoneta City
• NCES district ID: 3904498
• Math proficiency: 66% ▼ -8.00%
• Reading proficiency: 63% ▼ -4.00%
• Median HH income: $51,471
• Composite: 54.97/100
• National rank: #1303
• State rank: #218 of 656 in OH

Livability — Cridersville

• Score: 72/100
• State rank: #391
• US rank: #6373

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Allen · 98,169 people
• Metro: Lima, OH
• Population (ZIP): 10,978
• Household income: $82,160
• Rent vs Own: 19.8% rent · 80.2% own
• Severe rent burden: 9.8

Population outlook (Auglaize County) Hauer SSP2

• Today (2025): 45,247 people
• By 2030: 44,448 · -1.8%
• By 2040: 42,355 · -6.4%
• By 2050: 39,722 · -12.2%
• By 2075: 33,967 · -24.9%
• By 2100: 26,839 · -40.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Black 6% Two or more races 4% Hispanic / Latino 3% Asian 2%
• Common ancestry: Slovak 2% Serbian 1% Italian 1%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · Spanish 1% Tagalog/Filipino 1%

Political lean MEDSL · Auglaize

• 2024 margin: Solid R (+64.6) · D 17.3% · R 81.9%
• 2008→2024 swing: -23.4pp toward R · 2008: -41.2pp · 2024: -64.6pp
• All cycles: 2024: R+64.6 2020: R+62.6 2016: R+62.6 2012: R+48.9 2008: R+41.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -66.04%
• Current HPI: 229.5361
• 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

• 2026-06-01 Listed $102,900 WCARE

Property tax history

-4.3%/yr

Latest (2025): $204 · -4.7% YoY. Source: county tax records.