8977 Liberty St · Union City, OH 45390

$129,900

4 bd · 2.0 ba · 1,466 sqft · SingleFamily public records · 14 Days on market

Built 1900 7,588 sqft lot

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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 +20.7/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.6/10.0
• 1% rule +4.5/10.0
• Schools +4.5/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Lots of potential! This 4 bedroom 2 bath home located in Hillgrove is your canvas! Master bedroom with attach full bath located on main floor. Detached garage and enclosed front porch perfect for relaxing! Price reflects condition of home and home is being sold as is. Room sizes are estimates. All information is gathered from seller and Darke County auditors website. Information on this listing is not guaranteed or warranted. Selling Agent Mary E. North is member of North Heritage Development LLC, seller of property.

Key facts

• Open living room
• Front porch
• Water heater

Tags

• OPEN LIVING ROOM
• FAMILY ROOM
• FRONT PORCH
• NEW ROOF
• FULL HOUSE FILTRATION SYSTEM
• WATER HEATER

Property features AI

Finance

• Financial info: Offered for sale

Exterior

• Parking: No garage
• Utilities: Has heating
• Home design: Vinyl siding exterior
• Construction: Vinyl siding construction
• Exterior features: Residential lot of approximately 0.174 acres

Interior

• Bedrooms: 6 total rooms (bedroom count not specified)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating
• Interior features: Partial basement

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $175 ($2k/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 $124k (4.6% below list).
• Recommended offer: $124k (4.6% 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: 13 active listings in the ZIP; 43 units permitted in Darke County in 2024 (0 in 5+ unit buildings).
• This rent runs 32% 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 $14k of equity ($898 loan paydown + $13k 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 $36k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 11y 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 $37k; list at $130k implies a 251% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $123,970 (4.6% below list)

Questions for the listing agent

1. Built in 1900 — 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: 0.95% ✗
• Cap rate: 7.91%
• Cash-on-cash: 5.79%
• DSCR: 1.26
• GRM: 8.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 28.5%
• Equity multiple: 3.25×
• Total profit: $81,877
• Equity at exit: $117,024

10-year hold

• IRR: 24.8%
• Equity multiple: 7.39×
• Total profit: $232,253
• Equity at exit: $252,367

Cash invested: $36,372 (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: 13
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,240 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$69 /mo · $824/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $175

Break-even live

Break-even rent $1,018

Max offer price $129,900

Occupancy floor 81%

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-18
   days on market $129,900 Active 14 DOM
2. 2026-06-17
   days on market $129,900 Active 13 DOM
3. 2026-06-16
   days on market $129,900 Active 12 DOM
4. 2026-06-16
   price $129,900 Active 11 DOM
5. 2026-06-15
   days on market $134,900 Active 11 DOM
6. 2026-06-13
   days on market $134,900 Active 9 DOM
7. 2026-06-12
   days on market $134,900 Active 8 DOM
8. 2026-06-09
   days on market $134,900 Active 5 DOM
9. 2026-06-08
   days on market $134,900 Active 4 DOM
10. 2026-06-08
    days on market $134,900 Active 3 DOM
11. 2026-06-05
    remarks 682-char remark
12. 2026-06-05
    listed $134,900 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: $824 · $69/mo
• Projected year-2 tax: $1,425 · $119/mo
• Expected delta: +$601/yr (+$50/mo · 73.0%)

ⓘ 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 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: $14,876
• − Mortgage interest: −$7,276
• − Property taxes: −$824
• − Insurance: −$650
• − Repairs & maintenance: −$1,190
• − Management: −$1,190
• − Depreciation: −$3,779
• Taxable loss: −$33
• Est. tax savings @ 24.0%: +$8
• After-tax cash flow: $2,112/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

+542.4% since first listed

14 events — show timeline

• 2026-06-04 Listed $134,900 Dayton MLS
• 2024-02-09 Sold (MLS) $37,000 Dayton MLS
• 2024-02-09 Sold (MLS) $37,000 Dayton MLS
• 2024-01-12 Pending — Dayton MLS
• 2024-01-12 Listed $25,000 Dayton MLS
• 2016-12-02 Sold (Public Records) $49,900 Public Records
• 2015-11-28 Listing Removed — WRIST
• 2015-11-28 Listing Removed — Dayton MLS
• 2015-06-17 Listed $49,900 WRIST
• 2015-06-17 Listed $49,900 Dayton MLS
• 2004-11-12 Sold (Public Records) $48,000 Public Records
• 2002-08-21 Sold (Public Records) $20,000 Public Records
• 1997-10-23 Sold (Public Records) $22,000 Public Records
• 1995-06-29 Sold (Public Records) $21,000 Public Records

Property tax history

+4.6%/yr

Latest (2025): $824 · +0.8% YoY. Source: county tax records.