145 N Union St · Galion, OH 44833

$100,000

3 bd · 2.0 ba · 1,504 sqft · SingleFamily public records · 17 Days on market

Built 1901 Est $119k · 16% 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 +29.6/30.0
• ARV discount +14.6/15.0
• DSCR +10.0/10.0
• 1% rule +7.8/10.0
• Schools +3.8/10.0
• 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

So many updates in this large two story home with corner lot.

Key facts

• Corner lot
• Built 1901
• Listed 16 days

Tags

• CORNER LOT
• CONVENIENT ACCESS TO DOWNTOWN
• CONVENIENT ACCESS TO PARKS

Property features AI

Exterior

• Parking: Concrete parking
• Utilities: Public water; Public sewer
• Home design: Single-family residential property
• Construction: Vinyl siding
• Exterior features: Composition roof

Interior

• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating; Natural gas
• Interior features: Fireplace in the living room; Full basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $360 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.6% vs local median 4.8% in Galion — 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 63/100 on livability (#833 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: schools C-, amenities F, commute F.
• Galion City (town): math 36% / reading 56% proficiency, ranked #499 of 656 in OH (top 76%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 76 active listings in the ZIP; 8 units permitted in Crawford 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.
• Crawford County population projected at -22% 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 $28k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y ago; this cycle's ask has dropped $10k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $24k; list at $100k implies a 326% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1901 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $98,500 (1.5% below list)

Questions for the listing agent

1. Built in 1901 — 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: 1.28% ✓
• Cap rate: 10.61%
• Cash-on-cash: 15.43%
• DSCR: 1.69
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $118,816
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
281 N Union St	0.16mi	3/1.0	1,536 (+2%)	2mo	$105,000	$68	84
337 Grove Ave	0.41mi	3/1.0	1,494 (-1%)	0mo	$118,000	$79	75
359 S Market St	0.39mi	4/1.0 (+1)	1,500 (-0%)	1mo	$112,700	$75	71
216 Orange St	0.39mi	3/2.0	1,586 (+6%)	2mo	$140,000	$88	71
512 Cherry St	0.38mi	4/1.5 (+1)	1,568 (+4%)	4mo	$129,900	$83	65
518 N Columbus St	0.35mi	3/1.5	1,334 (-11%)	1mo	$73,200	$55	62
239 South St	0.48mi	3/1.0	1,586 (+6%)	4mo	$60,000	$38	61
638 S Boston St	0.70mi	3/2.0	1,560 (+4%)	1mo	$196,900	$126	60
315 E Atwood St	0.42mi	3/1.0	1,650 (+10%)	2mo	$26,000	$16	58
240 Clymer Ave	0.57mi	3/2.0	1,668 (+11%)	1mo	$225,000	$135	54
226 S Pierce St	0.53mi	3/1.0	1,320 (-12%)	1mo	$47,500	$36	50
601 Portland Way N	0.66mi	3/1.0	1,636 (+9%)	3mo	$228,000	$139	48

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: 6.2%
• Equity multiple: 1.24×
• Total profit: $6,726
• Equity at exit: $14,910

10-year hold

• IRR: 15.5%
• Equity multiple: 2.26×
• Total profit: $35,365
• Equity at exit: $8,646

Cash invested: $28,000 (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 44833

• Home prices YoY: -27.9%
• Active inventory: 76
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,278 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$83 /mo · $1,000/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$268
• Net cashflow: $360

Break-even live

Break-even rent $822

Max offer price $100,000

Occupancy floor 67%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-19
   days on market $100,000 Active 17 DOM
2. 2026-06-18
   days on market $100,000 Active 16 DOM
3. 2026-06-17
   days on market $100,000 Active 15 DOM
4. 2026-06-16
   days on market $100,000 Active 14 DOM
5. 2026-06-15
   days on market $100,000 Active 13 DOM
6. 2026-06-14
   days on market $100,000 Active 11 DOM
7. 2026-06-12
   days on market $100,000 Active 10 DOM
8. 2026-06-09
   days on market $100,000 Active 7 DOM
9. 2026-06-08
   days on market $100,000 Active 6 DOM
10. 2026-06-07
    pricedays on market $100,000 Active 5 DOM
11. 2026-06-03
    remarks 277-char remark
12. 2026-06-03
    listed $110,000 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: $1,000 · $83/mo
• Projected year-2 tax: $1,280 · $107/mo
• Expected delta: +$280/yr (+$23/mo · 28.0%)

ⓘ 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 ≥98°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,335
• − Mortgage interest: −$5,602
• − Property taxes: −$1,000
• − Insurance: −$500
• − Repairs & maintenance: −$1,227
• − Management: −$1,227
• − Depreciation: −$2,909
• Taxable income: $2,870
• Est. tax owed @ 24.0%: −$689
• After-tax cash flow: $3,633/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: Galion City
• NCES district ID: 3904402
• Math proficiency: 36% ▼ -12.00%
• Reading proficiency: 56% ▬ 0.00%
• Median HH income: $36,331
• Composite: 38.08/100
• National rank: #4279
• State rank: #499 of 656 in OH

Livability — Galion

• Score: 63/100
• State rank: #833
• US rank: #15587

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Galion, OH
• County: Morrow · 41,908 people
• City population: 16,641
• Metro: Columbus, OH
• Population (ZIP): 16,641
• Household income: $57,234
• Rent vs Own: 34.6% rent · 65.4% own
• Severe rent burden: 3.8

Population outlook (Crawford County) Hauer SSP2

• Today (2025): 39,421 people
• By 2030: 37,656 · -4.5%
• By 2040: 34,043 · -13.6%
• By 2050: 30,617 · -22.3%
• By 2075: 23,652 · -40.0%
• By 2100: 17,786 · -54.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 2% Hispanic / Latino 2%
• Common ancestry: Slovak 2% Romanian 2% Lithuanian 2%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1% German/W. Germanic 1%

Political lean MEDSL · Crawford

• 2024 margin: Solid R (+53.0) · D 23.1% · R 76.1%
• 2008→2024 swing: -33.9pp toward R · 2008: -19.0pp · 2024: -53.0pp
• All cycles: 2024: R+53.0 2020: R+50.9 2016: R+46.8 2012: R+22.7 2008: R+19.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -84.57%
• Current HPI: 218.195
• 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

+77.4% since first listed

7 events — show timeline

• 2026-06-02 Listed $110,000 MARMLS
• 2025-10-23 Listed $115,000 MARMLS
• 2016-02-02 Sold (MLS) $23,500 MARMLS
• 2015-09-21 Listed $29,900 MARMLS
• 2005-10-28 Sold (Public Records) $56,000 Public Records
• 1995-06-15 Sold (Public Records) $30,000 Public Records
• 1995-06-15 Sold (Public Records) $62,000 Public Records

Property tax history

-0.6%/yr

Latest (2025): $1,000 · -0.3% YoY. Source: county tax records.