608 Poplar St · West Union, OH 45693

$99,900

3 bd · 1.0 ba · 1,416 sqft · SingleFamily public records · 8 Days on market

Built 1971 9,932 sqft lot Est $193k · 48% under

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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 +24.9/30.0
• ARV discount +15.0/15.0
• DSCR +8.1/10.0
• 1% rule +6.2/10.0
• Schools +4.1/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Well-maintained 3-bedroom home with major updates already completed, including newer roof, siding, HVAC system, updated electrical, and flooring. Spacious layout with updated kitchen improvements and public water/sewer. Property is structurally sound with most remaining updates being cosmetic. Attached garage was converted to storage but can easily be converted back. Conveniently located in West Union and being sold AS IS.

Key facts

• Updated electrical
• Public sewer
• Converted storage

Tags

• NEWER ROOF
• UPDATED ELECTRICAL
• UPDATED KITCHEN IMPROVEMENTS
• PUBLIC WATER
• PUBLIC SEWER
• CONVERTED STORAGE

Property features AI

Finance

• Other: Residential zoning
• HOA & community: No homeowners association

Exterior

• Utilities: Public water; Public sewer; Electric water heater
• Home design: Ranch-style single family home; One level; Slab foundation
• Construction: Wood siding construction
• Exterior features: Shingle roof; Wood siding; Other window features

Interior

• Kitchen: Kitchen (10 x 12)
• Bedrooms: One bedroom (12 x 12) on main level
• Bathrooms: One full bathroom on main level
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Three total rooms; Partial basement
• Laundry & utility: Main-level laundry room (7 x 8)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $214 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).

Location & tenants

• Location reads 73/100 on livability (#319 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, crime A-; Watch: schools D, amenities F, commute F.
• Adams County Ohio Valley Local (rural): math 48% / reading 51% proficiency, ranked #463 of 656 in OH (top 71%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 32 active listings in the ZIP; 42 units permitted in Adams County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Adams County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $54k; list at $100k implies a 85% gain — meaningful room to come down on a strong offer.

Recommended offer $99,900

Questions for the listing agent

1. Built in 1971 — 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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.12% ✓
• Cap rate: 8.86%
• Cash-on-cash: 9.17%
• DSCR: 1.41
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $192,576
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
924 Cosby St	0.24mi	3/1.0	1,474 (+4%)	12mo	$155,000	$105	72
13361 St Rt 41	0.18mi	3/2.0	1,338 (-6%)	13mo	$155,500	$116	68
430 Poplar St	0.18mi	3/1.0	1,228 (-13%)	2mo	$30,000	$24	67
9727 St Rt 125	0.58mi	3/2.0	1,434 (+1%)	1mo	$160,000	$112	66
204 E North St	0.34mi	3/1.0	1,315 (-7%)	8mo	$191,000	$145	66
902 E Walnut St	0.40mi	3/2.0	1,494 (+6%)	6mo	$175,000	$117	63
408 W South St	0.67mi	3/2.0	1,458 (+3%)	2mo	$226,000	$155	58
707 Boyd Ave	0.12mi	2/2.0 (-1)	1,255 (-11%)	11mo	$175,000	$139	58
222 Kennedy Ave	0.60mi	3/2.0	1,460 (+3%)	7mo	$198,000	$136	57
260 Randy St	0.72mi	3/2.0	1,392 (-2%)	6mo	$240,000	$172	55
353 Chestnut Ridge Rd	0.56mi	3/2.0	1,287 (-9%)	2mo	$220,000	$171	53
111 Randy St	0.57mi	3/1.0	1,272 (-10%)	13mo	$145,000	$114	46

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: -2.4%
• Equity multiple: 0.91×
• Total profit: $-2,575
• Equity at exit: $14,895

10-year hold

• IRR: 7.3%
• Equity multiple: 1.55×
• Total profit: $15,305
• Equity at exit: $8,638

Cash invested: $27,972 (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 45693

• Home prices YoY: -21.0%
• Active inventory: 32
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,122 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$108 /mo · $1,290/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$236
• Net cashflow: $214

Break-even live

Break-even rent $852

Max offer price $99,900

Occupancy floor 76%

Sensitivity live

Price	-10% $270	-5% $242	+0% $214	+5% $185	+10% $157
Rent	-10% $125	-5% $169	+0% $214	+5% $258	+10% $302
Rate	-1.0pp $264	-0.5pp $239	base $214	+0.5pp $188	+1.0pp $161

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-21
   days on market $99,900 Active 8 DOM
2. 2026-06-18
   days on market $99,900 Active 6 DOM
3. 2026-06-17
   days on market $99,900 Active 5 DOM
4. 2026-06-16
   days on market $99,900 Active 4 DOM
5. 2026-06-15
   days on market $99,900 Active 3 DOM
6. 2026-06-12
   remarks 426-char remark
7. 2026-06-12
   listed $99,900 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: $1,290 · $108/mo
• Projected year-2 tax: $1,424 · $119/mo
• Expected delta: +$134/yr (+$11/mo · 10.4%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥100°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,468
• − Mortgage interest: −$5,596
• − Property taxes: −$1,290
• − Insurance: −$500
• − Repairs & maintenance: −$1,077
• − Management: −$1,077
• − Depreciation: −$2,906
• Taxable income: $1,022
• Est. tax owed @ 24.0%: −$245
• After-tax cash flow: $2,319/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: Adams County Ohio Valley Local
• NCES district ID: 3906190
• Math proficiency: 48% ▼ -9.00%
• Reading proficiency: 51% ▼ -7.00%
• Median HH income: $35,314
• Composite: 40.96/100
• National rank: #3603
• State rank: #463 of 656 in OH

Livability — West Union

• Score: 73/100
• State rank: #319
• US rank: #5201

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Union, OH
• County: Adams · 32,832 people
• Population (ZIP): 8,452
• Household income: $45,556
• Rent vs Own: 29.0% rent · 71.0% own
• Severe rent burden: 9.3

Population outlook (Adams County) Hauer SSP2

• Today (2025): 26,467 people
• By 2030: 25,354 · -4.2%
• By 2040: 22,951 · -13.3%
• By 2050: 20,394 · -22.9%
• By 2075: 14,824 · -44.0%
• By 2100: 9,909 · -62.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 2%
• Common ancestry: Slovak 2% Italian 1% Scottish 1%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Adams

• 2024 margin: Solid R (+65.7) · D 16.9% · R 82.6%
• 2008→2024 swing: -41.6pp toward R · 2008: -24.1pp · 2024: -65.7pp
• All cycles: 2024: R+65.7 2020: R+63.5 2016: R+55.6 2012: R+26.3 2008: R+24.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -53.44%
• Current HPI: 200.6554
• 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

+85.0% since first listed

2 events — show timeline

• 2026-06-11 Listed $99,900 Cincy MLS
• 2009-11-13 Sold (Public Records) $54,000 Public Records

Property tax history

+6.8%/yr

Latest (2025): $1,290 · +29.8% YoY. Source: county tax records.