941 E Elm St · Union City, OH 45390

$39,900

2 bd · 2.5 ba · 1,120 sqft · SingleFamily public records · 9 Days on market

Built 1930 8,320 sqft lot

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Why this score? — see what drove the A- 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
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.5/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Investor special! Fire-damaged 2-bedroom, 1.5-bath ranch home situated on a 0.19-acre lot in Union City. Property features an attached garage and is being sold strictly AS-IS. Fire damage reportedly affected the roof, attic, kitchen, garage door, and electrical components. Excellent opportunity for investors, contractors, or buyers looking for a rehabilitation project. Seller will make no repairs. Cash offers preferred. Buyer to perform all due diligence regarding condition, utilities, room sizes, and permitted uses.

Key facts

• 8,320 sq ft lot
• Built 1930
• Listed 9 days

Property features AI

Finance

• Financial info: Offered for sale

Exterior

• Parking: No garage
• Home design: Single-story framed residence; Slab foundation
• Construction: Frame construction; Slab foundation
• Exterior features: Residential lot approximately 0.19 acres (lot dimensions: 47 x 96 x 49 x 113)

Interior

• Bedrooms: Two bedrooms on the main level (approx. 10 x 10 and 12 x 12)
• Bathrooms: Two full bathrooms and one half bathroom; Two bathrooms located on the main level
• Interior features: One-level living

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath single-family listed at $40k.

Deal economics

• At list price, monthly cash flow is $377 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($841 rent vs $40k).

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: health & safety C-, amenities F, commute 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.
• Zoned schools: Mississinawa Valley Elementary School (math 56% / reading 49%, grade C-, #846 of 1,584 statewide, top 54%, 316 students, 99% FRL); Mississinawa Valley Jr/Sr High School (math 57% / reading 57%, grade C, #275 of 781 statewide, top 37%, 280 students, 0% FRL) — zoned schools average 50% FRL vs 70% district-wide (20 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 15 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 43 units permitted in Darke County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($276 loan paydown + $4k 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.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $39,900

Questions for the listing agent

1. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 2.11% ✓
• Cap rate: 17.62%
• Cash-on-cash: 40.47%
• DSCR: 2.80
• GRM: 4.0

CMA / ARV

• ARV (on-the-fly): $127,680
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
121 N Sycamore St	0.39mi	3/1.0 (+1)	1,056 (-6%)	1mo	$120,000	$114	60
717 Lynwood Ct	0.20mi	3/1.5 (+1)	1,107 (-1%)	24mo	$129,900	$117	60
119 N Sycamore St	0.39mi	3/1.0 (+1)	1,016 (-9%)	7mo	$110,000	$108	50
543 N Walnut St	0.55mi	3/1.0 (+1)	1,008 (-10%)	6mo	$112,550	$112	41
225 S State Line St	0.71mi	2/1.0	1,212 (+8%)	18mo	$80,000	$66	33
10077 State Road 47	0.63mi	3/1.0 (+1)	988 (-12%)	17mo	$135,000	$137	26

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 55.6%
• Equity multiple: 5.09×
• Total profit: $45,745
• Equity at exit: $35,945

10-year hold

• IRR: 49.2%
• Equity multiple: 11.37×
• Total profit: $115,883
• Equity at exit: $77,517

Cash invested: $11,172 (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 45390

• Home prices YoY: 5.1%
• Active inventory: 15
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $841 medium
• Mortgage (P&I): −$209
• Tax from tax record: −$62 /mo · $741/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$177
• Net cashflow: $377

Break-even live

Break-even rent $364

Max offer price $39,900

Occupancy floor 50%

Sensitivity live

Price	-10% $399	-5% $388	+0% $377	+5% $365	+10% $354
Rent	-10% $310	-5% $344	+0% $377	+5% $410	+10% $443
Rate	-1.0pp $397	-0.5pp $387	base $377	+0.5pp $366	+1.0pp $356

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: $9,975
• Closing costs: $1,197
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
310 N Walnut St Union City, IN	1.0–2.0	1.0	750	$841	$1.12	45d	1	0.97mi

Listing history 8 events

1. 2026-06-21
   days on market $39,900 Active 9 DOM
2. 2026-06-21
   days on market $39,900 Active 8 DOM
3. 2026-06-18
   days on market $39,900 Active 6 DOM
4. 2026-06-17
   days on market $39,900 Active 5 DOM
5. 2026-06-16
   days on market $39,900 Active 4 DOM
6. 2026-06-15
   days on market $39,900 Active 3 DOM
7. 2026-06-12
   remarks 522-char remark
8. 2026-06-12
   listed $39,900 Active 1 DOM

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

Tax reassessment forecast OH · Partial reset (capped growth)

• Current annual tax: $741 · $62/mo
• Projected year-2 tax: $741 · $62/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 ≥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: $10,092
• − Mortgage interest: −$2,235
• − Property taxes: −$741
• − Insurance: −$200
• − Repairs & maintenance: −$807
• − Management: −$807
• − Depreciation: −$1,161
• Taxable income: $4,141
• Est. tax owed @ 24.0%: −$994
• After-tax cash flow: $3,527/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

• Census place: Union City, OH
• 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

1 event — show timeline

• 2026-06-12 Listed $39,900 Dayton MLS

Property tax history

+4.6%/yr

Latest (2025): $741 · -0.2% YoY. Source: county tax records.