12169 Landon Rd · Richwood, OH 43344

$100,000

4 bd · 1.0 ba · 1,787 sqft · MultiFamily public records · 4 Days on market

Built 1974 10,454 sqft lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks

Multi-family home with both units occupied. One unit has one bedroom & an attached garage, second unit has two bedrooms and was recently updated. If you have ever wanted to be own a rental property, this one is ready to go!

Key facts

• 0.24 acre lot
• 4 parking spots
• Built 1974

Property features AI

Finance

• Other: Standard listing conditions
• Financial info: Annual tax information available (tax year 2025)

Exterior

• Parking: Four parking spaces
• Utilities: Public water; Public sewer
• Home design: Duplex; Built in 1974 with effective year 2025
• Construction: Built in 1974 (effective year 2025)
• Exterior features: Approximately 0.24-acre lot

Interior

• Bedrooms: Two-unit property (duplex) — total of 2 units
• Heating & cooling: No cooling system listed
• Interior features: No central cooling

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath multifamily listed at $100k.

Deal economics

• At list price, monthly cash flow is $648 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).

Location & tenants

• Location reads 65/100 on livability (#695 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.
• North Union Local School District (rural): math 58% / reading 64% proficiency, ranked #267 of 656 in OH (top 41%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 28 active listings in the ZIP; solid renter incomes; 1,498 units permitted in Union County in 2024 (831 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.
• Union County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $32k; list at $100k implies a 212% gain — meaningful room to come down on a strong offer.

Recommended offer $100,000

Questions for the listing agent

1. Built in 1974 — 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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.67% ✓
• Cap rate: 14.07%
• Cash-on-cash: 27.76%
• DSCR: 2.24
• GRM: 5.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.9%
• Equity multiple: 1.89×
• Total profit: $25,059
• Equity at exit: $14,910

10-year hold

• IRR: 29.9%
• Equity multiple: 3.68×
• Total profit: $74,990
• Equity at exit: $8,646

Cash invested: $28,000 (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 43344

• Active inventory: 28
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,669 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$105 /mo · $1,257/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$350
• Net cashflow: $648

Break-even live

Break-even rent $849

Max offer price $100,000

Occupancy floor 56%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
1× unit	1	1	$829
1× unit	2	1	$839
Total (2 units)			$1,669

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-06-19
   days on market $100,000 Active 4 DOM
2. 2026-06-18
   days on market $100,000 Active 3 DOM
3. 2026-06-17
   days on market $100,000 Active 2 DOM
4. 2026-06-16
   remarks 225-char remark
5. 2026-06-16
   listed $100,000 Active 1 DOM

ⓘ 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: $1,257 · $105/mo
• Projected year-2 tax: $1,409 · $117/mo
• Expected delta: +$151/yr (+$13/mo · 12.0%)

ⓘ 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: $20,028
• − Mortgage interest: −$5,602
• − Property taxes: −$1,257
• − Insurance: −$500
• − Repairs & maintenance: −$1,602
• − Management: −$1,602
• − Depreciation: −$2,909
• Taxable income: $6,556
• Est. tax owed @ 24.0%: −$1,573
• After-tax cash flow: $6,199/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: North Union Local School District
• NCES district ID: 3905033
• Math proficiency: 58% ▼ -17.00%
• Reading proficiency: 64% ▼ -7.00%
• Median HH income: $54,673
• Composite: 52.33/100
• National rank: #1591
• State rank: #267 of 656 in OH

Livability — Richwood

• Score: 65/100
• State rank: #695
• US rank: #12419

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Richwood, OH
• County: Union · 46,985 people
• Metro: Columbus, OH
• Population (ZIP): 6,049
• Household income: $80,087
• Rent vs Own: 21.1% rent · 78.9% own
• Severe rent burden: 12.0

Population outlook (Union County) Hauer SSP2

• Today (2025): 58,316 people
• By 2030: 60,024 · +2.9%
• By 2040: 62,846 · +7.8%
• By 2050: 64,195 · +10.1%
• By 2075: 65,468 · +12.3%
• By 2100: 60,748 · +4.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Slovak 4% Lithuanian 3% Romanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Union

• 2024 margin: Strong R (+29.6) · D 34.7% · R 64.3% · Other 1.0%
• 2008→2024 swing: -1.6pp toward R · 2008: -28.0pp · 2024: -29.6pp
• All cycles: 2024: R+29.6 2020: R+31.5 2016: R+38.0 2012: R+29.7 2008: R+28.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -187.39%
• Current HPI: 258.5854
• 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

+150.0% since first listed

3 events — show timeline

• 2026-06-15 Listed $100,000 CBRMLS
• 2008-08-18 Sold (Public Records) $32,000 Public Records
• 1987-09-02 Sold (Public Records) $40,000 Public Records

Property tax history

+1.9%/yr

Latest (2025): $1,257 · -18.4% YoY. Source: county tax records.