106 Walden Farm Cir · Union, OH 45322

$130,000

3 bd · 1.0 ba · 1,152 sqft · SingleFamily public records · 29 Days on market

Built 1972 5,662 sqft lot $113/sqft · 20% below area Est $163k · 20% 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 +28.4/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.9/10.0
• Schools +5.0/10.0
• 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

Opportunity awaits at 106 Walden Farm Circle in Englewood, located within the highly desirable Northmont School District with convenient access to shopping, dining, and I-70 for an easy commute. This 3-bedroom, 1-bath tri-level home offers solid bones and excellent potential for an investor, rehab opportunity, or owner-occupant looking to build equity with some improvements. The home features a low-maintenance brick and aluminum/vinyl exterior, attached 1-car garage, replacement vinyl windows, spacious living area with abundant natural light, and updated kitchen white cabinetry, subway tile backsplash, and stainless steel microwave. The property also includes a deck and manageable yard. Lower level provides laundry and utility/storage space. The home does need repairs and updates. Property is priced accordingly and being sold as-is. Great opportunity to personalize and add value in an established neighborhood. Property is pending short sale approval. Please allow a minimum of 7 days for seller response on all offers.

Key facts

• Deck
• Updated kitchen
• 5,662 sq ft lot

Tags

• LOW MAINTENANCE BRICK EXTERIOR
• REPLACEMENT VINYL WINDOWS
• UPDATED KITCHEN
• SUBWAY TILE BACKSPLASH
• STAINLESS STEEL MICROWAVE
• DECK

Property features AI

Finance

• Financial info: Property listed as a short sale

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Tri-level; Built in 1972; No shared/common walls
• Construction: Block foundation
• Exterior features: Fenced yard

Interior

• Flooring: Laminate flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: Insulated windows throughout; Partial basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $420 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $128k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.2% vs local median 5.3% in Union — 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 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); 91 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $899 of loan paydown is wiped out by about $4k 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 29 days — a 2% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y 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.

Recommended offer $128,050 (1.5% below list)

Questions for the listing agent

1. Built in 1972 — 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. 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.
5. 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.
6. 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: 1.39% ✓
• Cap rate: 10.17%
• Cash-on-cash: 13.84%
• DSCR: 1.62
• GRM: 6.0

CMA / ARV

• ARV (median comp): $162,714
• List price: $130,000
• Delta: -13.96%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
123 Lexington Farm Rd	0.07mi	3/1.0	1,220 (+6%)	14mo	$185,000	$152	75
113 Phelps Farm Cir	0.51mi	3/1.0	1,170 (+2%)	2mo	$150,000	$128	72
322 Lang Ct	0.51mi	3/1.5	1,215 (+6%)	3mo	$170,000	$140	62
311 Lang Ct	0.57mi	3/1.0	1,161 (+1%)	16mo	$175,000	$151	58
300 Carol Ln	0.64mi	3/1.0	1,225 (+6%)	7mo	$178,000	$145	54
148 Marrett Farm Rd	0.36mi	4/2.0 (+1)	1,186 (+3%)	20mo	$187,350	$158	52
318 Lutz Dr	0.54mi	3/2.0	1,225 (+6%)	12mo	$193,000	$158	50
346 Lutz Dr	0.46mi	2/1.0 (-1)	984 (-15%)	1mo	$175,000	$178	48
107 Burgundy Dr	0.50mi	2/2.0 (-1)	1,175 (+2%)	21mo	$179,900	$153	46
106 Phelps Farm Cir	0.47mi	3/1.0	1,026 (-11%)	17mo	$159,000	$155	46
325 Carol Ln	0.48mi	3/1.5	1,272 (+10%)	17mo	$199,900	$157	44
340 Lutz Dr	0.45mi	3/1.0	984 (-15%)	17mo	$125,000	$127	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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 0.4%
• Equity multiple: 1.01×
• Total profit: $489
• Equity at exit: $19,383

10-year hold

• IRR: 6.4%
• Equity multiple: 1.41×
• Total profit: $14,823
• Equity at exit: $11,240

Cash invested: $36,400 (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: 91
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,803 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$268 /mo · $3,218/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$379
• Net cashflow: $420

Break-even live

Break-even rent $1,271

Max offer price $130,000

Occupancy floor 72%

Sensitivity live

Price	-10% $494	-5% $457	+0% $420	+5% $383	+10% $346
Rent	-10% $278	-5% $349	+0% $420	+5% $491	+10% $562
Rate	-1.0pp $485	-0.5pp $453	base $420	+0.5pp $386	+1.0pp $352

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
103 Zinfandel Dr Englewood, OH	2.0	2.0	1311	$1,650	$1.26	4d	1	0.57mi
204 W Boitnott Dr Englewood, OH	3.0	1.0	1064	$1,395	$1.31	45d	1	0.78mi
108 Candy Ln Englewood, OH	4.0	1.0	1381	$1,695	$1.23	12d	1	0.79mi
211 Butler Trl Englewood, OH	4.0	2.0	1368	$2,000	$1.46	45d	1	1.29mi

Listing history 25 events

1. 2026-06-21
   days on market $130,000 Active 29 DOM
2. 2026-06-18
   days on market $130,000 Active 26 DOM
3. 2026-06-17
   days on market $130,000 Active 25 DOM
4. 2026-06-16
   days on market $130,000 Active 24 DOM
5. 2026-06-15
   days on market $130,000 Active 23 DOM
6. 2026-06-14
   days on market $130,000 Active 21 DOM
7. 2026-06-10
   days on market $130,000 Active 18 DOM
8. 2026-06-09
   days on market $130,000 Active 17 DOM
9. 2026-06-08
   days on market $130,000 Active 16 DOM
10. 2026-06-07
    days on market $130,000 Active 15 DOM
11. 2026-06-05
    days on market $130,000 Active 12 DOM
12. 2026-06-03
    days on market $130,000 Active 11 DOM
13. 2026-06-02
    days on market $130,000 Active 10 DOM
14. 2026-06-01
    days on market $130,000 Active 9 DOM
15. 2026-05-31
    days on market $130,000 Active 8 DOM
16. 2026-05-03
    price $140,000
17. 2026-03-19
    price $150,000
18. 2026-03-13
    price $145,000
19. 2022-09-12
    soldstatus $156,000
20. 2022-06-15
    soldstatus $156,000 Closed 695-char remark
21. 2022-06-15
    soldstatus $156,000 Sold 695-char remark
22. 2022-05-11
    status Pending 695-char remark
23. 2022-05-06
    listed $150,000 Active 695-char remark
24. 1997-09-23
    soldstatus $77,500
25. 1984-08-10
    soldstatus $45,500

ⓘ 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: $3,218 · $268/mo
• Projected year-2 tax: $3,218 · $268/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥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: $21,630
• − Mortgage interest: −$7,282
• − Property taxes: −$3,218
• − Insurance: −$650
• − Repairs & maintenance: −$1,730
• − Management: −$1,730
• − Depreciation: −$3,782
• Taxable income: $3,237
• Est. tax owed @ 24.0%: −$777
• After-tax cash flow: $4,262/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

+185.7% since first listed

12 events — show timeline

• 2026-05-23 Listed $130,000 CBRMLS
• 2026-05-23 Listed $130,000 Dayton MLS
• 2026-05-03 Price Changed $140,000 Dayton MLS
• 2026-03-19 Price Changed $150,000 Dayton MLS
• 2026-03-13 Price Changed $145,000 Dayton MLS
• 2022-09-12 Sold (Public Records) $156,000 Public Records
• 2022-06-15 Sold (MLS) $156,000 Dayton MLS
• 2022-06-15 Sold (MLS) $156,000 Dayton MLS
• 2022-05-11 Pending — Dayton MLS
• 2022-05-06 Listed $150,000 Dayton MLS
• 1997-09-23 Sold (Public Records) $77,500 Public Records
• 1984-08-10 Sold (Public Records) $45,500 Public Records

Property tax history

+7.1%/yr

Latest (2025): $3,218 · +4.8% YoY. Source: county tax records.