514 S Lafayette St · Montpelier, OH 43543

$85,000

3 bd · 1.0 ba · 1,138 sqft · SingleFamily public records · 46 Days on market

Built 1920 8,712 sqft lot $75/sqft · at area comps Est $86k · at est.

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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 +29.1/30.0
• DSCR +10.0/10.0
• ARV discount +7.8/15.0
• 1% rule +7.4/10.0
• 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

Listing remarks

VERY AFFORDABLE 3 BEDROOM 1 BATH HOME IN MONTPELIER. DETACHED GARAGE AND SHED FOR STORAGE. LARGE LIVING/DINING ROOM AREA. MAIN FLOOR BEDROOM WITH 2 BEDROOMS UPSTAIRS. FULL BASEMENT FOR STORAGE AND LAUNDRY. LARGE YARD WITH ALLEY ACCESS. SET YOUR APPOINTMENT UP TODAY.

Key facts

• Alley access
• Large yard
• Full basement

Tags

• DETACHED GARAGE
• LARGE LIVING DINING ROOM
• FULL BASEMENT
• LARGE YARD
• ALLEY ACCESS

Property features AI

Exterior

• Parking: Detached garage; Off-street parking; 1 garage space (2 total parking spaces)
• Utilities: Electricity connected; Natural gas connected; Public water; Sanitary sewer connected
• Home design: Single-family house; Two levels (2 stories); Property not attached; No common walls
• Construction: Aluminum, vinyl, and wood siding; Block foundation
• Exterior features: Shingle roof

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: Primary bedroom on main level (8 x 10); Bedroom 2 on upper level (10 x 12); Bedroom 3 on upper level (10 x 12)
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Storage; Full unfinished basement
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $295 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $82k (3.0% below list) — sets the bar for market timing.

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 $588 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $18k; list at $85k implies a 372% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $82,450 (3.0% below list)

Questions for the listing agent

1. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — 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. 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 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: 1.24% ✓
• Cap rate: 10.45%
• Cash-on-cash: 14.85%
• DSCR: 1.66
• GRM: 6.7

CMA / ARV

• ARV (median comp): $85,607
• List price: $85,000
• Delta: -0.71%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
109 N Pleasant St	0.40mi	3/1.0	1,168 (+3%)	3mo	$90,000	$77	75
702 E Lawrence St	0.13mi	2/1.5 (-1)	1,086 (-5%)	11mo	$125,000	$115	70
426 E Water	0.43mi	2/1.0 (-1)	1,141 (+0%)	6mo	$135,000	$118	69
212 S Pleasant St	0.29mi	2/1.0 (-1)	1,186 (+4%)	8mo	$80,000	$67	68
915 Delaware Ave	0.59mi	3/1.5	1,120 (-2%)	1mo	$155,000	$138	67
1032 E Madison St	0.52mi	3/1.0	1,200 (+5%)	8mo	$105,000	$88	60
402 Empire St	0.40mi	3/2.0	1,040 (-9%)	5mo	$180,735	$174	59
222 S Pleasant St	0.27mi	4/1.5 (+1)	1,267 (+11%)	4mo	$157,500	$124	58
314 N Jonesville St	0.63mi	3/1.0	1,031 (-9%)	2mo	$58,000	$56	53
409 W Water St	0.65mi	3/1.0	1,034 (-9%)	11mo	$28,000	$27	46
807 Linden St	0.57mi	3/1.0	1,282 (+13%)	10mo	$110,000	$86	43
107 W Water St	0.54mi	3/2.0	1,306 (+15%)	9mo	$65,000	$50	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 5.4%
• Equity multiple: 1.21×
• Total profit: $4,973
• Equity at exit: $12,674

10-year hold

• IRR: 14.8%
• Equity multiple: 2.19×
• Total profit: $28,433
• Equity at exit: $7,349

Cash invested: $23,800 (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: 6.7×

Monthly cashflow live

• Estimated rent: $1,056 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$58 /mo · $700/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$222
• Net cashflow: $295

Break-even live

Break-even rent $683

Max offer price $85,000

Occupancy floor 67%

Sensitivity live

Price	-10% $343	-5% $319	+0% $295	+5% $270	+10% $246
Rent	-10% $211	-5% $253	+0% $295	+5% $336	+10% $378
Rate	-1.0pp $337	-0.5pp $316	base $295	+0.5pp $273	+1.0pp $250

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $85,000 Active 46 DOM
2. 2026-06-18
   days on market $85,000 Active 44 DOM
3. 2026-06-17
   days on market $85,000 Active 43 DOM
4. 2026-06-16
   days on market $85,000 Active 42 DOM
5. 2026-06-15
   days on market $85,000 Active 41 DOM
6. 2026-06-13
   days on market $85,000 Active 39 DOM
7. 2026-06-12
   days on market $85,000 Active 38 DOM
8. 2026-06-09
   days on market $85,000 Active 35 DOM
9. 2026-06-08
   days on market $85,000 Active 34 DOM
10. 2026-06-08
    days on market $85,000 Active 33 DOM
11. 2026-06-05
    days on market $85,000 Active 31 DOM
12. 2026-06-04
    days on market $85,000 Active 29 DOM
13. 2026-06-02
    days on market $85,000 Active 28 DOM
14. 2026-06-01
    days on market $85,000 Active 27 DOM
15. 2026-05-31
    days on market $85,000 Active 26 DOM
16. 2026-05-04
    listed $85,000 Active 272-char remark
17. 2003-12-12
    soldstatus $18,000

ⓘ 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: $700 · $58/mo
• Projected year-2 tax: $1,013 · $84/mo
• Expected delta: +$313/yr (+$26/mo · 44.7%)

ⓘ 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 · 0% 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: $12,669
• − Mortgage interest: −$4,761
• − Property taxes: −$700
• − Insurance: −$425
• − Repairs & maintenance: −$1,014
• − Management: −$1,014
• − Depreciation: −$2,473
• Taxable income: $2,283
• Est. tax owed @ 24.0%: −$548
• After-tax cash flow: $2,987/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

+372.2% since first listed

2 events — show timeline

• 2026-05-04 Listed $85,000 NORIS
• 2003-12-12 Sold (Public Records) $18,000 Public Records

Property tax history

+2.3%/yr

Latest (2025): $700 · +0.0% YoY. Source: county tax records.