1489 Hillgrove Woodington Rd · Union City, OH 45390

$220,000

3 bd · 1.5 ba · 1,323 sqft · SingleFamily public records · 23 Days on market

Built 1977 1.21 ac lot $166/sqft · 8% below area Est $240k · 8% under

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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).

• ARV discount +11.2/15.0
• Appreciation +10.0/10.0
• Cash flow +5.8/30.0
• Schools +4.5/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.3/10.0
• DSCR +0.2/10.0

Listing remarks MLS

Welcome to 1489 Hillgrove Woodington Rd in Union City, Ohio—a peaceful country property offering the perfect blend of privacy, space, and comfort. Nestled on a scenic setting, this home provides a quiet rural lifestyle while still being conveniently located near town amenities. Inside, you’ll find a warm and inviting layout with generous living spaces, ideal for both everyday living and entertaining. Large windows allow for plenty of natural light and offer beautiful views of the surrounding countryside. The kitchen is functional and welcoming, with ample cabinetry and workspace for preparing meals and gathering with family. The home features comfortable bedrooms and well-appointed bathrooms, providing plenty of room for relaxation. Step outside to enjoy the open yard—perfect for outdoor activities, gardening, or simply taking in the peaceful surroundings.

Key facts

• Large windows
• Functional kitchen
• Ample cabinetry

Tags

• QUIET RURAL LIFESTYLE
• GENEROUS LIVING SPACES
• LARGE WINDOWS
• BEAUTIFUL VIEWS
• FUNCTIONAL KITCHEN
• AMPLE CABINETRY

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $-440 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $142k (35.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $118k (46.6% below list).
• Recommended offer: $118k (46.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 63/100 on livability (#854 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A, housing B; Watch: schools C-, health & safety C-, amenities F.
• Mississinawa Valley Local (rural): math 56% / reading 51% proficiency, ranked #405 of 656 in OH (top 62%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; 70% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 15 active listings in the ZIP; 43 units permitted in Darke County in 2024 (0 in 5+ unit buildings).
• This rent runs 30% of the median local income ($47k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $24k of equity ($2k loan paydown + $22k appreciation (10.0% local appreciation)).
• Darke County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 2, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($217k) is reasonable based on typical stale-listing flexibility.
• 6 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 $130k; list at $220k implies a 69% gain — meaningful room to come down on a strong offer.

Recommended offer $117,558 (46.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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 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: 0.53% ✗
• Cap rate: 3.89%
• Cash-on-cash: -8.58%
• DSCR: 0.62
• GRM: 15.6

CMA / ARV

• ARV (median comp): $239,962
• List price: $220,000
• Delta: -8.32%
• Verdict: FAIR
• Comps: 6 within 2.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.2%
• Equity multiple: 2.49×
• Total profit: $91,687
• Equity at exit: $198,193

10-year hold

• IRR: 17.0%
• Equity multiple: 5.74×
• Total profit: $291,917
• Equity at exit: $427,412

Cash invested: $61,600 (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 45390

• Home prices YoY: 5.1%
• Active inventory: 15
• Price-to-rent: 15.6×

Monthly cashflow live

• Estimated rent: $1,176 medium
• Mortgage (P&I): −$1,154
• Tax from tax record: −$124 /mo · $1,486/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$247
• Net cashflow: $-440

Break-even live

Break-even rent $1,733

Max offer price $142,185

Occupancy floor —

Sensitivity live

Price	-10% $-316	-5% $-378	+0% $-440	+5% $-503	+10% $-565
Rent	-10% $-533	-5% $-487	+0% $-440	+5% $-394	+10% $-348
Rate	-1.0pp $-330	-0.5pp $-385	base $-440	+0.5pp $-498	+1.0pp $-555

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-05-13
   status Pending 886-char remark

   Show marketing remark (886 chars)

   Welcome to 1489 Hillgrove Woodington Rd in Union City, Ohio—a peaceful country property offering the perfect blend of privacy, space, and comfort. Nestled on a scenic setting, this home provides a quiet rural lifestyle while still being conveniently located near town amenities. Inside, you’ll find a warm and inviting layout with generous living spaces, ideal for both everyday living and entertaining. Large windows allow for plenty of natural light and offer beautiful views of the surrounding countryside. The kitchen is functional and welcoming, with ample cabinetry and workspace for preparing meals and gathering with family. The home features comfortable bedrooms and well-appointed bathrooms, providing plenty of room for relaxation. Step outside to enjoy the open yard—perfect for outdoor activities, gardening, or simply taking in the peaceful surroundings.

2. 2026-04-20
   listed $220,000 Active 886-char remark

   Show marketing remark (886 chars)

   Welcome to 1489 Hillgrove Woodington Rd in Union City, Ohio—a peaceful country property offering the perfect blend of privacy, space, and comfort. Nestled on a scenic setting, this home provides a quiet rural lifestyle while still being conveniently located near town amenities. Inside, you’ll find a warm and inviting layout with generous living spaces, ideal for both everyday living and entertaining. Large windows allow for plenty of natural light and offer beautiful views of the surrounding countryside. The kitchen is functional and welcoming, with ample cabinetry and workspace for preparing meals and gathering with family. The home features comfortable bedrooms and well-appointed bathrooms, providing plenty of room for relaxation. Step outside to enjoy the open yard—perfect for outdoor activities, gardening, or simply taking in the peaceful surroundings.

3. 2023-03-27
   soldstatus $130,000 Sold 143-char remark

   Show marketing remark (143 chars)

   3-bedroom 1.5 bath brick ranch home sitting on a well landscaped 1.2 acre corner lot. Home features a generator hook up, an extra 24x22 garage.

4. 2023-03-27
   soldstatus $130,000 Closed 143-char remark

   Show marketing remark (143 chars)

   3-bedroom 1.5 bath brick ranch home sitting on a well landscaped 1.2 acre corner lot. Home features a generator hook up, an extra 24x22 garage.

5. 2023-02-26
   status Pending 143-char remark

   Show marketing remark (143 chars)

   3-bedroom 1.5 bath brick ranch home sitting on a well landscaped 1.2 acre corner lot. Home features a generator hook up, an extra 24x22 garage.

6. 2023-02-17
   status Active 143-char remark

   Show marketing remark (143 chars)

   3-bedroom 1.5 bath brick ranch home sitting on a well landscaped 1.2 acre corner lot. Home features a generator hook up, an extra 24x22 garage.

7. 2023-02-09
   status Pending 143-char remark

   Show marketing remark (143 chars)

   3-bedroom 1.5 bath brick ranch home sitting on a well landscaped 1.2 acre corner lot. Home features a generator hook up, an extra 24x22 garage.

8. 2023-02-04
   status Active 143-char remark

   Show marketing remark (143 chars)

   3-bedroom 1.5 bath brick ranch home sitting on a well landscaped 1.2 acre corner lot. Home features a generator hook up, an extra 24x22 garage.

9. 2023-02-01
   status Pending 143-char remark

   Show marketing remark (143 chars)

   3-bedroom 1.5 bath brick ranch home sitting on a well landscaped 1.2 acre corner lot. Home features a generator hook up, an extra 24x22 garage.

10. 2023-01-25
    listed $129,000 Active 143-char remark

    Show marketing remark (143 chars)

    3-bedroom 1.5 bath brick ranch home sitting on a well landscaped 1.2 acre corner lot. Home features a generator hook up, an extra 24x22 garage.

11. 2018-04-25
    soldstatus $117,000 Closed
12. 2018-04-25
    soldstatus $117,000
13. 2018-04-25
    soldstatus $117,000
14. 2017-09-25
    listed $112,500
15. 2017-09-25
    listed $112,500
16. 2004-05-28
    soldstatus $102,500
17. 1995-01-04
    soldstatus $82,500

ⓘ 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: $1,486 · $124/mo
• Projected year-2 tax: $2,459 · $205/mo
• Expected delta: +$973/yr (+$81/mo · 65.5%)

ⓘ 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 ≥99°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,107
• − Mortgage interest: −$12,323
• − Property taxes: −$1,486
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,129
• − Management: −$1,129
• − Depreciation: −$6,400
• Taxable loss: −$9,460
• Est. tax savings @ 24.0%: +$2,270
• After-tax cash flow: $-3,016/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: Mississinawa Valley Local
• NCES district ID: 3904667
• Math proficiency: 56% ▼ -11.00%
• Reading proficiency: 51% ▼ -13.00%
• Median HH income: $40,999
• Composite: 44.86/100
• National rank: #2727
• State rank: #405 of 656 in OH

Livability — Union City

• Score: 63/100
• State rank: #854
• US rank: #15985

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Darke · 50,606 people
• Population (ZIP): 3,349
• Household income: $46,974
• Rent vs Own: 29.7% rent · 70.3% own
• Severe rent burden: 5.9

Population outlook (Darke County) Hauer SSP2

• Today (2025): 49,377 people
• By 2030: 47,494 · -3.8%
• By 2040: 43,553 · -11.8%
• By 2050: 39,320 · -20.4%
• By 2075: 30,091 · -39.1%
• By 2100: 21,110 · -57.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Hispanic / Latino 9% Two or more races 6% Asian 2%
• Hispanic origin (detail): Mexican 4% Cuban 4%
• Common ancestry: Iranian 1% Slovak 1%
• Foreign-born: 2% · Canada, China
• Languages at home: 96% English-only · Spanish 2% Chinese 2%

Political lean MEDSL · Darke

• 2024 margin: Solid R (+65.4) · D 17.0% · R 82.3%
• 2008→2024 swing: -29.2pp toward R · 2008: -36.1pp · 2024: -65.4pp
• All cycles: 2024: R+65.4 2020: R+63.6 2016: R+61.2 2012: R+44.9 2008: R+36.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 13.15%
• Current HPI: 270.1901
• 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

+166.7% since first listed

17 events — show timeline

• 2026-05-13 Pending — Dayton MLS
• 2026-04-20 Listed $220,000 Dayton MLS
• 2023-03-27 Sold (MLS) $130,000 Dayton MLS
• 2023-03-27 Sold (MLS) $130,000 Dayton MLS
• 2023-02-26 Pending — Dayton MLS
• 2023-02-17 Relisted — Dayton MLS
• 2023-02-09 Pending — Dayton MLS
• 2023-02-04 Relisted — Dayton MLS
• 2023-02-01 Pending — Dayton MLS
• 2023-01-25 Listed $129,000 Dayton MLS
• 2018-04-25 Sold (MLS) $117,000 WRIST
• 2018-04-25 Sold (MLS) $117,000 Dayton MLS
• 2018-04-25 Sold (MLS) $117,000 Dayton MLS
• 2017-09-25 Listed $112,500 WRIST
• 2017-09-25 Listed $112,500 Dayton MLS
• 2004-05-28 Sold (Public Records) $102,500 Public Records
• 1995-01-04 Sold (Public Records) $82,500 Public Records

Property tax history

+3.9%/yr

Latest (2025): $1,486 · -2.4% YoY. Source: county tax records.