102 Calmont Farm Cir · Union, OH 45322

$230,000

4 bd · 1.5 ba · 1,588 sqft · SingleFamily public records · 15 Days on market

Built 1973 6,665 sqft lot Est $225k · 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 +14.2/30.0
• ARV discount +6.6/15.0
• Schools +5.0/10.0
• DSCR +4.3/10.0
• 1% rule +3.9/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

There is great space in this Union Bi-level, just ready for your final touches, 4 bed 2 full baths. Per previous MLS HVAC installed in 6/2022, roof and siding in 2020. Some elbow grease and a paint brush will go a long way to make it all yours! Room measurements are approximate, please rely on your own walk through and measurements.

Key facts

• No rear neighbors
• Privacy fence
• Updated bi-level

Tags

• UPDATED BI-LEVEL
• NEW STAINLESS STEEL APPLIANCES
• EXPANDED DRIVEWAY
• PAVER BRICK PATIO
• PRIVACY FENCE
• NO REAR NEIGHBORS

Property features AI

Finance

• Other: For sale
• HOA & community: Community trails

Exterior

• Parking: Attached one-car garage
• Security: Smoke detector(s)
• Utilities: Public water; Sewer available; Water available
• Home design: Residential zoning; Aluminum siding, brick and frame construction
• Construction: Aluminum siding; Brick; Frame construction
• Exterior features: Fenced yard; Patio

Interior

• Kitchen: Range; Refrigerator; Dishwasher
• Bedrooms: Bedroom on second level; Bedroom on lower level; Bedroom on second level; Bedroom on lower level
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Heat pump; Central air conditioning
• Interior features: Utility room on lower level; Family room on lower level; Living room on second level; Dining room on second level; Basement: Other
• Laundry & utility: Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $37 ($446/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $205k (10.8% below list).
• Recommended offer: $205k (10.8% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 5.3% in Union — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 70/100 on livability (#487 in OH) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Northmont City (suburban): math 52% / reading 62% proficiency, ranked #318 of 656 in OH (top 48%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Kleptz Early Childhood Learning Center (833 students, 34% FRL); Northmont Middle School (math 47% / reading 58%, grade C+, #378 of 654 statewide, top 59%, 777 students, 37% FRL); Northmont High School (math 37% / reading 64%, grade D+, #380 of 781 statewide, top 49%, 1,392 students, 34% FRL).
• Market conditions: Rents soft (-0.5%/yr); 90 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 907 units permitted in Montgomery County in 2024 (416 in 5+ unit buildings).
• This rent runs 33% of the median local income ($75k/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 $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Montgomery County population projected at -10% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($227k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 14y ago; this cycle's ask is 5% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $150k; list at $230k implies a 53% gain — meaningful room to come down on a strong offer.

Recommended offer $205,069 (10.8% below list)

Questions for the listing agent

1. Built in 1973 — 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. 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?
4. 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?
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: 0.89% ✗
• Cap rate: 6.49%
• Cash-on-cash: 0.69%
• DSCR: 1.03
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $225,496
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
802 Nordhoff Farm Dr	0.14mi	4/2.0	1,632 (+3%)	2mo	$205,000	$126	86
820 Nordhoff Farm Dr	0.23mi	5/2.0 (+1)	1,588 (0%)	1mo	$238,000	$150	81
715 Beery Blvd	0.37mi	3/1.0 (-1)	1,572 (-1%)	2mo	$195,000	$124	73
103 Mclaughlin Dr	0.40mi	4/2.0	1,644 (+4%)	2mo	$114,000	$69	72
105 Westrock Farm Dr	0.30mi	3/1.5 (-1)	1,520 (-4%)	9mo	$225,000	$148	66
120 Lightner Ln	0.40mi	3/1.0 (-1)	1,500 (-6%)	2mo	$213,500	$142	63
211 Butler Trl	0.33mi	3/1.0 (-1)	1,368 (-14%)	4mo	$170,000	$124	51
121 Union Ridge Dr	0.72mi	3/2.0 (-1)	1,640 (+3%)	5mo	$279,900	$171	50
727 Beery Blvd	0.28mi	3/1.0 (-1)	1,368 (-14%)	9mo	$182,500	$133	50
600 W Martindale Rd	0.68mi	3/2.0 (-1)	1,676 (+6%)	4mo	$210,000	$125	48
128 Lightner Ln	0.35mi	3/1.0 (-1)	1,360 (-14%)	6mo	$198,000	$146	48
645 Skyles Rd	0.55mi	3/2.0 (-1)	1,404 (-12%)	1mo	$219,900	$157	47

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -18.6%
• Equity multiple: 0.37×
• Total profit: $-40,887
• Equity at exit: $34,294

10-year hold

• IRR: -18.5%
• Equity multiple: 0.14×
• Total profit: $-55,674
• Equity at exit: $19,886

Cash invested: $64,400 (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 45322

• Rents YoY: -0.5%
• Active inventory: 90
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $2,051 medium
• Mortgage (P&I): −$1,206
• Tax from tax record: −$281 /mo · $3,371/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$431
• Net cashflow: $37

Break-even live

Break-even rent $2,004

Max offer price $230,000

Occupancy floor 93%

Sensitivity live

Price	-10% $167	-5% $102	+0% $37	+5% $-28	+10% $-93
Rent	-10% $-125	-5% $-44	+0% $37	+5% $118	+10% $199
Rate	-1.0pp $153	-0.5pp $96	base $37	+0.5pp $-22	+1.0pp $-83

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
211 Butler Trl Englewood, OH	4.0	2.0	1368	$2,000	$1.46	45d	1	0.33mi
204 W Boitnott Dr Englewood, OH	3.0	1.0	1064	$1,395	$1.31	45d	1	0.86mi
108 Candy Ln Englewood, OH	4.0	1.0	1381	$1,695	$1.23	13d	1	0.93mi

Listing history 30 events

1. 2026-06-03
   status $230,000 Pending 15 DOM
2. 2026-06-02
   days on market $230,000 ActiveUnderContract 15 DOM
3. 2026-06-01
   days on market $230,000 ActiveUnderContract 14 DOM
4. 2026-05-31
   days on market $230,000 ActiveUnderContract 13 DOM
5. 2026-05-20
   historical ActiveUnderContract
6. 2026-03-12
   listed $218,500 Active
7. 2024-02-27
   soldstatus $150,000
8. 2024-02-16
   soldstatus $150,000 Closed 335-char remark

   Show marketing remark (335 chars)

   There is great space in this Union Bi-level, just ready for your final touches, 4 bed 2 full baths. Per previous MLS HVAC installed in 6/2022, roof and siding in 2020. Some elbow grease and a paint brush will go a long way to make it all yours! Room measurements are approximate, please rely on your own walk through and measurements.

9. 2024-02-16
   soldstatus $150,000 Sold 335-char remark

   Show marketing remark (335 chars)

   There is great space in this Union Bi-level, just ready for your final touches, 4 bed 2 full baths. Per previous MLS HVAC installed in 6/2022, roof and siding in 2020. Some elbow grease and a paint brush will go a long way to make it all yours! Room measurements are approximate, please rely on your own walk through and measurements.

10. 2024-01-25
    status Pending 335-char remark

    Show marketing remark (335 chars)

    There is great space in this Union Bi-level, just ready for your final touches, 4 bed 2 full baths. Per previous MLS HVAC installed in 6/2022, roof and siding in 2020. Some elbow grease and a paint brush will go a long way to make it all yours! Room measurements are approximate, please rely on your own walk through and measurements.

11. 2024-01-17
    status Active 335-char remark

    Show marketing remark (335 chars)

    There is great space in this Union Bi-level, just ready for your final touches, 4 bed 2 full baths. Per previous MLS HVAC installed in 6/2022, roof and siding in 2020. Some elbow grease and a paint brush will go a long way to make it all yours! Room measurements are approximate, please rely on your own walk through and measurements.

12. 2023-11-22
    historical Active/Pending 335-char remark

    Show marketing remark (335 chars)

    There is great space in this Union Bi-level, just ready for your final touches, 4 bed 2 full baths. Per previous MLS HVAC installed in 6/2022, roof and siding in 2020. Some elbow grease and a paint brush will go a long way to make it all yours! Room measurements are approximate, please rely on your own walk through and measurements.

13. 2023-11-08
    price $164,900 335-char remark

    Show marketing remark (335 chars)

    There is great space in this Union Bi-level, just ready for your final touches, 4 bed 2 full baths. Per previous MLS HVAC installed in 6/2022, roof and siding in 2020. Some elbow grease and a paint brush will go a long way to make it all yours! Room measurements are approximate, please rely on your own walk through and measurements.

14. 2023-09-28
    listed $169,900 Active 335-char remark

    Show marketing remark (335 chars)

    There is great space in this Union Bi-level, just ready for your final touches, 4 bed 2 full baths. Per previous MLS HVAC installed in 6/2022, roof and siding in 2020. Some elbow grease and a paint brush will go a long way to make it all yours! Room measurements are approximate, please rely on your own walk through and measurements.

15. 2022-07-12
    soldstatus $156,000 Sold 424-char remark

    Show marketing remark (424 chars)

    This four bedroom two full bath home features new HVAC installed 06/22, roof and siding 2020. Located close to several major routes this home offers peace and quiet while still being close to everything! This home has plenty of space with a living room and additional family room. There are plenty of walking trails and parks located within walking distance of the home! This one won't last long schedule your showing today!

16. 2022-07-12
    soldstatus $156,000 Closed 424-char remark

    Show marketing remark (424 chars)

    This four bedroom two full bath home features new HVAC installed 06/22, roof and siding 2020. Located close to several major routes this home offers peace and quiet while still being close to everything! This home has plenty of space with a living room and additional family room. There are plenty of walking trails and parks located within walking distance of the home! This one won't last long schedule your showing today!

17. 2022-06-17
    status Pending 424-char remark

    Show marketing remark (424 chars)

    This four bedroom two full bath home features new HVAC installed 06/22, roof and siding 2020. Located close to several major routes this home offers peace and quiet while still being close to everything! This home has plenty of space with a living room and additional family room. There are plenty of walking trails and parks located within walking distance of the home! This one won't last long schedule your showing today!

18. 2022-06-17
    listed $158,000 Active 424-char remark

    Show marketing remark (424 chars)

    This four bedroom two full bath home features new HVAC installed 06/22, roof and siding 2020. Located close to several major routes this home offers peace and quiet while still being close to everything! This home has plenty of space with a living room and additional family room. There are plenty of walking trails and parks located within walking distance of the home! This one won't last long schedule your showing today!

19. 2013-06-18
    soldstatus $81,000
20. 2013-06-13
    soldstatus $81,000
21. 2013-06-13
    soldstatus $81,000 Closed
22. 2013-05-09
    historical
23. 2013-04-05
    listed $89,900
24. 2013-02-22
    soldstatus $35,100
25. 2013-02-22
    soldstatus $35,100 Closed
26. 2013-02-22
    soldstatus $35,100
27. 2013-01-30
    historical
28. 2012-12-18
    listed $35,100
29. 2012-12-18
    listed $35,000
30. 2001-10-23
    soldstatus $85,300

ⓘ 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: $3,371 · $281/mo
• Projected year-2 tax: $3,480 · $290/mo
• Expected delta: +$108/yr (+$9/mo · 3.2%)

ⓘ 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 ≥100°F today · 18 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: $24,608
• − Mortgage interest: −$12,884
• − Property taxes: −$3,371
• − Insurance: −$1,150
• − Repairs & maintenance: −$1,969
• − Management: −$1,969
• − Depreciation: −$6,691
• Taxable loss: −$3,425
• Est. tax savings @ 24.0%: +$822
• After-tax cash flow: $1,268/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: Northmont City
• NCES district ID: 3904872
• Math proficiency: 52% ▼ -15.00%
• Reading proficiency: 62% ▼ -8.00%
• Median HH income: $60,230
• Composite: 49.53/100
• National rank: #1995
• State rank: #318 of 656 in OH

Livability — Union

• Score: 70/100
• State rank: #487
• US rank: #8108

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Union, OH
• County: Montgomery County · 459,541 people
• Metro: Dayton-Kettering, OH
• Population (ZIP): 20,884
• Household income: $75,349
• Rent vs Own: 24.0% rent · 76.0% own
• Severe rent burden: 357.0

Population outlook (Montgomery County) Hauer SSP2

• Today (2025): 523,241 people
• By 2030: 514,948 · -1.6%
• By 2040: 493,378 · -5.7%
• By 2050: 469,639 · -10.2%
• By 2075: 418,360 · -20.0%
• By 2100: 353,315 · -32.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Black 11% Two or more races 6% Hispanic / Latino 3% Asian 1%
• Common ancestry: Lithuanian 2% Slovak 2% Romanian 1%
• Foreign-born: 3% · China, Canada
• Languages at home: 96% English-only · Spanish 2%

Political lean MEDSL · Montgomery

• 2024 margin: Toss-up / Even · D 49.8% · R 49.3%
• 2008→2024 swing: -5.8pp toward R · 2008: 6.2pp · 2024: 0.5pp
• All cycles: 2024: D+0.5 2020: D+2.2 2016: R+1.2 2012: D+3.1 2008: D+6.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -176.42%
• Current HPI: 218.5409
• Rent YoY: ▼ -0.45%
• Metro: Dayton-Kettering, OH
• 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

26 events — show timeline

• 2026-05-20 Contingent — Dayton MLS
• 2026-03-12 Listed $218,500 Dayton MLS
• 2024-02-27 Sold (Public Records) $150,000 Public Records
• 2024-02-16 Sold (MLS) $150,000 Dayton MLS
• 2024-02-16 Sold (MLS) $150,000 Dayton MLS
• 2024-01-25 Pending — Dayton MLS
• 2024-01-17 Relisted — Dayton MLS
• 2023-11-22 Contingent — Dayton MLS
• 2023-11-08 Price Changed $164,900 Dayton MLS
• 2023-09-28 Listed $169,900 Dayton MLS
• 2022-07-12 Sold (MLS) $156,000 Dayton MLS
• 2022-07-12 Sold (MLS) $156,000 Dayton MLS
• 2022-06-17 Pending — Dayton MLS
• 2022-06-17 Listed $158,000 Dayton MLS
• 2013-06-18 Sold (Public Records) $81,000 Public Records
• 2013-06-13 Sold (MLS) $81,000 Dayton MLS
• 2013-06-13 Sold (MLS) $81,000 Dayton MLS
• 2013-05-09 Listing Removed — Dayton MLS
• 2013-04-05 Listed $89,900 Dayton MLS
• 2013-02-22 Sold (MLS) $35,100 Cincy MLS
• 2013-02-22 Sold (MLS) $35,100 Dayton MLS
• 2013-02-22 Sold (MLS) $35,100 Dayton MLS
• 2013-01-30 Listing Removed — Dayton MLS
• 2012-12-18 Listed $35,000 Cincy MLS
• 2012-12-18 Listed $35,100 Dayton MLS
• 2001-10-23 Sold (Public Records) $85,300 Public Records

Property tax history

+3.3%/yr

Latest (2025): $3,371 · +2.5% YoY. Source: county tax records.