677 Villa Dr · Ontario, OH 44906

$184,900

2 bd · 2.0 ba · 1,132 sqft · Condo public records · 89 Days on market

Built 1999 Est $184k · at est.

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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 +13.0/30.0
• ARV discount +7.3/15.0
• Schools +5.9/10.0
• DSCR +3.9/10.0
• Livability +3.3/5.0
• 1% rule +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Just in time for summer. Well-maintained 2 bed, 2 full bath condo in a convenient, desirable location. This clean, move-in ready home features a comfortable layout, spacious bedrooms, and all appliances included, plus washer and dryer. New furnace & thermostat 2025. Enjoy quiet mornings or evenings on the covered porch in this peaceful setting. Located just minutes from restaurants, grocery stores, and the hospital for easy everyday living.

Key facts

• Covered porch
• New furnace
• New thermostat

Tags

• COVERED PORCH
• NEW FURNACE
• NEW THERMOSTAT
• CONVENIENT LOCATION
• PEACEFUL SETTING

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $185k.

Deal economics

• At list price, monthly cash flow is $-12 ($-139/yr) — negative.
• To cash-flow at today's rent, offer at most $183k (1.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $150k (19.1% below list).
• Recommended offer: $150k (19.1% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 2.4% in Ontario — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 66/100 on livability (#673 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety B+; Watch: amenities F, commute F.
• Ontario Local (rural): math 66% / reading 71% proficiency, ranked #161 of 656 in OH (top 24%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 20% free/reduced lunch — higher-income household profile.
• Zoned schools: Stingel Elementary School (math 69% / reading 68%, grade B+, #434 of 1,584 statewide, top 28%, 937 students, 0% FRL); Ontario Middle School (math 68% / reading 71%, grade A, #143 of 654 statewide, top 23%, 468 students, 27% FRL); Ontario High School (math 52% / reading 77%, grade B-, #164 of 781 statewide, top 24%, 527 students, 24% FRL) — zoned schools at 17% FRL track the district average.
• Market conditions: 119 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 145 units permitted in Richland County in 2024 (0 in 5+ unit buildings).
• This rent runs 35% of the median local income ($51k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Richland County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 89 days — a 6% lower offer ($174k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $142k; 30% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $149,500 (19.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 89 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
7. 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?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.81% ✗
• Cap rate: 6.22%
• Cash-on-cash: -0.27%
• DSCR: 0.99
• GRM: 10.3

CMA / ARV

• ARV (median comp): $184,195
• List price: $184,900
• Delta: 0.38%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -16.8%
• Equity multiple: 0.41×
• Total profit: $-30,727
• Equity at exit: $27,569

10-year hold

• IRR: -8.6%
• Equity multiple: 0.46×
• Total profit: $-27,825
• Equity at exit: $15,987

Cash invested: $51,772 (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 44906

• Home prices YoY: -23.9%
• Active inventory: 119
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,495 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$146 /mo · $1,751/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$314
• Net cashflow: $-12

Break-even live

Break-even rent $1,510

Max offer price $182,860

Occupancy floor 96%

Sensitivity live

Price	-10% $93	-5% $41	+0% $-12	+5% $-64	+10% $-116
Rent	-10% $-130	-5% $-71	+0% $-12	+5% $48	+10% $107
Rate	-1.0pp $82	-0.5pp $35	base $-12	+0.5pp $-59	+1.0pp $-108

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: $46,225
• Closing costs: $5,547
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
99 Glenview Ontario, OH	2.0	1.5	1100	$1,495	$1.36	45d	1	1.23mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 23 events

1. 2026-06-22
   days on market $184,900 Active 89 DOM
2. 2026-06-21
   days on market $184,900 Active 88 DOM
3. 2026-06-19
   days on market $184,900 Active 86 DOM
4. 2026-06-18
   days on market $184,900 Active 85 DOM
5. 2026-06-17
   days on market $184,900 Active 84 DOM
6. 2026-06-16
   days on market $184,900 Active 83 DOM
7. 2026-06-15
   days on market $184,900 Active 82 DOM
8. 2026-06-14
   days on market $184,900 Active 80 DOM
9. 2026-06-12
   days on market $184,900 Active 79 DOM
10. 2026-06-09
    days on market $184,900 Active 76 DOM
11. 2026-06-08
    days on market $184,900 Active 75 DOM
12. 2026-06-07
    days on market $184,900 Active 74 DOM
13. 2026-06-05
    days on market $184,900 Active 71 DOM
14. 2026-06-02
    days on market $184,900 Active 69 DOM
15. 2026-06-01
    days on market $184,900 Active 68 DOM
16. 2026-05-31
    days on market $184,900 Active 67 DOM
17. 2026-05-30
    days on market $184,900 Active 66 DOM
18. 2026-05-11
    price $184,900 451-char remark

    Show marketing remark (451 chars)

    Just in time for summer. Well-maintained 2 bed, 2 full bath condo in a convenient, desirable location. This clean, move-in ready home features a comfortable layout, spacious bedrooms, and all appliances included, plus washer and dryer. New furnace & thermostat 2025. Enjoy quiet mornings or evenings on the covered porch in this peaceful setting. Located just minutes from restaurants, grocery stores, and the hospital for easy everyday living.

19. 2026-04-21
    price $199,900 451-char remark

    Show marketing remark (451 chars)

    Just in time for summer. Well-maintained 2 bed, 2 full bath condo in a convenient, desirable location. This clean, move-in ready home features a comfortable layout, spacious bedrooms, and all appliances included, plus washer and dryer. New furnace & thermostat 2025. Enjoy quiet mornings or evenings on the covered porch in this peaceful setting. Located just minutes from restaurants, grocery stores, and the hospital for easy everyday living.

20. 2026-03-25
    listed $219,900 Active 451-char remark

    Show marketing remark (451 chars)

    Just in time for summer. Well-maintained 2 bed, 2 full bath condo in a convenient, desirable location. This clean, move-in ready home features a comfortable layout, spacious bedrooms, and all appliances included, plus washer and dryer. New furnace & thermostat 2025. Enjoy quiet mornings or evenings on the covered porch in this peaceful setting. Located just minutes from restaurants, grocery stores, and the hospital for easy everyday living.

21. 2022-02-22
    soldstatus $142,000
22. 2021-05-27
    soldstatus $120,000
23. 2004-06-02
    soldstatus $104,000

ⓘ 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: $1,751 · $146/mo
• Projected year-2 tax: $2,318 · $193/mo
• Expected delta: +$567/yr (+$47/mo · 32.4%)

ⓘ 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 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥96°F today · 17 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: $17,940
• − Mortgage interest: −$10,357
• − Property taxes: −$1,751
• − Insurance: −$924
• − Repairs & maintenance: −$1,435
• − Management: −$1,435
• − Depreciation: −$5,379
• Taxable loss: −$3,342
• Est. tax savings @ 24.0%: +$802
• After-tax cash flow: $664/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: Ontario Local
• NCES district ID: 3904947
• Math proficiency: 66% ▼ -7.00%
• Reading proficiency: 71% ▼ -3.00%
• Median HH income: $54,754
• Composite: 58.57/100
• National rank: #989
• State rank: #161 of 656 in OH

Livability — Ontario

• Score: 66/100
• State rank: #673
• US rank: #11878

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ontario, OH
• County: Richland · 128,966 people
• City population: 17,059
• Metro: Mansfield, OH
• Population (ZIP): 17,059
• Household income: $51,358
• Rent vs Own: 38.2% rent · 61.8% own
• Severe rent burden: 13.7

Population outlook (Richland County) Hauer SSP2

• Today (2025): 115,577 people
• By 2030: 111,669 · -3.4%
• By 2040: 103,323 · -10.6%
• By 2050: 95,135 · -17.7%
• By 2075: 76,719 · -33.6%
• By 2100: 57,188 · -50.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Black 5% Two or more races 4% Asian 2% Hispanic / Latino 1%
• Common ancestry: Slovak 3% Serbian 3% Italian 2%
• Foreign-born: 3% · South Korea
• Languages at home: 95% English-only · German/W. Germanic 1% Spanish 1% Other Indo-European 1%

Political lean MEDSL · Richland

• 2024 margin: Solid R (+42.3) · D 28.4% · R 70.8%
• 2008→2024 swing: -28.8pp toward R · 2008: -13.6pp · 2024: -42.3pp
• All cycles: 2024: R+42.3 2020: R+39.7 2016: R+37.5 2012: R+20.1 2008: R+13.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -70.59%
• Current HPI: 224.6878
• 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

+77.8% since first listed

6 events — show timeline

• 2026-05-11 Price Changed $184,900 MARMLS
• 2026-04-21 Price Changed $199,900 MARMLS
• 2026-03-25 Listed $219,900 MARMLS
• 2022-02-22 Sold (Public Records) $142,000 Public Records
• 2021-05-27 Sold (Public Records) $120,000 Public Records
• 2004-06-02 Sold (Public Records) $104,000 Public Records

Property tax history

+5.9%/yr

Latest (2025): $1,751 · -3.8% YoY. Source: county tax records.