304 Applegate Rd · Union, OH 45322

$207,900

4 bd · 2.0 ba · 2,172 sqft · SingleFamily public records · 110 Days on market

Built 1974 0.26 ac lot $96/sqft · 19% below area Est $257k · 19% under

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Why this score? — see what drove the C- 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).

• ARV discount +15.0/15.0
• Cash flow +14.2/30.0
• 1% rule +5.0/10.0
• Schools +5.0/10.0
• DSCR +4.3/10.0
• 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

Welcome to 304 Applegate Rd, Union, OH — a stunning 1-story ranch offering 2,172 sq ft of beautifully designed living space! From the moment you arrive, the brick exterior and classic columns framing the covered front entry and porch create timeless curb appeal. This home blends traditional charm with comfortable, modern living. Step inside to a fabulous layout filled with natural light and a warm, inviting atmosphere. Styled archways, along with rich brick and wood accents, add character throughout the home — including a cozy fireplace that serves as a striking focal point. The spacious living room features a beautiful bay window, enhancing both charm and natural light. The thoughtfully designed kitchen comes equipped with a refrigerator, dishwasher, and range, plus a connected breakfast nook for casual dining. A separate formal dining room provides the perfect space for gatherings and special occasions. This home offers 4 generously sized bedrooms and 2 full baths, all designed with comfort in mind and finished in neutral tones to complement any décor. An inside laundry room adds everyday convenience. Out back, enjoy a relaxing patio area overlooking the partially fenced yard — ideal for entertaining, grilling, or simply unwinding outdoors. With its elegant details, spacious design, and inviting curb appeal, this exceptional ranch-style home is ready to welcome its next owner.

Key facts

• Brick exterior
• Bay window
• Cozy fireplace

Tags

• BRICK EXTERIOR
• COVERED FRONT ENTRY
• COZY FIREPLACE
• SPACIOUS LIVING ROOM
• BAY WINDOW
• THOUGHTFULLY DESIGNED KITCHEN

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $208k.

Deal economics

• At list price, monthly cash flow is $36 ($432/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $208k).
• Recommended offer: $189k (9.0% below list) — sets the bar for market timing.
• 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; 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 $1k of loan paydown is wiped out by about $6k 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 110 days — a 9% lower offer ($189k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 10y ago; this cycle's ask has dropped $42k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $189,189 (9.0% below list)

Questions for the listing agent

1. It's been on market 110 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — 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. 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?
6. 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.
7. 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.
8. 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: 1.00% ✓
• Cap rate: 6.50%
• Cash-on-cash: 0.74%
• DSCR: 1.03
• GRM: 8.3

CMA / ARV

• ARV (median comp): $257,482
• List price: $207,900
• Delta: -19.26%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
215 W Martindale Rd	0.13mi	4/2.0	2,132 (-2%)	11mo	$259,000	$121	82
115 S Main St	0.35mi	4/2.0	2,113 (-3%)	10mo	$204,000	$97	71
432 Applegate Rd	0.30mi	4/3.5	2,253 (+4%)	11mo	$319,900	$142	64
103 Charles Pl	0.46mi	3/1.5 (-1)	2,252 (+4%)	1mo	$195,000	$87	64
128 Union Ridge Dr	0.33mi	3/2.5 (-1)	2,038 (-6%)	7mo	$300,000	$147	61
111 Union Ridge Dr	0.31mi	5/3.0 (+1)	2,253 (+4%)	13mo	$314,900	$140	60
112 Krug Dr	0.35mi	3/3.0 (-1)	2,003 (-8%)	17mo	$279,900	$140	48
122 Union Ridge Dr	0.31mi	3/2.0 (-1)	1,984 (-9%)	22mo	$310,000	$156	48
104 Jacobson Ct	0.51mi	3/2.0 (-1)	2,041 (-6%)	16mo	$320,000	$157	47
144 Union Ridge Dr	0.47mi	3/2.5 (-1)	2,366 (+9%)	13mo	$305,000	$129	46
166 Warner Dr	0.57mi	3/2.5 (-1)	2,360 (+9%)	22mo	$273,500	$116	33

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: -18.9%
• Equity multiple: 0.36×
• Total profit: $-37,356
• Equity at exit: $30,999

10-year hold

• IRR: -20.2%
• Equity multiple: 0.10×
• Total profit: $-52,587
• Equity at exit: $17,975

Cash invested: $58,212 (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: 8.3×

Monthly cashflow live

• Estimated rent: $2,081 medium
• Mortgage (P&I): −$1,090
• Tax from tax record: −$431 /mo · $5,174/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$437
• Net cashflow: $36

Break-even live

Break-even rent $2,035

Max offer price $207,900

Occupancy floor 93%

Sensitivity live

Price	-10% $154	-5% $95	+0% $36	+5% $-23	+10% $-82
Rent	-10% $-128	-5% $-46	+0% $36	+5% $118	+10% $200
Rate	-1.0pp $141	-0.5pp $89	base $36	+0.5pp $-18	+1.0pp $-73

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: $51,975
• Closing costs: $6,237
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-21
   days on market $207,900 Active 110 DOM
2. 2026-06-18
   days on market $207,900 Active 107 DOM
3. 2026-06-17
   days on market $207,900 Active 106 DOM
4. 2026-06-16
   days on market $207,900 Active 105 DOM
5. 2026-06-15
   days on market $207,900 Active 104 DOM
6. 2026-06-14
   pricedays on market $207,900 Active 102 DOM
7. 2026-06-10
   days on market $214,900 Active 99 DOM
8. 2026-06-09
   days on market $214,900 Active 98 DOM
9. 2026-06-08
   days on market $214,900 Active 97 DOM
10. 2026-06-07
    days on market $214,900 Active 96 DOM
11. 2026-06-05
    days on market $214,900 Active 93 DOM
12. 2026-06-03
    pricedays on market $214,900 Active 92 DOM
13. 2026-06-02
    days on market $224,900 Active 91 DOM
14. 2026-06-01
    days on market $224,900 Active 90 DOM
15. 2026-05-31
    days on market $224,900 Active 89 DOM
16. 2026-05-13
    price $224,900 1429-char remark

    Show marketing remark (1429 chars)

    Welcome to 304 Applegate Rd, Union, OH — a stunning 1-story ranch offering 2,172 sq ft of beautifully designed living space! From the moment you arrive, the brick exterior and classic columns framing the covered front entry and porch create timeless curb appeal. This home blends traditional charm with comfortable, modern living. Step inside to a fabulous layout filled with natural light and a warm, inviting atmosphere. Styled archways, along with rich brick and wood accents, add character throughout the home — including a cozy fireplace that serves as a striking focal point. The spacious living room features a beautiful bay window, enhancing both charm and natural light. The thoughtfully designed kitchen comes equipped with a refrigerator, dishwasher, and range, plus a connected breakfast nook for casual dining. A separate formal dining room provides the perfect space for gatherings and special occasions. This home offers 4 generously sized bedrooms and 2 full baths, all designed with comfort in mind and finished in neutral tones to complement any décor. An inside laundry room adds everyday convenience. Out back, enjoy a relaxing patio area overlooking the partially fenced yard — ideal for entertaining, grilling, or simply unwinding outdoors. With its elegant details, spacious design, and inviting curb appeal, this exceptional ranch-style home is ready to welcome its next owner.

17. 2026-04-14
    price $239,900 1429-char remark

    Show marketing remark (1429 chars)

    Welcome to 304 Applegate Rd, Union, OH — a stunning 1-story ranch offering 2,172 sq ft of beautifully designed living space! From the moment you arrive, the brick exterior and classic columns framing the covered front entry and porch create timeless curb appeal. This home blends traditional charm with comfortable, modern living. Step inside to a fabulous layout filled with natural light and a warm, inviting atmosphere. Styled archways, along with rich brick and wood accents, add character throughout the home — including a cozy fireplace that serves as a striking focal point. The spacious living room features a beautiful bay window, enhancing both charm and natural light. The thoughtfully designed kitchen comes equipped with a refrigerator, dishwasher, and range, plus a connected breakfast nook for casual dining. A separate formal dining room provides the perfect space for gatherings and special occasions. This home offers 4 generously sized bedrooms and 2 full baths, all designed with comfort in mind and finished in neutral tones to complement any décor. An inside laundry room adds everyday convenience. Out back, enjoy a relaxing patio area overlooking the partially fenced yard — ideal for entertaining, grilling, or simply unwinding outdoors. With its elegant details, spacious design, and inviting curb appeal, this exceptional ranch-style home is ready to welcome its next owner.

18. 2026-03-03
    listed $249,900 Active 1429-char remark

    Show marketing remark (1429 chars)

    Welcome to 304 Applegate Rd, Union, OH — a stunning 1-story ranch offering 2,172 sq ft of beautifully designed living space! From the moment you arrive, the brick exterior and classic columns framing the covered front entry and porch create timeless curb appeal. This home blends traditional charm with comfortable, modern living. Step inside to a fabulous layout filled with natural light and a warm, inviting atmosphere. Styled archways, along with rich brick and wood accents, add character throughout the home — including a cozy fireplace that serves as a striking focal point. The spacious living room features a beautiful bay window, enhancing both charm and natural light. The thoughtfully designed kitchen comes equipped with a refrigerator, dishwasher, and range, plus a connected breakfast nook for casual dining. A separate formal dining room provides the perfect space for gatherings and special occasions. This home offers 4 generously sized bedrooms and 2 full baths, all designed with comfort in mind and finished in neutral tones to complement any décor. An inside laundry room adds everyday convenience. Out back, enjoy a relaxing patio area overlooking the partially fenced yard — ideal for entertaining, grilling, or simply unwinding outdoors. With its elegant details, spacious design, and inviting curb appeal, this exceptional ranch-style home is ready to welcome its next owner.

19. 2024-03-29
    soldstatus $812,100
20. 2016-07-07
    soldstatus $50,000 Sold 297-char remark

    Show marketing remark (297 chars)

    1 story brick home with unique features. Vaulted ceilings, built in shelving. french door, bay window, arched doorways. Garage was converted to family room. Home has 3 bedrooms, 2 baths, Fireplace, spot lighting and offers rear deck and partial fenced yard. This is a Fannie Mae HomePath property.

21. 2016-06-30
    soldstatus $50,000 Closed 297-char remark

    Show marketing remark (297 chars)

    1 story brick home with unique features. Vaulted ceilings, built in shelving. french door, bay window, arched doorways. Garage was converted to family room. Home has 3 bedrooms, 2 baths, Fireplace, spot lighting and offers rear deck and partial fenced yard. This is a Fannie Mae HomePath property.

22. 2016-06-29
    historical Active/Pending 297-char remark

    Show marketing remark (297 chars)

    1 story brick home with unique features. Vaulted ceilings, built in shelving. french door, bay window, arched doorways. Garage was converted to family room. Home has 3 bedrooms, 2 baths, Fireplace, spot lighting and offers rear deck and partial fenced yard. This is a Fannie Mae HomePath property.

23. 2016-06-06
    price $54,000 297-char remark

    Show marketing remark (297 chars)

    1 story brick home with unique features. Vaulted ceilings, built in shelving. french door, bay window, arched doorways. Garage was converted to family room. Home has 3 bedrooms, 2 baths, Fireplace, spot lighting and offers rear deck and partial fenced yard. This is a Fannie Mae HomePath property.

24. 2016-05-05
    listed $59,900 Active 297-char remark

    Show marketing remark (297 chars)

    1 story brick home with unique features. Vaulted ceilings, built in shelving. french door, bay window, arched doorways. Garage was converted to family room. Home has 3 bedrooms, 2 baths, Fireplace, spot lighting and offers rear deck and partial fenced yard. This is a Fannie Mae HomePath property.

ⓘ 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: $5,174 · $431/mo
• Projected year-2 tax: $5,174 · $431/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: $24,973
• − Mortgage interest: −$11,646
• − Property taxes: −$5,174
• − Insurance: −$1,040
• − Repairs & maintenance: −$1,998
• − Management: −$1,998
• − Depreciation: −$6,048
• Taxable loss: −$2,930
• Est. tax savings @ 24.0%: +$703
• After-tax cash flow: $1,136/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

+275.5% since first listed

9 events — show timeline

• 2026-05-13 Price Changed $224,900 Dayton MLS
• 2026-04-14 Price Changed $239,900 Dayton MLS
• 2026-03-03 Listed $249,900 Dayton MLS
• 2024-03-29 Sold (Public Records) $812,100 Public Records
• 2016-07-07 Sold (MLS) $50,000 Dayton MLS
• 2016-06-30 Sold (MLS) $50,000 Dayton MLS
• 2016-06-29 Contingent — Dayton MLS
• 2016-06-06 Price Changed $54,000 Dayton MLS
• 2016-05-05 Listed $59,900 Dayton MLS

Property tax history

+4.4%/yr

Latest (2025): $5,174 · +4.8% YoY. Source: county tax records.