17785 Hengstler Rd · Uniopolis, OH 45895

$1

3 bd · 1.0 ba · 3,128 sqft · SingleFamily · 46 Days on market

Built 1900 80 ac lot

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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).

• Cash flow +15.0/30.0
• ARV discount +7.5/15.0
• Schools +5.5/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This offering presents a unique opportunity to purchase a well-located Auglaize County property in three individual tracts, each appealing to a variety of buyers. Tract 1 consists of approximately 52.20 acres of productive tillable farmland, offering strong agricultural value and income potential. Tract 2 includes approximately 19.50 acres, featuring 5.43 acres of tillable ground and 14.07 acres of mature woods, providing an excellent setting for recreation or a potential building site. This tract is approved for residential construction, with soil testing and septic evaluation completed through Auglaize County, and lot size-to-depth requirements confirmed by the County Engineer. A high-pressure oil pipeline easement does cross this tract; interested parties are encouraged to contact the auctioneer for full details. Tract 3, encompassing approximately 8.30 acres, features a large Victorian-style five-bedroom home with distinctive architectural character that will appeal to those with an appreciation for historic properties and renovation potential. This combination of quality farmland, recreational acreage, and a historically significant homesite makes for a diverse and compelling auction opportunity. Note, the house is currently uninhabitable.

Key facts

• Mature woods
• Renovation potential
• 80 acre lot

Tags

• PRODUCTIVE TILLABLE FARMLAND
• MATURE WOODS
• SOIL TESTING COMPLETED
• SEPTIC EVALUATION COMPLETED
• LARGE VICTORIAN-STYLE HOME
• RENOVATION POTENTIAL

🔨 Auction listing. The $1 list price is a nominal opening bid, not a real ask — every metric below is computed on the estimated value $1 (ARV from comps), not the list price.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $1.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $1).

Location & tenants

• Location reads 62/100 on livability (#859 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Wapakoneta City (town): math 66% / reading 63% proficiency, ranked #218 of 656 in OH (top 33%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 41 active listings in the ZIP; 121 units permitted in Auglaize County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $0 of loan paydown is wiped out by about $0 of value loss. Plan a longer hold.
• Auglaize County population projected at -12% 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 $0 cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($0) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $1

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 5% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — 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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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?
6. 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.
7. 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.
8. 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: 147217.00% ✓
• Cap rate: 1395615.16%
• Cash-on-cash: 4984317.38%
• DSCR: 221775.08
• GRM: 0.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 264624.60×
• Total profit: $74,095
• Equity at exit: $0

10-year hold

• IRR: —
• Equity multiple: 571396.63×
• Total profit: $159,991
• Equity at exit: $0

Cash invested: $0 (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 45895

• Home prices YoY: -30.9%
• Active inventory: 41

Monthly cashflow live

• Estimated rent: $1,472 medium
• Mortgage (P&I): −$0
• Tax est. 1.5%: −$0 /mo · $0/yr
• Insurance: −$0
• HOA: −$0
• Vacancy / Maint / Mgmt: −$309
• Net cashflow: $1,163

Break-even live

Break-even rent —

Max offer price $1

Occupancy floor 16%

Sensitivity live

Price	-10% $1,163	-5% $1,163	+0% $1,163	+5% $1,163	+10% $1,163
Rent	-10% $1,047	-5% $1,105	+0% $1,163	+5% $1,221	+10% $1,279
Rate	-1.0pp $1,163	-0.5pp $1,163	base $1,163	+0.5pp $1,163	+1.0pp $1,163

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: $0
• Closing costs: $0
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-05-12
   status Pending 1264-char remark

   Show marketing remark (1264 chars)

   This offering presents a unique opportunity to purchase a well-located Auglaize County property in three individual tracts, each appealing to a variety of buyers. Tract 1 consists of approximately 52.20 acres of productive tillable farmland, offering strong agricultural value and income potential. Tract 2 includes approximately 19.50 acres, featuring 5.43 acres of tillable ground and 14.07 acres of mature woods, providing an excellent setting for recreation or a potential building site. This tract is approved for residential construction, with soil testing and septic evaluation completed through Auglaize County, and lot size-to-depth requirements confirmed by the County Engineer. A high-pressure oil pipeline easement does cross this tract; interested parties are encouraged to contact the auctioneer for full details. Tract 3, encompassing approximately 8.30 acres, features a large Victorian-style five-bedroom home with distinctive architectural character that will appeal to those with an appreciation for historic properties and renovation potential. This combination of quality farmland, recreational acreage, and a historically significant homesite makes for a diverse and compelling auction opportunity. Note, the house is currently uninhabitable.

2. 2026-03-27
   listed $1 Active 1264-char remark

   Show marketing remark (1264 chars)

   This offering presents a unique opportunity to purchase a well-located Auglaize County property in three individual tracts, each appealing to a variety of buyers. Tract 1 consists of approximately 52.20 acres of productive tillable farmland, offering strong agricultural value and income potential. Tract 2 includes approximately 19.50 acres, featuring 5.43 acres of tillable ground and 14.07 acres of mature woods, providing an excellent setting for recreation or a potential building site. This tract is approved for residential construction, with soil testing and septic evaluation completed through Auglaize County, and lot size-to-depth requirements confirmed by the County Engineer. A high-pressure oil pipeline easement does cross this tract; interested parties are encouraged to contact the auctioneer for full details. Tract 3, encompassing approximately 8.30 acres, features a large Victorian-style five-bedroom home with distinctive architectural character that will appeal to those with an appreciation for historic properties and renovation potential. This combination of quality farmland, recreational acreage, and a historically significant homesite makes for a diverse and compelling auction opportunity. Note, the house is currently uninhabitable.

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

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 · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,666
• − Mortgage interest: −$0
• − Property taxes: −$0
• − Insurance: −$0
• − Repairs & maintenance: −$1,413
• − Management: −$1,413
• − Depreciation: −$0
• Taxable income: $14,839
• Est. tax owed @ 24.0%: −$3,561
• After-tax cash flow: $10,395/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: Wapakoneta City
• NCES district ID: 3904498
• Math proficiency: 66% ▼ -8.00%
• Reading proficiency: 63% ▼ -4.00%
• Median HH income: $51,471
• Composite: 54.97/100
• National rank: #1303
• State rank: #218 of 656 in OH

Livability — Uniopolis

• Score: 62/100
• State rank: #859
• US rank: #16137

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Auglaize · 44,666 people
• City population: 237
• Population (ZIP): 17,983
• Household income: $72,965
• Rent vs Own: 26.0% rent · 74.0% own
• Severe rent burden: 4.1

Population outlook (Auglaize County) Hauer SSP2

• Today (2025): 45,247 people
• By 2030: 44,448 · -1.8%
• By 2040: 42,355 · -6.4%
• By 2050: 39,722 · -12.2%
• By 2075: 33,967 · -24.9%
• By 2100: 26,839 · -40.7%

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: Slovak 1% Lithuanian 1% Italian 1%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Auglaize

• 2024 margin: Solid R (+64.6) · D 17.3% · R 81.9%
• 2008→2024 swing: -23.4pp toward R · 2008: -41.2pp · 2024: -64.6pp
• All cycles: 2024: R+64.6 2020: R+62.6 2016: R+62.6 2012: R+48.9 2008: R+41.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -88.24%
• Current HPI: 197.7334
• 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