406 Snyder St · Montpelier, OH 43543

$90,000

3 bd · 2.0 ba · 1,835 sqft · SingleFamily public records · 4 Days on market

Built 1940 8,320 sqft lot Est $149k · 39% 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.4/10.0
• 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 MLS

Perfect location. House has newer windows, siding, and roof. Attached garage with a large backyard. Kitchen has Merillat Oak cabinets, remodeled bathrooms, fresh paint, new carpet.. Partial finished basement with an abundance of storage. Lots of closets throughout. Don't pass this one up!

Key facts

• Partial basement
• Main level laundry
• Full bath

Tags

• FENCED IN YARD
• MAIN LEVEL LAUNDRY
• PARTIAL BASEMENT
• FULL BATH

Property features AI

Finance

• Other: Residential single family residence; Living area reported by assessor; Lot approximately 0.19 acres

Exterior

• Parking: Attached 1-car garage
• Utilities: Electricity connected; Natural gas connected; Public sewer; Public water
• Home design: Single-family house; Two levels (2 stories); Not attached to other structures; No common walls
• Construction: Aluminum siding; Vinyl siding; Block foundation; Crawl space foundation
• Exterior features: Private yard; Outdoor storage; Asphalt/composition roof

Interior

• Kitchen: Eat-in kitchen (approximately 17 x 12)
• Bedrooms: Bedroom 2 on upper level; Bedroom 3 on upper level; Total of 6 rooms
• Flooring: Carpet; Linoleum
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Natural gas
• Interior features: Eat-in kitchen; Storage; Partial basement
• Laundry & utility: Laundry on main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $336 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).

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: 60 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 $622 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 $25k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 13y 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 $74k; 21% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $90,000

Questions for the listing agent

1. Built in 1940 — 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: 1.34% ✓
• Cap rate: 10.77%
• Cash-on-cash: 15.99%
• DSCR: 1.71
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $148,635
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
314 N Platt St	0.21mi	3/2.0	1,784 (-3%)	4mo	$149,900	$84	82
414 E Water St	0.06mi	4/2.5 (+1)	1,793 (-2%)	20mo	$102,500	$57	70
620 E Washington St	0.30mi	3/2.0	1,636 (-11%)	4mo	$112,000	$68	64
426 Iuka Rd	0.14mi	3/2.0	1,723 (-6%)	24mo	$158,500	$92	64
501 E Jefferson St	0.30mi	3/2.0	1,562 (-15%)	11mo	$135,000	$86	52
215 W Court St	0.62mi	3/1.5	1,754 (-4%)	14mo	$21,890	$12	50
102 W Lawrence St	0.52mi	4/2.0 (+1)	1,712 (-7%)	21mo	$128,000	$75	42
108 1st St	0.56mi	3/1.0	1,694 (-8%)	21mo	$138,000	$81	40

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: 6.9%
• Equity multiple: 1.27×
• Total profit: $6,815
• Equity at exit: $13,419

10-year hold

• IRR: 16.3%
• Equity multiple: 2.33×
• Total profit: $33,533
• Equity at exit: $7,782

Cash invested: $25,200 (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: 60
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,208 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$109 /mo · $1,310/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $336

Break-even live

Break-even rent $783

Max offer price $90,000

Occupancy floor 67%

Sensitivity live

Price	-10% $387	-5% $361	+0% $336	+5% $310	+10% $285
Rent	-10% $240	-5% $288	+0% $336	+5% $383	+10% $431
Rate	-1.0pp $381	-0.5pp $359	base $336	+0.5pp $312	+1.0pp $289

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-06-21
   days on market $90,000 Active 4 DOM
2. 2026-06-21
   days on market $90,000 Active 3 DOM
3. 2026-06-18
   remarks 699-char remark
4. 2026-06-18
   listed $90,000 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: $1,310 · $109/mo
• Projected year-2 tax: $1,357 · $113/mo
• Expected delta: +$47/yr (+$4/mo · 3.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X · 10% 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: $14,496
• − Mortgage interest: −$5,041
• − Property taxes: −$1,310
• − Insurance: −$450
• − Repairs & maintenance: −$1,160
• − Management: −$1,160
• − Depreciation: −$2,618
• Taxable income: $2,758
• Est. tax owed @ 24.0%: −$662
• After-tax cash flow: $3,367/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

+25.0% since first listed

10 events — show timeline

• 2026-06-17 Listed $90,000 NORIS
• 2026-05-18 Price Changed $89,900 NORIS
• 2017-03-29 Sold (Public Records) $74,500 Public Records
• 2017-03-21 Sold (MLS) $74,500 NORIS
• 2016-08-17 Listed $74,500 NORIS
• 2013-06-28 Sold (Public Records) $90,000 Public Records
• 2013-06-28 Sold (MLS) $90,000 NORIS
• 2013-06-03 Price Changed $90,000 NORIS
• 2013-04-16 Listed $89,900 NORIS
• 1995-10-23 Sold (Public Records) $72,000 Public Records

Property tax history

+0.3%/yr

Latest (2025): $1,310 · +0.0% YoY. Source: county tax records.