1611 Union City Rd · Fort Recovery, OH 45846

$1

3 bd · 1.5 ba · 2,124 sqft · SingleFamily public records · 46 Days on market

Built 1966 1.51 ac lot

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Schools +7.0/10.0
• Cash flow +4.0/30.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.2/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Up for public auction on May 2, 2026 is a 3 bedroom, 2 bath home located at 1611 Union City Road in Fort Recovery, Ohio. This home sits on 1.51 acres and offers 2,124 square feet of living space with a partial basement. Home was built in 1966 and has been meticulously maintained. Many updates include roof, Lennox A/C & heat pump in 2007, Lennox boiler in 2014 and more. Cement driveway, large storage shed and stone wall finish the outside of this country property. Property comes complete with washer, dryer, dishwasher, oven and refrigerator. Nice open concept kitchen & dining room, large great room, enclosed sunroom, all 3 bedrooms and both full baths are located on the first floor. Master bedroom has a full bath with walk in closet. Laundry room is located in the basement that also offers a 3rd shower. Property has a Alpha filtration system & generator hookup. Open house is April 19th from 11-1PM. Home is located in the Fort Recovery school district. Don't miss out on this hard to find country property.

Key facts

• Stone wall
• Open concept kitchen
• Enclosed sunroom

Tags

• PARTIAL BASEMENT
• CEMENT DRIVEWAY
• LARGE STORAGE SHED
• STONE WALL
• OPEN CONCEPT KITCHEN
• ENCLOSED SUNROOM

🔨 Auction listing. The $1 list price is a nominal opening bid, not a real ask — every metric below is computed on the estimated value $237,451 (ARV from comps), not the list price.

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $1.

Deal economics

• At list price, monthly cash flow is $-661 ($-8k/yr) — negative.
• 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 69/100 on livability (#519 in OH) — a middle-class / working-renter tenant base. Strengths: schools A+, crime A+, cost of living A+; Watch: health & safety D, amenities F, commute F.
• Fort Recovery Local (rural): math 85% / reading 79% proficiency, ranked #43 of 656 in OH (top 7%) — strong family-tenant draw, lease renewals of 3-5y typical; only 10% free/reduced lunch — higher-income household profile.
• Market conditions: 2 active listings in the ZIP; solid renter incomes; 92 units permitted in Mercer County in 2024 (0 in 5+ unit buildings).
• This rent is only 16% of the median local income ($92k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Mercer County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

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: property tax is 356176.4% of price.

Recommended offer $1

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 46 days. Have you received any prior offers? Is the seller open to a 5% concession, seller financing, or rate buy-down credit?
3. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are A-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 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: 0.52% ✗
• Cap rate: 2.95%
• Cash-on-cash: -11.92%
• DSCR: 0.47
• GRM: 15.9

CMA / ARV

• ARV (median comp): $237,451
• List price: $1
• Delta: -100.00%
• Verdict: UNDERPRICED
• Comps: 13 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
201 Wiggs St	0.70mi	3/2.0	1,984 (-7%)	8mo	$174,900	$88	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: -38.2%
• Equity multiple: -0.21×
• Total profit: $-80,535
• Equity at exit: $35,405

10-year hold

• IRR: -57.4%
• Equity multiple: -0.87×
• Total profit: $-124,232
• Equity at exit: $20,530

Cash invested: $66,486 (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 45846

• Home prices YoY: -14.6%
• Active inventory: 2

Monthly cashflow live

• Estimated rent: $1,241 medium
• Mortgage (P&I): −$1,245
• Tax est. 1.5%: −$297 /mo · $3,562/yr
• Insurance: −$99
• HOA: −$0
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $-661

Break-even live

Break-even rent $2,077

Max offer price $141,856

Occupancy floor —

Sensitivity live

Price	-10% $-497	-5% $-579	+0% $-661	+5% $-743	+10% $-825
Rent	-10% $-759	-5% $-710	+0% $-661	+5% $-612	+10% $-563
Rate	-1.0pp $-541	-0.5pp $-600	base $-661	+0.5pp $-722	+1.0pp $-785

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: $59,363
• Closing costs: $7,124
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-05-05
   status Pending 1030-char remark

   Show marketing remark (1030 chars)

   Up for public auction on May 2, 2026 is a 3 bedroom, 2 bath home located at 1611 Union City Road in Fort Recovery, Ohio. This home sits on 1.51 acres and offers 2,124 square feet of living space with a partial basement. Home was built in 1966 and has been meticulously maintained. Many updates include roof, Lennox A/C & heat pump in 2007, Lennox boiler in 2014 and more. Cement driveway, large storage shed and stone wall finish the outside of this country property. Property comes complete with washer, dryer, dishwasher, oven and refrigerator. Nice open concept kitchen & dining room, large great room, enclosed sunroom, all 3 bedrooms and both full baths are located on the first floor. Master bedroom has a full bath with walk in closet. Laundry room is located in the basement that also offers a 3rd shower. Property has a Alpha filtration system & generator hookup. Open house is April 19th from 11-1PM. Home is located in the Fort Recovery school district. Don't miss out on this hard to find country property.

2. 2026-02-24
   listed $1 Active 1030-char remark

   Show marketing remark (1030 chars)

   Up for public auction on May 2, 2026 is a 3 bedroom, 2 bath home located at 1611 Union City Road in Fort Recovery, Ohio. This home sits on 1.51 acres and offers 2,124 square feet of living space with a partial basement. Home was built in 1966 and has been meticulously maintained. Many updates include roof, Lennox A/C & heat pump in 2007, Lennox boiler in 2014 and more. Cement driveway, large storage shed and stone wall finish the outside of this country property. Property comes complete with washer, dryer, dishwasher, oven and refrigerator. Nice open concept kitchen & dining room, large great room, enclosed sunroom, all 3 bedrooms and both full baths are located on the first floor. Master bedroom has a full bath with walk in closet. Laundry room is located in the basement that also offers a 3rd shower. Property has a Alpha filtration system & generator hookup. Open house is April 19th from 11-1PM. Home is located in the Fort Recovery school district. Don't miss out on this hard to find country property.

ⓘ 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 (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: $14,891
• − Mortgage interest: −$13,301
• − Property taxes: −$3,562
• − Insurance: −$1,187
• − Repairs & maintenance: −$1,191
• − Management: −$1,191
• − Depreciation: −$6,908
• Taxable loss: −$12,449
• Est. tax savings @ 24.0%: +$2,988
• After-tax cash flow: $-4,940/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: Fort Recovery Local
• NCES district ID: 3904859
• Math proficiency: 85% ▲ 1.00%
• Reading proficiency: 79% ▼ -3.00%
• Median HH income: $61,985
• Composite: 70.49/100
• National rank: #262
• State rank: #43 of 656 in OH

Livability — Fort Recovery

• Score: 69/100
• State rank: #519
• US rank: #8803

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Mercer · 42,068 people
• Population (ZIP): 4,763
• Household income: $92,273
• Rent vs Own: 9.7% rent · 90.3% own

Population outlook (Mercer County) Hauer SSP2

• Today (2025): 40,163 people
• By 2030: 39,367 · -2.0%
• By 2040: 37,406 · -6.9%
• By 2050: 34,917 · -13.1%
• By 2075: 28,969 · -27.9%
• By 2100: 21,338 · -46.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Black 2% Hispanic / Latino 1%
• Common ancestry: Lithuanian 3%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Mercer

• 2024 margin: Solid R (+66.7) · D 16.3% · R 83.0%
• 2008→2024 swing: -23.2pp toward R · 2008: -43.5pp · 2024: -66.7pp
• All cycles: 2024: R+66.7 2020: R+64.9 2016: R+65.0 2012: R+54.8 2008: R+43.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -39.97%
• Current HPI: 234.7964
• 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

Property tax history

+4.6%/yr

Latest (2024): $2,156 · -1.5% YoY. Source: county tax records.