100 S Montgomery St · Union, OH 45322

$155,000

2 bd · 1.0 ba · 1,276 sqft · SingleFamily public records · 64 Days on market

Built 1890 0.25 ac lot $121/sqft · 16% below area Est $185k · 16% under

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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 +15.4/30.0
• ARV discount +14.9/15.0
• Schools +5.0/10.0
• DSCR +4.7/10.0
• 1% rule +4.4/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Built in 1890 and full of untapped character, this two-story home has already had quite a bit done on the exterior landscaping, leaving the entire interior ready for a full renovation and your vision. With 1,276 sq. ft. , three bedrooms, one bath, and the possibility of adding a second bath upstairs in the office area, the layout offers flexibility. A NEWER DIMENSIONAL ROOF, updated 200 amp electrical service with breakers, and a NEWER WATER HEATER give you a solid starting point. Outside, a 21' x 16' concrete patio on the south side is begging to become an outdoor kitchen or entertaining space. The oversized FOUR CAR GARAGE once used as an art studio could easily be revived as a creative workspace, craft studio, or a haven for car enthusiasts. A brand new survey is complete, and the property sits conveniently next to the Union Police Department. Bring back the charm of the 1890s while designing every inch to suit your style.

Key facts

• Concrete patio
• Newer water heater
• 0.25 acre lot

Tags

• NEWER DIMENSIONAL ROOF
• NEWER WATER HEATER
• CONCRETE PATIO
• OVERSIZED FOUR CAR GARAGE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $59 ($706/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 $146k (6.0% below list).
• Recommended offer: $146k (6.0% below list) — sets the bar for market timing.
• Cap rate 6.7% vs local median 5.3% in Union — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 70/100 on livability (#487 in OH) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Northmont City (suburban): math 52% / reading 62% proficiency, ranked #318 of 656 in OH (top 48%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents soft (-0.5%/yr); 88 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 907 units permitted in Montgomery County in 2024 (416 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 $5k of value loss. Plan a longer hold.
• Montgomery County population projected at -10% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 64 days — a 6% lower offer ($146k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $145,700 (6.0% below list)

Questions for the listing agent

1. It's been on market 64 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1890 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.94% ✗
• Cap rate: 6.75%
• Cash-on-cash: 1.63%
• DSCR: 1.07
• GRM: 8.9

CMA / ARV

• ARV (median comp): $185,441
• List price: $155,000
• Delta: -16.42%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
517 San Bernardino Trl	0.41mi	3/1.5 (+1)	1,250 (-2%)	3mo	$130,000	$104	68
300 Carol Ln	0.34mi	3/1.0 (+1)	1,225 (-4%)	7mo	$178,000	$145	67
322 Lang Ct	0.46mi	3/1.5 (+1)	1,215 (-5%)	3mo	$170,000	$140	61
63 Sweet Potato Rdg	0.40mi	3/1.0 (+1)	1,366 (+7%)	6mo	$250,000	$183	60
110 W Boitnott Dr	0.39mi	3/1.0 (+1)	1,372 (+8%)	6mo	$175,000	$128	59
27 Laurelgrove Dr	0.27mi	3/2.0 (+1)	1,122 (-12%)	1mo	$150,000	$134	57
137 Mccraw Dr	0.61mi	3/1.0 (+1)	1,225 (-4%)	7mo	$174,900	$143	54
405 Parsons Ct	0.61mi	3/1.0 (+1)	1,225 (-4%)	10mo	$182,000	$149	51
102 Mccraw Dr	0.57mi	3/1.0 (+1)	1,116 (-12%)	2mo	$104,460	$94	46
110 Mccraw Dr	0.57mi	3/1.0 (+1)	1,121 (-12%)	6mo	$160,000	$143	43
645 Skyles Rd	0.73mi	3/2.0 (+1)	1,404 (+10%)	1mo	$219,900	$157	40
604 Franklin Ave	0.63mi	3/2.0 (+1)	1,116 (-12%)	2mo	$175,000	$157	39

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -17.2%
• Equity multiple: 0.41×
• Total profit: $-25,608
• Equity at exit: $23,111

10-year hold

• IRR: -16.2%
• Equity multiple: 0.22×
• Total profit: $-33,842
• Equity at exit: $13,402

Cash invested: $43,400 (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 45322

• Rents YoY: -0.5%
• Active inventory: 88
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,458 medium
• Mortgage (P&I): −$813
• Tax from tax record: −$215 /mo · $2,584/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$306
• Net cashflow: $59

Break-even live

Break-even rent $1,383

Max offer price $155,000

Occupancy floor 91%

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
204 W Boitnott Dr Englewood, OH	3.0	1.0	1064	$1,395	$1.31	43d	1	0.42mi
103 Zinfandel Dr Englewood, OH	2.0	2.0	1311	$1,650	$1.26	2d	1	1.44mi
124 Chestnut St Unit 203 Englewood, OH	2.0	2.0	1125	$895	$0.80	43d	1	1.46mi

Listing history 16 events

1. 2026-06-18
   days on market $155,000 Active 64 DOM
2. 2026-06-17
   days on market $155,000 Active 63 DOM
3. 2026-06-16
   days on market $155,000 Active 62 DOM
4. 2026-06-15
   days on market $155,000 Active 61 DOM
5. 2026-06-14
   days on market $155,000 Active 59 DOM
6. 2026-06-10
   days on market $155,000 Active 56 DOM
7. 2026-06-09
   days on market $155,000 Active 55 DOM
8. 2026-06-08
   days on market $155,000 Active 54 DOM
9. 2026-06-07
   days on market $155,000 Active 53 DOM
10. 2026-06-05
    days on market $155,000 Active 50 DOM
11. 2026-06-03
    days on market $155,000 Active 49 DOM
12. 2026-06-02
    days on market $155,000 Active 48 DOM
13. 2026-06-01
    days on market $155,000 Active 47 DOM
14. 2026-06-01
    status $155,000 Active 46 DOM
15. 2026-05-31
    days on market $155,000 ActiveUnderContract 46 DOM
16. 2026-04-15
    listed $155,000 Active 939-char remark

    Show marketing remark (939 chars)

    Built in 1890 and full of untapped character, this two-story home has already had quite a bit done on the exterior landscaping, leaving the entire interior ready for a full renovation and your vision. With 1,276 sq. ft. , three bedrooms, one bath, and the possibility of adding a second bath upstairs in the office area, the layout offers flexibility. A NEWER DIMENSIONAL ROOF, updated 200 amp electrical service with breakers, and a NEWER WATER HEATER give you a solid starting point. Outside, a 21' x 16' concrete patio on the south side is begging to become an outdoor kitchen or entertaining space. The oversized FOUR CAR GARAGE once used as an art studio could easily be revived as a creative workspace, craft studio, or a haven for car enthusiasts. A brand new survey is complete, and the property sits conveniently next to the Union Police Department. Bring back the charm of the 1890s while designing every inch to suit your style.

ⓘ 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: $2,584 · $215/mo
• Projected year-2 tax: $2,584 · $215/mo
• Expected delta: $0/yr ($0/mo · -0.0%)

ⓘ 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 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: $17,493
• − Mortgage interest: −$8,682
• − Property taxes: −$2,584
• − Insurance: −$775
• − Repairs & maintenance: −$1,399
• − Management: −$1,399
• − Depreciation: −$4,509
• Taxable loss: −$1,857
• Est. tax savings @ 24.0%: +$446
• After-tax cash flow: $1,151/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: Northmont City
• NCES district ID: 3904872
• Math proficiency: 52% ▼ -15.00%
• Reading proficiency: 62% ▼ -8.00%
• Median HH income: $60,230
• Composite: 49.53/100
• National rank: #1995
• State rank: #318 of 656 in OH

Livability — Union

• Score: 70/100
• State rank: #487
• US rank: #8108

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Union, OH
• County: Montgomery County · 459,541 people
• Metro: Dayton-Kettering, OH
• Population (ZIP): 20,884
• Household income: $75,349
• Rent vs Own: 24.0% rent · 76.0% own
• Severe rent burden: 357.0

Population outlook (Montgomery County) Hauer SSP2

• Today (2025): 523,241 people
• By 2030: 514,948 · -1.6%
• By 2040: 493,378 · -5.7%
• By 2050: 469,639 · -10.2%
• By 2075: 418,360 · -20.0%
• By 2100: 353,315 · -32.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Black 11% Two or more races 6% Hispanic / Latino 3% Asian 1%
• Common ancestry: Lithuanian 2% Slovak 2% Romanian 1%
• Foreign-born: 3% · China, Canada
• Languages at home: 96% English-only · Spanish 2%

Political lean MEDSL · Montgomery

• 2024 margin: Toss-up / Even · D 49.8% · R 49.3%
• 2008→2024 swing: -5.8pp toward R · 2008: 6.2pp · 2024: 0.5pp
• All cycles: 2024: D+0.5 2020: D+2.2 2016: R+1.2 2012: D+3.1 2008: D+6.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -176.42%
• Current HPI: 218.5409
• Rent YoY: ▼ -0.45%
• Metro: Dayton-Kettering, 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

1 event — show timeline

• 2026-04-15 Listed $155,000 Dayton MLS

Property tax history

+3.5%/yr

Latest (2025): $2,584 · +4.7% YoY. Source: county tax records.