529 S Harrison St · Montpelier, OH 43543

$129,000

4 bd · 2.0 ba · 1,397 sqft · SingleFamily public records · 38 Days on market

Built 1920 7,797 sqft lot $92/sqft · 28% above area Est $100k · 28% over

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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 +19.3/30.0
• DSCR +6.1/10.0
• Schools +4.7/10.0
• 1% rule +4.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

WELCOME HOME to this well-maintained 4-bedroom, 1.5-bath property situated on a . 17-acre lot in a convenient location in Montpelier! Inside, you'll find a spacious kitchen and dining area featuring a center island, beautiful oak cabinetry, and plenty of room for gathering and entertaining. The open oak staircase adds character and warmth, while laminate flooring provides durability and easy upkeep throughout much of the home. With 1,397 square feet of living space, this home offers a flexible layout including one bedroom on the main floor and three bedrooms upstairs, along with abundant closet space throughout. Recent updates include modernized wiring, vinyl replacement windows, a newer furnace, and water heater, giving buyers peace of mind. Outside, enjoy a manageable yard and the convenience of a 2-car garage plus driveway parking. Location is key--this home is just minutes from Montpelier Municipal Park (featuring a city pool), the Williams County Fairgrounds, downtown restaurants, and Montpelier Exempted Village Schools. This move-in ready home blends classic charm with important updates--perfect for comfortable everyday living with everything close by!

Key facts

• 7,797 sq ft lot
• 2 garage spots
• Built 1920

Property features AI

Finance

• HOA & community: Curbs and sidewalks in the community

Exterior

• Parking: Detached 2-car garage; Driveway; Gravel parking; Off-street parking
• Security: Smoke detectors
• Utilities: Electricity connected (circuit breakers); Natural gas connected; Public water; Public sewer
• Home design: Single family house; Two levels
• Construction: Vinyl siding; Block foundation; Shingle roof; Built year per public records
• Exterior features: Deck; Fire pit; Outdoor storage; Rolling slope lot; City street frontage; Asphalt road

Interior

• Kitchen: Kitchen on main level
• Bedrooms: Bedroom 2 on upper level; Bedroom 3 on upper level; Bedroom 4 on upper level
• Flooring: Hardwood floors
• Bathrooms: One full bathroom; One half bathroom (1.5 total)
• Heating & cooling: Forced air heating; Natural gas heating
• Interior features: Ceiling fans; Storage; Screens on windows; Full basement
• Laundry & utility: Washer hookup in unit; Electric dryer hookup; Laundry located in basement

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $129k.

Deal economics

• At list price, monthly cash flow is $141 ($2k/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 $120k (7.1% below list).
• Recommended offer: $120k (7.1% below list) — sets the bar for 1% rule.

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.
• Zoned schools: Montpelier High School (math 47% / reading 67%, grade C, #275 of 781 statewide, top 37%, 325 students, 0% FRL) — zoned schools average 0% FRL vs 37% district-wide (37 pts lower); this property's tenant base skews higher-income than the district average.
• 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 $892 of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($125k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y 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.
• Current owner paid $65k; list at $129k implies a 98% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $119,858 (7.1% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 7% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.93% ✗
• Cap rate: 7.61%
• Cash-on-cash: 4.69%
• DSCR: 1.21
• GRM: 9.0

CMA / ARV

• ARV (median comp): $100,403
• List price: $129,000
• Delta: 28.48%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
222 W Lawrence St	0.24mi	3/1.5 (-1)	1,424 (+2%)	3mo	$50,000	$35	76
403 S East Ave	0.16mi	3/2.0 (-1)	1,548 (+11%)	1mo	$76,000	$49	69
222 S Pleasant St	0.23mi	4/1.5	1,267 (-9%)	4mo	$157,500	$124	68
104 E Main St	0.35mi	3/1.5 (-1)	1,459 (+4%)	3mo	$160,000	$110	67
408 S Monroe St	0.37mi	3/2.0 (-1)	1,494 (+7%)	5mo	$115,000	$77	62
311 N East Ave	0.52mi	3/2.0 (-1)	1,414 (+1%)	10mo	$137,000	$97	61
501 E Jefferson St	0.28mi	3/2.0 (-1)	1,562 (+12%)	11mo	$135,000	$86	54
107 W Water St	0.50mi	3/2.0 (-1)	1,306 (-6%)	9mo	$65,000	$50	53
1009 S Linden St	0.55mi	3/2.0 (-1)	1,319 (-6%)	8mo	$125,000	$95	53
807 Linden St	0.44mi	3/1.0 (-1)	1,282 (-8%)	10mo	$110,000	$86	48
419 W Wabash St	0.48mi	3/2.0 (-1)	1,584 (+13%)	9mo	$185,000	$117	43
1032 E Madison St	0.66mi	3/1.0 (-1)	1,200 (-14%)	8mo	$105,000	$88	30

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: -9.0%
• Equity multiple: 0.67×
• Total profit: $-11,941
• Equity at exit: $19,234

10-year hold

• IRR: 0.4%
• Equity multiple: 1.03×
• Total profit: $1,047
• Equity at exit: $11,154

Cash invested: $36,120 (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: 9.0×

Monthly cashflow live

• Estimated rent: $1,199 medium
• Mortgage (P&I): −$676
• Tax from tax record: −$75 /mo · $904/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $141

Break-even live

Break-even rent $1,020

Max offer price $129,000

Occupancy floor 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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-18
   days on market $129,000 Active 38 DOM
2. 2026-06-17
   days on market $129,000 Active 37 DOM
3. 2026-06-16
   days on market $129,000 Active 36 DOM
4. 2026-06-15
   days on market $129,000 Active 35 DOM

   Show marketing remark (1176 chars)

   WELCOME HOME to this well-maintained 4-bedroom, 1.5-bath property situated on a . 17-acre lot in a convenient location in Montpelier! Inside, you'll find a spacious kitchen and dining area featuring a center island, beautiful oak cabinetry, and plenty of room for gathering and entertaining. The open oak staircase adds character and warmth, while laminate flooring provides durability and easy upkeep throughout much of the home. With 1,397 square feet of living space, this home offers a flexible layout including one bedroom on the main floor and three bedrooms upstairs, along with abundant closet space throughout. Recent updates include modernized wiring, vinyl replacement windows, a newer furnace, and water heater, giving buyers peace of mind. Outside, enjoy a manageable yard and the convenience of a 2-car garage plus driveway parking. Location is key--this home is just minutes from Montpelier Municipal Park (featuring a city pool), the Williams County Fairgrounds, downtown restaurants, and Montpelier Exempted Village Schools. This move-in ready home blends classic charm with important updates--perfect for comfortable everyday living with everything close by!

5. 2026-06-13
   days on market $129,000 Active 33 DOM
6. 2026-06-12
   days on market $129,000 Active 32 DOM
7. 2026-06-09
   days on market $129,000 Active 29 DOM
8. 2026-06-08
   days on market $129,000 Active 28 DOM
9. 2026-06-08
   days on market $129,000 Active 27 DOM
10. 2026-06-05
    days on market $129,000 Active 25 DOM
11. 2026-06-04
    days on market $129,000 Active 23 DOM
12. 2026-06-02
    days on market $129,000 Active 22 DOM
13. 2026-06-01
    days on market $129,000 Active 21 DOM
14. 2026-05-31
    days on market $129,000 Active 20 DOM
15. 2026-05-14
    historical Contingent 1191-char remark
16. 2026-05-11
    listed $135,000 Active 1176-char remark

    Show marketing remark (1176 chars)

    WELCOME HOME to this well-maintained 4-bedroom, 1.5-bath property situated on a . 17-acre lot in a convenient location in Montpelier! Inside, you'll find a spacious kitchen and dining area featuring a center island, beautiful oak cabinetry, and plenty of room for gathering and entertaining. The open oak staircase adds character and warmth, while laminate flooring provides durability and easy upkeep throughout much of the home. With 1,397 square feet of living space, this home offers a flexible layout including one bedroom on the main floor and three bedrooms upstairs, along with abundant closet space throughout. Recent updates include modernized wiring, vinyl replacement windows, a newer furnace, and water heater, giving buyers peace of mind. Outside, enjoy a manageable yard and the convenience of a 2-car garage plus driveway parking. Location is key--this home is just minutes from Montpelier Municipal Park (featuring a city pool), the Williams County Fairgrounds, downtown restaurants, and Montpelier Exempted Village Schools. This move-in ready home blends classic charm with important updates--perfect for comfortable everyday living with everything close by!

17. 2026-05-11
    listed $135,000 Active 1191-char remark

    Show marketing remark (1176 chars)

    WELCOME HOME to this well-maintained 4-bedroom, 1.5-bath property situated on a . 17-acre lot in a convenient location in Montpelier! Inside, you'll find a spacious kitchen and dining area featuring a center island, beautiful oak cabinetry, and plenty of room for gathering and entertaining. The open oak staircase adds character and warmth, while laminate flooring provides durability and easy upkeep throughout much of the home. With 1,397 square feet of living space, this home offers a flexible layout including one bedroom on the main floor and three bedrooms upstairs, along with abundant closet space throughout. Recent updates include modernized wiring, vinyl replacement windows, a newer furnace, and water heater, giving buyers peace of mind. Outside, enjoy a manageable yard and the convenience of a 2-car garage plus driveway parking. Location is key--this home is just minutes from Montpelier Municipal Park (featuring a city pool), the Williams County Fairgrounds, downtown restaurants, and Montpelier Exempted Village Schools. This move-in ready home blends classic charm with important updates--perfect for comfortable everyday living with everything close by!

18. 2026-04-27
    historical $135,000 1176-char remark

    Show marketing remark (1176 chars)

    WELCOME HOME to this well-maintained 4-bedroom, 1.5-bath property situated on a . 17-acre lot in a convenient location in Montpelier! Inside, you'll find a spacious kitchen and dining area featuring a center island, beautiful oak cabinetry, and plenty of room for gathering and entertaining. The open oak staircase adds character and warmth, while laminate flooring provides durability and easy upkeep throughout much of the home. With 1,397 square feet of living space, this home offers a flexible layout including one bedroom on the main floor and three bedrooms upstairs, along with abundant closet space throughout. Recent updates include modernized wiring, vinyl replacement windows, a newer furnace, and water heater, giving buyers peace of mind. Outside, enjoy a manageable yard and the convenience of a 2-car garage plus driveway parking. Location is key--this home is just minutes from Montpelier Municipal Park (featuring a city pool), the Williams County Fairgrounds, downtown restaurants, and Montpelier Exempted Village Schools. This move-in ready home blends classic charm with important updates--perfect for comfortable everyday living with everything close by!

19. 2026-04-24
    historical $135,000 1191-char remark
20. 2021-02-22
    soldstatus $65,000
21. 2021-02-16
    soldstatus $65,000

    Show marketing remark (238 chars)

    Updated 4 Bedroom 2 bath home featuring a large kitchen-dining room with an island, oak cabinetry, lots of closet space throughout, laminate floors, nice open oak stairway. Updated wiring, vinyl windows, newer furnace & water heater.

22. 2021-02-09
    price $65,000

    Show marketing remark (238 chars)

    Updated 4 Bedroom 2 bath home featuring a large kitchen-dining room with an island, oak cabinetry, lots of closet space throughout, laminate floors, nice open oak stairway. Updated wiring, vinyl windows, newer furnace & water heater.

23. 2021-01-04
    listed $59,900

    Show marketing remark (238 chars)

    Updated 4 Bedroom 2 bath home featuring a large kitchen-dining room with an island, oak cabinetry, lots of closet space throughout, laminate floors, nice open oak stairway. Updated wiring, vinyl windows, newer furnace & water heater.

ⓘ 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: $904 · $75/mo
• Projected year-2 tax: $1,458 · $122/mo
• Expected delta: +$554/yr (+$46/mo · 61.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X · 54% 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: $14,383
• − Mortgage interest: −$7,226
• − Property taxes: −$904
• − Insurance: −$645
• − Repairs & maintenance: −$1,151
• − Management: −$1,151
• − Depreciation: −$3,753
• Taxable loss: −$446
• Est. tax savings @ 24.0%: +$107
• After-tax cash flow: $1,802/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

+115.4% since first listed

12 events — show timeline

• 2026-06-15 Price Changed $129,000 WCARE
• 2026-05-28 Price Changed $129,000 NORIS
• 2026-05-22 Relisted — NORIS
• 2026-05-14 Contingent — NORIS
• 2026-05-11 Listed $135,000 WCARE
• 2026-05-11 Listed $135,000 NORIS
• 2026-04-27 Coming Soon $135,000 WCARE
• 2026-04-24 Coming Soon $135,000 NORIS
• 2021-02-22 Sold (Public Records) $65,000 Public Records
• 2021-02-16 Sold (MLS) $65,000 NORIS
• 2021-02-09 Price Changed $65,000 NORIS
• 2021-01-04 Listed $59,900 NORIS

Property tax history

+3.0%/yr

Latest (2025): $904 · +0.0% YoY. Source: county tax records.