714 E Church St · Marion, OH 43302

$163,500

3 bd · 1.0 ba · 1,810 sqft · SingleFamily public records · 101 Days on market

Built 1910 7,405 sqft lot $90/sqft · 10% below area Est $181k · 10% 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).

• Cash flow +19.1/30.0
• ARV discount +11.8/15.0
• DSCR +6.0/10.0
• 1% rule +4.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This home has so much charm from walking in the door to the fenced in back yard. The character of the hardwood floors catches your eye, and they are throughout most of the house. There is an extra room downstairs that could be a den, children's play area or a second living room. Another unique feature is there are two inviting staircases that takes you to the three bedrooms and bath. Enjoy the convenience of being close to local amenities, shopping and restaurants.

Key facts

• Fenced in back yard
• Hardwood floors
• 7,405 sq ft lot

Tags

• FENCED IN BACK YARD
• HARDWOOD FLOORS
• EXTRA ROOM DOWNSTAIRS
• TWO INVITING STAIRCASES
• CLOSE TO LOCAL AMENITIES

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $164k.

Deal economics

• At list price, monthly cash flow is $175 ($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 $153k (6.3% below list).
• Recommended offer: $149k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#704 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools D+, crime D+, amenities F.
• Marion City (town): math 22% / reading 31% proficiency, ranked #600 of 656 in OH (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 208 active listings in the ZIP; 53 units permitted in Marion County in 2024 (0 in 5+ unit buildings).
• This rent runs 33% of the median local income ($55k/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 $5k of value loss. Plan a longer hold.
• Marion County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 101 days — a 9% lower offer ($149k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $95k; list at $164k implies a 72% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $148,785 (9.0% below list)

Questions for the listing agent

1. It's been on market 101 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 1910 — 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 D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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.
8. 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.
9. 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: 0.94% ✗
• Cap rate: 7.58%
• Cash-on-cash: 4.58%
• DSCR: 1.20
• GRM: 8.9

CMA / ARV

• ARV (median comp): $180,714
• List price: $163,500
• Delta: -9.53%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
400 Forest Lawn Blvd	0.46mi	3/2.0	1,824 (+1%)	2mo	$224,900	$123	72
310 Hane Ave	0.22mi	3/1.5	1,596 (-12%)	1mo	$189,900	$119	67
612 E George St	0.39mi	4/1.0 (+1)	1,704 (-6%)	1mo	$50,000	$29	66
322 Belmont St	0.67mi	3/1.0	1,756 (-3%)	2mo	$194,000	$110	62
144 Spencer St	0.71mi	3/1.5	1,856 (+2%)	5mo	$209,000	$113	57
151 Barnhart St	0.33mi	3/2.0	1,560 (-14%)	2mo	$223,000	$143	56
553 King Ave	0.57mi	3/1.5	2,010 (+11%)	2mo	$282,000	$140	52
482 E George St	0.50mi	3/1.0	1,539 (-15%)	1mo	$85,000	$55	51
354 Franklin St	0.53mi	3/1.5	1,588 (-12%)	2mo	$110,000	$69	51
556 Hane Ave	0.58mi	3/2.0	1,588 (-12%)	4mo	$285,000	$179	46
594 E George St	0.40mi	4/2.0 (+1)	1,543 (-15%)	3mo	$26,500	$17	45
509 Summit St	0.53mi	3/2.0	1,542 (-15%)	4mo	$220,000	$143	44

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: -9.2%
• Equity multiple: 0.66×
• Total profit: $-15,401
• Equity at exit: $24,378

10-year hold

• IRR: 0.2%
• Equity multiple: 1.02×
• Total profit: $775
• Equity at exit: $14,136

Cash invested: $45,780 (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 43302

• Home prices YoY: -33.9%
• Active inventory: 208
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,531 medium
• Mortgage (P&I): −$857
• Tax from tax record: −$110 /mo · $1,316/yr
• Insurance: −$68
• HOA: −$0
• Vacancy / Maint / Mgmt: −$322
• Net cashflow: $175

Break-even live

Break-even rent $1,310

Max offer price $163,500

Occupancy floor 84%

Sensitivity live

Price	-10% $267	-5% $221	+0% $175	+5% $128	+10% $82
Rent	-10% $54	-5% $114	+0% $175	+5% $235	+10% $296
Rate	-1.0pp $257	-0.5pp $216	base $175	+0.5pp $132	+1.0pp $89

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: $40,875
• Closing costs: $4,905
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-21
   days on market $163,500 Active 101 DOM
2. 2026-06-19
   days on market $163,500 Active 99 DOM
3. 2026-06-18
   days on market $163,500 Active 98 DOM
4. 2026-06-17
   days on market $163,500 Active 97 DOM
5. 2026-06-16
   days on market $163,500 Active 96 DOM
6. 2026-06-15
   days on market $163,500 Active 95 DOM
7. 2026-06-14
   days on market $163,500 Active 93 DOM
8. 2026-06-12
   days on market $163,500 Active 92 DOM
9. 2026-06-09
   days on market $163,500 Active 89 DOM
10. 2026-06-08
    remarks 567-char remark
11. 2026-06-08
    pricedays on market $163,500 Active 88 DOM
12. 2026-06-07
    days on market $164,000 Active 87 DOM
13. 2026-06-05
    days on market $164,000 Active 84 DOM
14. 2026-06-03
    days on market $164,000 Active 83 DOM
15. 2026-06-02
    days on market $164,000 Active 82 DOM
16. 2026-06-01
    days on market $164,000 Active 81 DOM
17. 2026-05-31
    days on market $164,000 Active 80 DOM
18. 2026-05-30
    days on market $164,000 Active 79 DOM
19. 2026-05-18
    price $169,000 469-char remark

    Show marketing remark (469 chars)

    This home has so much charm from walking in the door to the fenced in back yard. The character of the hardwood floors catches your eye, and they are throughout most of the house. There is an extra room downstairs that could be a den, children's play area or a second living room. Another unique feature is there are two inviting staircases that takes you to the three bedrooms and bath. Enjoy the convenience of being close to local amenities, shopping and restaurants.

20. 2026-05-07
    price $174,900 469-char remark

    Show marketing remark (469 chars)

    This home has so much charm from walking in the door to the fenced in back yard. The character of the hardwood floors catches your eye, and they are throughout most of the house. There is an extra room downstairs that could be a den, children's play area or a second living room. Another unique feature is there are two inviting staircases that takes you to the three bedrooms and bath. Enjoy the convenience of being close to local amenities, shopping and restaurants.

21. 2026-04-29
    price $179,900 469-char remark

    Show marketing remark (469 chars)

    This home has so much charm from walking in the door to the fenced in back yard. The character of the hardwood floors catches your eye, and they are throughout most of the house. There is an extra room downstairs that could be a den, children's play area or a second living room. Another unique feature is there are two inviting staircases that takes you to the three bedrooms and bath. Enjoy the convenience of being close to local amenities, shopping and restaurants.

22. 2026-04-21
    price $189,900 469-char remark

    Show marketing remark (469 chars)

    This home has so much charm from walking in the door to the fenced in back yard. The character of the hardwood floors catches your eye, and they are throughout most of the house. There is an extra room downstairs that could be a den, children's play area or a second living room. Another unique feature is there are two inviting staircases that takes you to the three bedrooms and bath. Enjoy the convenience of being close to local amenities, shopping and restaurants.

23. 2026-04-08
    price $199,900 469-char remark

    Show marketing remark (469 chars)

    This home has so much charm from walking in the door to the fenced in back yard. The character of the hardwood floors catches your eye, and they are throughout most of the house. There is an extra room downstairs that could be a den, children's play area or a second living room. Another unique feature is there are two inviting staircases that takes you to the three bedrooms and bath. Enjoy the convenience of being close to local amenities, shopping and restaurants.

24. 2026-03-28
    price $214,900 469-char remark

    Show marketing remark (469 chars)

    This home has so much charm from walking in the door to the fenced in back yard. The character of the hardwood floors catches your eye, and they are throughout most of the house. There is an extra room downstairs that could be a den, children's play area or a second living room. Another unique feature is there are two inviting staircases that takes you to the three bedrooms and bath. Enjoy the convenience of being close to local amenities, shopping and restaurants.

25. 2026-03-12
    listed $219,900 Active 469-char remark

    Show marketing remark (469 chars)

    This home has so much charm from walking in the door to the fenced in back yard. The character of the hardwood floors catches your eye, and they are throughout most of the house. There is an extra room downstairs that could be a den, children's play area or a second living room. Another unique feature is there are two inviting staircases that takes you to the three bedrooms and bath. Enjoy the convenience of being close to local amenities, shopping and restaurants.

26. 2021-08-12
    soldstatus $95,000

ⓘ 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: $1,316 · $110/mo
• Projected year-2 tax: $1,933 · $161/mo
• Expected delta: +$618/yr (+$51/mo · 46.9%)

ⓘ 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 · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,378
• − Mortgage interest: −$9,159
• − Property taxes: −$1,316
• − Insurance: −$818
• − Repairs & maintenance: −$1,470
• − Management: −$1,470
• − Depreciation: −$4,756
• Taxable loss: −$610
• Est. tax savings @ 24.0%: +$147
• After-tax cash flow: $2,243/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: Marion City
• NCES district ID: 3904433
• Math proficiency: 22% ▼ -17.00%
• Reading proficiency: 31% ▼ -8.00%
• Median HH income: $32,327
• Composite: 21.58/100
• National rank: #8306
• State rank: #600 of 656 in OH

Livability — Marion

• Score: 65/100
• State rank: #704
• US rank: #12605

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Marion, OH
• County: Marion County · 53,702 people
• City population: 53,702
• Metro: Marion, OH
• Population (ZIP): 53,702
• Household income: $55,057
• Rent vs Own: 36.6% rent · 63.4% own
• Severe rent burden: 1554.0

Population outlook (Marion County) Hauer SSP2

• Today (2025): 62,078 people
• By 2030: 60,049 · -3.3%
• By 2040: 55,413 · -10.7%
• By 2050: 50,604 · -18.5%
• By 2075: 40,162 · -35.3%
• By 2100: 29,105 · -53.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Black 6% Two or more races 6% Hispanic / Latino 3%
• Common ancestry: Slovak 2% Romanian 2% Lithuanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2% Arabic 1%

Political lean MEDSL · Marion

• 2024 margin: Solid R (+41.4) · D 28.9% · R 70.3%
• 2008→2024 swing: -32.5pp toward R · 2008: -8.9pp · 2024: -41.4pp
• All cycles: 2024: R+41.4 2020: R+38.6 2016: R+34.4 2012: R+7.6 2008: R+8.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -114.52%
• Current HPI: 223.5344
• Rent YoY: —
• Metro: Marion, 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

+77.9% since first listed

8 events — show timeline

• 2026-05-18 Price Changed $169,000 CBRMLS
• 2026-05-07 Price Changed $174,900 CBRMLS
• 2026-04-29 Price Changed $179,900 CBRMLS
• 2026-04-21 Price Changed $189,900 CBRMLS
• 2026-04-08 Price Changed $199,900 CBRMLS
• 2026-03-28 Price Changed $214,900 CBRMLS
• 2026-03-12 Listed $219,900 CBRMLS
• 2021-08-12 Sold (Public Records) $95,000 Public Records

Property tax history

+2.8%/yr

Latest (2025): $1,316 · +0.0% YoY. Source: county tax records.