977 Gilman Ave · Marietta, OH 45750

$149,000

4 bd · 1.0 ba · 1,560 sqft · SingleFamily public records · 260 Days on market

Built 1900 0.34 ac lot $96/sqft · 13% below area Est $171k · 13% under

---

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
• ARV discount +13.3/15.0
• DSCR +10.0/10.0
• 1% rule +8.4/10.0
• Livability +4.0/5.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

WELL MAINTAINED. . HAS NEWER KITCHEN WITH CUSTOM BUILT HUCK CABINETS, NEWER WINDOWS, LAARGE FRONT PORCH WITH WINTER VIEWS OF THE RIVER. BACK YARD IS FENCED. WOOD FLOORING THROUGH OUT, NATURAL WOODWORK. FIREPLACES HAVE BEEN CLOSED OFF, BUT HAVE VERY NICE MANTELS.

Key facts

• Newer kitchen
• Large front porch
• Back yard is fenced

Tags

• NEWER KITCHEN
• CUSTOM BUILT HUCK CABINETS
• NEWER WINDOWS
• LARGE FRONT PORCH
• WINTER VIEWS OF THE RIVER
• BACK YARD IS FENCED

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $149k.

Deal economics

• At list price, monthly cash flow is $551 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $149k).
• Recommended offer: $131k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.2% vs local median 6.3% in Marietta — 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 80/100 on livability (#127 in OH, #1,845 nationally) — a professional / high-income tenant draw. Strengths: cost of living A+, housing A+, health & safety A+; Watch: commute F, employment D-.
• Marietta City (town): math 35% / reading 49% proficiency, ranked #534 of 656 in OH (top 81%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 118 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 3 units permitted in Washington County in 2024 (0 in 5+ unit buildings).
• This rent runs 40% of the median local income ($60k/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 $4k of value loss. Plan a longer hold.
• Washington County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 260 days — a 12% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $75k; list at $149k implies a 99% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $131,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 260 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.34% ✓
• Cap rate: 11.18%
• Cash-on-cash: 17.44%
• DSCR: 1.78
• GRM: 6.2

CMA / ARV

• ARV (median comp): $170,909
• List price: $149,000
• Delta: -12.82%
• 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
714 Front St	0.24mi	3/1.0 (-1)	1,560 (0%)	1mo	$170,000	$109	83
623 Front St	0.27mi	4/2.5	1,400 (-10%)	10mo	$185,151	$132	56
625 Front St	0.26mi	3/2.5 (-1)	1,700 (+9%)	8mo	$169,900	$100	55
723 6th St	0.66mi	3/1.5 (-1)	1,588 (+2%)	6mo	$244,000	$154	54
309 Harmar St	0.72mi	3/2.0 (-1)	1,632 (+5%)	6mo	$26,070	$16	45
107 Victory Pl	0.52mi	4/1.0	1,418 (-9%)	18mo	$230,000	$162	45
100 Cheyenne Rd	0.45mi	3/1.0 (-1)	1,387 (-11%)	15mo	$180,000	$130	43
503 3rd St	0.58mi	3/1.5 (-1)	1,758 (+13%)	4mo	$155,000	$88	42
828 Fifth St	0.64mi	3/1.0 (-1)	1,352 (-13%)	4mo	$135,000	$100	39
726 6th St	0.69mi	4/2.0	1,711 (+10%)	17mo	$218,500	$128	34
101 Dye Cir	0.74mi	3/2.0 (-1)	1,416 (-9%)	12mo	$225,000	$159	31
708 1/2 4th St	0.52mi	3/1.5 (-1)	1,332 (-15%)	19mo	$88,000	$66	28

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: 6.7%
• Equity multiple: 1.26×
• Total profit: $10,971
• Equity at exit: $22,216

10-year hold

• IRR: 16.1%
• Equity multiple: 2.31×
• Total profit: $54,844
• Equity at exit: $12,883

Cash invested: $41,720 (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 45750

• Home prices YoY: -32.4%
• Active inventory: 118
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,993 medium
• Mortgage (P&I): −$781
• Tax from tax record: −$125 /mo · $1,496/yr
• Insurance: −$62
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$419
• Net cashflow: $551

Break-even live

Break-even rent $1,296

Max offer price $149,000

Occupancy floor 67%

Sensitivity live

Price	-10% $635	-5% $593	+0% $551	+5% $509	+10% $467
Rent	-10% $393	-5% $472	+0% $551	+5% $630	+10% $708
Rate	-1.0pp $626	-0.5pp $589	base $551	+0.5pp $512	+1.0pp $473

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
803 3rd St Marietta, OH	3.0	2.0	1659	$2,000	$1.21	44d	1	0.42mi
621 Virginia St #5 Marietta, OH	3.0	2.0	1240	$1,695	$1.37	44d	1	1.08mi

Listing history 22 events

1. 2026-06-19
   days on market $149,000 Active 260 DOM
2. 2026-06-18
   days on market $149,000 Active 259 DOM
3. 2026-06-17
   days on market $149,000 Active 258 DOM
4. 2026-06-16
   days on market $149,000 Active 257 DOM
5. 2026-06-15
   days on market $149,000 Active 256 DOM
6. 2026-06-14
   days on market $149,000 Active 254 DOM
7. 2026-06-12
   days on market $149,000 Active 253 DOM
8. 2026-06-09
   days on market $149,000 Active 250 DOM
9. 2026-06-08
   days on market $149,000 Active 249 DOM
10. 2026-06-07
    days on market $149,000 Active 248 DOM
11. 2026-06-07
    days on market $149,000 Active 247 DOM
12. 2026-06-03
    days on market $149,000 Active 244 DOM
13. 2026-06-02
    days on market $149,000 Active 243 DOM
14. 2026-06-01
    days on market $149,000 Active 242 DOM
15. 2026-05-31
    days on market $149,000 Active 241 DOM
16. 2026-05-30
    days on market $149,000 Active 240 DOM
17. 2026-04-26
    price $149,000 264-char remark

    Show marketing remark (264 chars)

    WELL MAINTAINED. . HAS NEWER KITCHEN WITH CUSTOM BUILT HUCK CABINETS, NEWER WINDOWS, LAARGE FRONT PORCH WITH WINTER VIEWS OF THE RIVER. BACK YARD IS FENCED. WOOD FLOORING THROUGH OUT, NATURAL WOODWORK. FIREPLACES HAVE BEEN CLOSED OFF, BUT HAVE VERY NICE MANTELS.

18. 2026-03-02
    price $155,000 264-char remark

    Show marketing remark (264 chars)

    WELL MAINTAINED. . HAS NEWER KITCHEN WITH CUSTOM BUILT HUCK CABINETS, NEWER WINDOWS, LAARGE FRONT PORCH WITH WINTER VIEWS OF THE RIVER. BACK YARD IS FENCED. WOOD FLOORING THROUGH OUT, NATURAL WOODWORK. FIREPLACES HAVE BEEN CLOSED OFF, BUT HAVE VERY NICE MANTELS.

19. 2025-11-11
    price $169,000 264-char remark

    Show marketing remark (264 chars)

    WELL MAINTAINED. . HAS NEWER KITCHEN WITH CUSTOM BUILT HUCK CABINETS, NEWER WINDOWS, LAARGE FRONT PORCH WITH WINTER VIEWS OF THE RIVER. BACK YARD IS FENCED. WOOD FLOORING THROUGH OUT, NATURAL WOODWORK. FIREPLACES HAVE BEEN CLOSED OFF, BUT HAVE VERY NICE MANTELS.

20. 2025-10-02
    listed $179,000 Active 264-char remark

    Show marketing remark (264 chars)

    WELL MAINTAINED. . HAS NEWER KITCHEN WITH CUSTOM BUILT HUCK CABINETS, NEWER WINDOWS, LAARGE FRONT PORCH WITH WINTER VIEWS OF THE RIVER. BACK YARD IS FENCED. WOOD FLOORING THROUGH OUT, NATURAL WOODWORK. FIREPLACES HAVE BEEN CLOSED OFF, BUT HAVE VERY NICE MANTELS.

21. 2009-11-25
    soldstatus $75,000
22. 1997-03-24
    soldstatus $25,000

ⓘ 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: $1,496 · $125/mo
• Projected year-2 tax: $1,910 · $159/mo
• Expected delta: +$414/yr (+$35/mo · 27.7%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥101°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,918
• − Mortgage interest: −$8,346
• − Property taxes: −$1,496
• − Insurance: −$1,412
• − Repairs & maintenance: −$1,913
• − Management: −$1,913
• − Depreciation: −$4,335
• Taxable income: $4,503
• Est. tax owed @ 24.0%: −$1,081
• After-tax cash flow: $5,531/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: Marietta City
• NCES district ID: 3910019
• Math proficiency: 35% ▼ -20.00%
• Reading proficiency: 49% ▼ -12.00%
• Median HH income: $39,366
• Composite: 35.08/100
• National rank: #5025
• State rank: #534 of 656 in OH

Livability — Marietta

• Score: 80/100
• State rank: #127
• US rank: #1845

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Marietta, OH
• County: Washington County · 26,420 people
• City population: 26,420
• Metro: Marietta, OH
• Population (ZIP): 26,420
• Household income: $60,229
• Rent vs Own: 29.4% rent · 70.6% own
• Severe rent burden: 727.0

Population outlook (Washington County) Hauer SSP2

• Today (2025): 59,640 people
• By 2030: 58,315 · -2.2%
• By 2040: 55,186 · -7.5%
• By 2050: 52,246 · -12.4%
• By 2075: 45,893 · -23.0%
• By 2100: 38,128 · -36.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 2% Asian 1% Black 1% Hispanic / Latino 1%
• Common ancestry: Italian 2% Slovak 2% Romanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Tagalog/Filipino 1% Other Indo-European 1%

Political lean MEDSL · Washington

• 2024 margin: Solid R (+43.8) · D 27.7% · R 71.5%
• 2008→2024 swing: +40.2pp toward D · 2008: -83.9pp · 2024: -43.8pp
• All cycles: 2024: R+43.8 2020: R+40.8 2016: R+41.6 2012: R+19.4 2008: R+83.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -95.06%
• Current HPI: 198.6235
• Rent YoY: —
• Metro: Marietta, 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

+496.0% since first listed

6 events — show timeline

• 2026-04-26 Price Changed $149,000 MLSNOW
• 2026-03-02 Price Changed $155,000 MLSNOW
• 2025-11-11 Price Changed $169,000 MLSNOW
• 2025-10-02 Listed $179,000 MLSNOW
• 2009-11-25 Sold (Public Records) $75,000 Public Records
• 1997-03-24 Sold (Public Records) $25,000 Public Records

Property tax history

+4.0%/yr

Latest (2025): $1,496 · +6.7% YoY. Source: county tax records.