977 Gilman Ave · Marietta, OH 45750

$139,000

4 bd · 1.0 ba · 1,560 sqft · SingleFamily public records · 310 Days on market

Built 1900 Good condition 0.34 ac lot $89/sqft · 19% below area Est $172k · 19% under

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.3/10.0
• Schools +4.7/10.0
• Livability +4.0/5.0
• Condition / age +3.8/5.0
• Rent growth +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 $139k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $608 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $139k).
• Recommended offer: $122k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.0% vs local median 6.0% 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.
• Zoned schools: Marietta Elementary School (math 37% / reading 57%, grade D-, #942 of 1,584 statewide, top 61%, 655 students, 50% FRL); Marietta High School (math 32% / reading 61%, grade D-, #460 of 781 statewide, top 59%, 1,016 students, 42% FRL) — zoned schools at 46% FRL track the district average.
• Market conditions: 145 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 $961 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 $39k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 310 days — a 12% lower offer ($122k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $75k; list at $139k implies a 85% 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 $122,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 310 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: 1.43% ✓
• Cap rate: 12.02%
• Cash-on-cash: 20.44%
• DSCR: 1.91
• GRM: 5.8

CMA / ARV

• ARV (median comp): $172,113
• List price: $139,000
• Delta: -19.24%
• 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%)	3mo	$170,000	$109	81
108 Laramie Rd	0.43mi	3/2.0 (-1)	1,444 (-7%)	0mo	$270,000	$187	58
630 4th St	0.53mi	3/1.5 (-1)	1,648 (+6%)	1mo	$215,000	$130	58
314 Harmar St	0.70mi	3/1.0 (-1)	1,513 (-3%)	2mo	$50,000	$33	56
623 Front St	0.27mi	4/2.5	1,400 (-10%)	11mo	$185,151	$132	55
625 Front St	0.26mi	3/2.5 (-1)	1,700 (+9%)	10mo	$169,900	$100	54
723 6th St	0.66mi	3/1.5 (-1)	1,588 (+2%)	8mo	$244,000	$154	53
309 Harmar St	0.72mi	3/2.0 (-1)	1,632 (+5%)	7mo	$26,070	$16	44
100 Cheyenne Rd	0.45mi	3/1.0 (-1)	1,387 (-11%)	17mo	$180,000	$130	41
503 3rd St	0.58mi	3/1.5 (-1)	1,758 (+13%)	6mo	$155,000	$88	40
828 Fifth St	0.64mi	3/1.0 (-1)	1,352 (-13%)	6mo	$135,000	$100	38
101 Dye Cir	0.74mi	3/2.0 (-1)	1,416 (-9%)	14mo	$225,000	$159	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: 10.5%
• Equity multiple: 1.42×
• Total profit: $16,205
• Equity at exit: $20,725

10-year hold

• IRR: 19.6%
• Equity multiple: 2.65×
• Total profit: $64,075
• Equity at exit: $12,018

Cash invested: $38,920 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 6 active · 11 under contract
• Months of supply: 3.6 mo (28%/mo absorbed)
• Median asking: $223,000 ($131/sqft)
• Median days on market: 27 d
• This list price: 17% of active listings are priced below it
• ARV vs active asking: -15.7% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 45750

• Home prices YoY: -32.4%
• Active inventory: 145
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,993 medium
• Mortgage (P&I): −$729
• Tax from tax record: −$125 /mo · $1,496/yr
• Insurance: −$58
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$419
• Net cashflow: $608

Break-even live

Break-even rent $1,224

Max offer price $139,000

Occupancy floor 65%

Sensitivity live

Price	-10% $686	-5% $647	+0% $608	+5% $568	+10% $529
Rent	-10% $450	-5% $529	+0% $608	+5% $686	+10% $765
Rate	-1.0pp $678	-0.5pp $643	base $608	+0.5pp $572	+1.0pp $535

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: $34,750
• Closing costs: $4,170
• Club membership (one-time): —
• 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	93d	1	0.42mi
621 Virginia St #5 Marietta, OH	3.0	2.0	1240	$1,695	$1.37	93d	1	1.08mi

Listing history 50 events

1. 2026-08-08
   days on market $139,000 Active 310 DOM
2. 2026-08-07
   days on market $139,000 Active 309 DOM
3. 2026-08-06
   days on market $139,000 Active 308 DOM
4. 2026-08-05
   days on market $139,000 Active 307 DOM
5. 2026-08-04
   days on market $139,000 Active 306 DOM
6. 2026-08-03
   days on market $139,000 Active 305 DOM
7. 2026-07-31
   days on market $139,000 Active 302 DOM
8. 2026-07-30
   days on market $139,000 Active 301 DOM
9. 2026-07-29
   days on market $139,000 Active 300 DOM
10. 2026-07-27
    days on market $139,000 Active 298 DOM
11. 2026-07-25
    pricedays on market $139,000 Active 296 DOM
12. 2026-07-24
    days on market $149,000 Active 295 DOM
13. 2026-07-23
    days on market $149,000 Active 294 DOM
14. 2026-07-22
    days on market $149,000 Active 293 DOM
15. 2026-07-21
    days on market $149,000 Active 292 DOM
16. 2026-07-18
    days on market $149,000 Active 289 DOM
17. 2026-07-16
    days on market $149,000 Active 287 DOM
18. 2026-07-15
    days on market $149,000 Active 286 DOM
19. 2026-07-14
    days on market $149,000 Active 285 DOM
20. 2026-07-13
    days on market $149,000 Active 284 DOM
21. 2026-07-12
    days on market $149,000 Active 283 DOM
22. 2026-07-11
    days on market $149,000 Active 282 DOM
23. 2026-07-11
    days on market $149,000 Active 281 DOM
24. 2026-07-09
    days on market $149,000 Active 280 DOM
25. 2026-07-08
    days on market $149,000 Active 279 DOM
26. 2026-07-07
    days on market $149,000 Active 278 DOM
27. 2026-07-06
    days on market $149,000 Active 277 DOM
28. 2026-07-05
    days on market $149,000 Active 276 DOM
29. 2026-07-04
    days on market $149,000 Active 275 DOM
30. 2026-07-03
    days on market $149,000 Active 274 DOM
31. 2026-07-03
    days on market $149,000 Active 273 DOM
32. 2026-07-01
    days on market $149,000 Active 272 DOM
33. 2026-06-30
    days on market $149,000 Active 271 DOM
34. 2026-06-29
    days on market $149,000 Active 270 DOM
35. 2026-06-28
    days on market $149,000 Active 269 DOM
36. 2026-06-27
    days on market $149,000 Active 268 DOM
37. 2026-06-26
    days on market $149,000 Active 266 DOM
38. 2026-06-22
    days on market $149,000 Active 263 DOM
39. 2026-06-19
    days on market $149,000 Active 260 DOM
40. 2026-06-18
    days on market $149,000 Active 259 DOM
41. 2026-06-17
    days on market $149,000 Active 258 DOM
42. 2026-06-16
    days on market $149,000 Active 257 DOM
43. 2026-06-15
    days on market $149,000 Active 256 DOM
44. 2026-06-14
    days on market $149,000 Active 254 DOM
45. 2026-06-12
    days on market $149,000 Active 253 DOM
46. 2026-06-09
    days on market $149,000 Active 250 DOM
47. 2026-06-08
    days on market $149,000 Active 249 DOM
48. 2026-06-07
    days on market $149,000 Active 248 DOM
49. 2026-06-07
    days on market $149,000 Active 247 DOM
50. 2026-06-03
    days on market $149,000 Active 244 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: $1,496 · $125/mo
• Projected year-2 tax: $1,832 · $153/mo
• Expected delta: +$336/yr (+$28/mo · 22.5%)

ⓘ 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: −$7,786
• − Property taxes: −$1,496
• − Insurance: −$1,362
• − Repairs & maintenance: −$1,913
• − Management: −$1,913
• − Depreciation: −$4,044
• Taxable income: $5,404
• Est. tax owed @ 24.0%: −$1,297
• After-tax cash flow: $5,994/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.

Condition & rehab AI · 10 photos

Good 75/100 Cosmetic rehab Est. rehab $7,800–$23,400 screening

The home is in good condition with a well-maintained exterior and interior. It has a large front porch and a fenced backyard, making it a great option for both resale and rental.

Value-add opportunities

• Resale Paint the exterior walls — Fresh paint can make the house look more appealing to potential buyers. ↑
• Rental Clean the gutters — Clean gutters can prevent water damage and improve the curb appeal. ↑
• Both Inspect and replace any damaged windows — New windows can improve energy efficiency and increase the home's value. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 47/100

Zoned Schools

Elementary Marietta Elementary School D- OH #942/1,584 Nat'l #14,504/41,679 High Marietta High School D- OH #460/781 Nat'l #6,621/17,239

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

A Composite livability gradescore 80/100

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 · 59,640 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: 11% of renters

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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%

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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%

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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

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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.