403 S East Ave · Montpelier, OH 43543

$99,900

3 bd · 2.0 ba · 1,548 sqft · SingleFamily public records · 74 Days on market

Built 1920 5,140 sqft lot $65/sqft · 9% below area Est $109k · 9% 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 +26.8/30.0
• ARV discount +11.4/15.0
• DSCR +9.2/10.0
• 1% rule +6.9/10.0
• 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

3 BEDROOM, 2 BATH HOME IN MONTPELIER WITHIN WALKING DISTANCE TO EVERYTHING. SITS ON A CORNER LOT WITH A CONCRETE DRIVEWAY LEADING TO THE ONE CAR GARAGE AND A NICE FRONT DECK. THE OLD WOODWORK IN THIS HOME IS JUST BEAUTIFUL, AND PLENTY OF STORAGE WITH A PULL-DOWN LADDER ON THE UPPER FLOOR FOR ACCESS TO THE ATTIC. HOME OFFERS A SPACIOUS KITCHEN AND DINING AREA, BIG ELL SHAPED LIVINGROOM WITH A FULL BATH AND DEN ON THE MAIN FLOOR. THE DEN COULD BE USED AS A BEDROOM IF YOU WANTED A BEDROOM ON THE MAIN FLOOR. UPSTAIRS OFFERS 3 BEDROOMS WITH A FULL BATH/UTILITY ROOM WHERE THE WASHER AND DRYER ARE LOCATED. THIS HOME OFFERS PLENTY OF SPACE FOR THE GROWING FAMILY AND AT A PRICE THAT IS AFFORDABLE. ADD YOUR SPECIAL TOUCHES TO THIS HOME AND MAKE IT YOUR OWN.

Key facts

• Front deck
• Spacious kitchen
• Dining area

Tags

• CORNER LOT
• CONCRETE DRIVEWAY
• FRONT DECK
• SPACIOUS KITCHEN
• DINING AREA
• BIG ELL SHAPED LIVINGROOM

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 $275 ($3k/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: $94k (6.0% below list) — sets the bar for market timing.

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.
• Market conditions: 59 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 $691 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 $28k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 74 days — a 6% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 15y 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 $65k; list at $100k implies a 54% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $93,906 (6.0% below list)

Questions for the listing agent

1. It's been on market 74 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 1.19% ✓
• Cap rate: 9.59%
• Cash-on-cash: 11.79%
• DSCR: 1.52
• GRM: 7.0

CMA / ARV

• ARV (median comp): $109,301
• List price: $99,900
• Delta: -8.60%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
403 S East Ave	0.00mi	3/2.0	1,548 (0%)	1mo	$76,000	$49	99
501 E Jefferson St	0.13mi	3/2.0	1,562 (+1%)	11mo	$135,000	$86	84
620 E Washington St	0.22mi	3/2.0	1,636 (+6%)	4mo	$112,000	$68	77
104 E Main St	0.24mi	3/1.5	1,459 (-6%)	3mo	$160,000	$110	74
408 S Monroe St	0.42mi	3/2.0	1,494 (-4%)	5mo	$115,000	$77	70
222 W Lawrence St	0.30mi	3/1.5	1,424 (-8%)	3mo	$50,000	$35	68
416 E Water St	0.32mi	3/1.5	1,450 (-6%)	12mo	$134,000	$92	63
311 N East Ave	0.37mi	3/2.0	1,414 (-9%)	10mo	$137,000	$97	60
419 W Wabash St	0.62mi	3/2.0	1,584 (+2%)	9mo	$185,000	$117	60
305 N Harrison St	0.37mi	3/1.5	1,414 (-9%)	12mo	$144,500	$102	56
108 Henry St	0.34mi	3/2.0	1,352 (-13%)	12mo	$130,000	$96	53
1009 S Linden St	0.70mi	3/2.0	1,319 (-15%)	8mo	$125,000	$95	36

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: 1.2%
• Equity multiple: 1.05×
• Total profit: $1,322
• Equity at exit: $14,895

10-year hold

• IRR: 10.9%
• Equity multiple: 1.85×
• Total profit: $23,710
• Equity at exit: $8,638

Cash invested: $27,972 (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: 59
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,193 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$102 /mo · $1,226/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $275

Break-even live

Break-even rent $845

Max offer price $99,900

Occupancy floor 72%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-03-23
   price $99,900 757-char remark

   Show marketing remark (757 chars)

   3 BEDROOM, 2 BATH HOME IN MONTPELIER WITHIN WALKING DISTANCE TO EVERYTHING. SITS ON A CORNER LOT WITH A CONCRETE DRIVEWAY LEADING TO THE ONE CAR GARAGE AND A NICE FRONT DECK. THE OLD WOODWORK IN THIS HOME IS JUST BEAUTIFUL, AND PLENTY OF STORAGE WITH A PULL-DOWN LADDER ON THE UPPER FLOOR FOR ACCESS TO THE ATTIC. HOME OFFERS A SPACIOUS KITCHEN AND DINING AREA, BIG ELL SHAPED LIVINGROOM WITH A FULL BATH AND DEN ON THE MAIN FLOOR. THE DEN COULD BE USED AS A BEDROOM IF YOU WANTED A BEDROOM ON THE MAIN FLOOR. UPSTAIRS OFFERS 3 BEDROOMS WITH A FULL BATH/UTILITY ROOM WHERE THE WASHER AND DRYER ARE LOCATED. THIS HOME OFFERS PLENTY OF SPACE FOR THE GROWING FAMILY AND AT A PRICE THAT IS AFFORDABLE. ADD YOUR SPECIAL TOUCHES TO THIS HOME AND MAKE IT YOUR OWN.

2. 2026-03-15
   status Active 757-char remark

   Show marketing remark (757 chars)

   3 BEDROOM, 2 BATH HOME IN MONTPELIER WITHIN WALKING DISTANCE TO EVERYTHING. SITS ON A CORNER LOT WITH A CONCRETE DRIVEWAY LEADING TO THE ONE CAR GARAGE AND A NICE FRONT DECK. THE OLD WOODWORK IN THIS HOME IS JUST BEAUTIFUL, AND PLENTY OF STORAGE WITH A PULL-DOWN LADDER ON THE UPPER FLOOR FOR ACCESS TO THE ATTIC. HOME OFFERS A SPACIOUS KITCHEN AND DINING AREA, BIG ELL SHAPED LIVINGROOM WITH A FULL BATH AND DEN ON THE MAIN FLOOR. THE DEN COULD BE USED AS A BEDROOM IF YOU WANTED A BEDROOM ON THE MAIN FLOOR. UPSTAIRS OFFERS 3 BEDROOMS WITH A FULL BATH/UTILITY ROOM WHERE THE WASHER AND DRYER ARE LOCATED. THIS HOME OFFERS PLENTY OF SPACE FOR THE GROWING FAMILY AND AT A PRICE THAT IS AFFORDABLE. ADD YOUR SPECIAL TOUCHES TO THIS HOME AND MAKE IT YOUR OWN.

3. 2026-03-11
   historical Contingent 757-char remark

   Show marketing remark (757 chars)

   3 BEDROOM, 2 BATH HOME IN MONTPELIER WITHIN WALKING DISTANCE TO EVERYTHING. SITS ON A CORNER LOT WITH A CONCRETE DRIVEWAY LEADING TO THE ONE CAR GARAGE AND A NICE FRONT DECK. THE OLD WOODWORK IN THIS HOME IS JUST BEAUTIFUL, AND PLENTY OF STORAGE WITH A PULL-DOWN LADDER ON THE UPPER FLOOR FOR ACCESS TO THE ATTIC. HOME OFFERS A SPACIOUS KITCHEN AND DINING AREA, BIG ELL SHAPED LIVINGROOM WITH A FULL BATH AND DEN ON THE MAIN FLOOR. THE DEN COULD BE USED AS A BEDROOM IF YOU WANTED A BEDROOM ON THE MAIN FLOOR. UPSTAIRS OFFERS 3 BEDROOMS WITH A FULL BATH/UTILITY ROOM WHERE THE WASHER AND DRYER ARE LOCATED. THIS HOME OFFERS PLENTY OF SPACE FOR THE GROWING FAMILY AND AT A PRICE THAT IS AFFORDABLE. ADD YOUR SPECIAL TOUCHES TO THIS HOME AND MAKE IT YOUR OWN.

4. 2026-03-07
   listed $109,900 Active 757-char remark

   Show marketing remark (757 chars)

   3 BEDROOM, 2 BATH HOME IN MONTPELIER WITHIN WALKING DISTANCE TO EVERYTHING. SITS ON A CORNER LOT WITH A CONCRETE DRIVEWAY LEADING TO THE ONE CAR GARAGE AND A NICE FRONT DECK. THE OLD WOODWORK IN THIS HOME IS JUST BEAUTIFUL, AND PLENTY OF STORAGE WITH A PULL-DOWN LADDER ON THE UPPER FLOOR FOR ACCESS TO THE ATTIC. HOME OFFERS A SPACIOUS KITCHEN AND DINING AREA, BIG ELL SHAPED LIVINGROOM WITH A FULL BATH AND DEN ON THE MAIN FLOOR. THE DEN COULD BE USED AS A BEDROOM IF YOU WANTED A BEDROOM ON THE MAIN FLOOR. UPSTAIRS OFFERS 3 BEDROOMS WITH A FULL BATH/UTILITY ROOM WHERE THE WASHER AND DRYER ARE LOCATED. THIS HOME OFFERS PLENTY OF SPACE FOR THE GROWING FAMILY AND AT A PRICE THAT IS AFFORDABLE. ADD YOUR SPECIAL TOUCHES TO THIS HOME AND MAKE IT YOUR OWN.

5. 2025-10-13
   price $65,000 379-char remark

   Show marketing remark (379 chars)

   Completely refurbished Victorian! New drywall, woodwork, floor coverings, furnace, windows, roof. Living Room/Dining Room Combo. Plenty of room in this home with main level BA and BR as well as Master BR/BA and 2 add'l BR's up. Oak kitchen & baths. $56.00/ave. heat cost. $1830.65 year village utilities, including elec/garbage/water/etc. Absolutely ready to move in to.

6. 2021-03-22
   listed $65,000
7. 2020-12-31
   historical
8. 2020-07-09
   listed $75,000
9. 2011-11-21
   soldstatus $65,000 379-char remark

   Show marketing remark (379 chars)

   Completely refurbished Victorian! New drywall, woodwork, floor coverings, furnace, windows, roof. Living Room/Dining Room Combo. Plenty of room in this home with main level BA and BR as well as Master BR/BA and 2 add'l BR's up. Oak kitchen & baths. $56.00/ave. heat cost. $1830.65 year village utilities, including elec/garbage/water/etc. Absolutely ready to move in to.

10. 2011-07-12
    listed $74,500 379-char remark

    Show marketing remark (379 chars)

    Completely refurbished Victorian! New drywall, woodwork, floor coverings, furnace, windows, roof. Living Room/Dining Room Combo. Plenty of room in this home with main level BA and BR as well as Master BR/BA and 2 add'l BR's up. Oak kitchen & baths. $56.00/ave. heat cost. $1830.65 year village utilities, including elec/garbage/water/etc. Absolutely ready to move in to.

11. 1993-12-23
    soldstatus $39,000

ⓘ 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: $1,226 · $102/mo
• Projected year-2 tax: $1,392 · $116/mo
• Expected delta: +$166/yr (+$14/mo · 13.5%)

ⓘ 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 · 0% 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: $14,317
• − Mortgage interest: −$5,596
• − Property taxes: −$1,226
• − Insurance: −$500
• − Repairs & maintenance: −$1,145
• − Management: −$1,145
• − Depreciation: −$2,906
• Taxable income: $1,799
• Est. tax owed @ 24.0%: −$432
• After-tax cash flow: $2,867/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

+156.2% since first listed

11 events — show timeline

• 2026-03-23 Price Changed $99,900 NORIS
• 2026-03-15 Relisted — NORIS
• 2026-03-11 Contingent — NORIS
• 2026-03-07 Listed $109,900 NORIS
• 2025-10-13 Price Changed $65,000 NORIS
• 2021-03-22 Listed $65,000 NORIS
• 2020-12-31 Listing Removed — NORIS
• 2020-07-09 Listed $75,000 NORIS
• 2011-11-21 Sold (MLS) $65,000 NORIS
• 2011-07-12 Listed $74,500 NORIS
• 1993-12-23 Sold (Public Records) $39,000 Public Records

Property tax history

+7.6%/yr

Latest (2025): $1,226 · +0.0% YoY. Source: county tax records.