112 Scammel St · Marietta, OH 45750

$175,000

4 bd · 2.0 ba · 1,806 sqft · MultiFamily public records · 39 Days on market

Built 1900 5,227 sqft lot $97/sqft · 50% above area Est $117k · 50% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +4.0/5.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

Income-producing duplex in the heart of downtown Marietta with long-term tenants already in place. This well-maintained investment property features two 2-bedroom, 1-bath units and offers immediate rental income. Recent updates include new vinyl siding, metal roof, windows, and decks for added value and reduced maintenance. Off-street parking adds convenience for tenants. Ideally located just half a block from Muskingum Park and the riverfront, with easy access to shopping, dining, and all the charm of historic downtown Marietta. Great opportunity to add a solid property to your investment portfolio. Owner is licensed Real Estate Agent.

Key facts

• Metal roof
• Off street parking
• New vinyl siding

Tags

• INCOME PRODUCING DUPLEX
• NEW VINYL SIDING
• METAL ROOF
• NEW WINDOWS
• NEW DECKS
• OFF STREET PARKING

Property features AI

Finance

• Other: Single building (one building on the lot)
• Financial info: Tenants pay all utilities, including electricity, gas, heat, hot water, water, sewer, trash, cable TV and internet

Exterior

• Parking: Off-street gravel parking (unpaved)
• Utilities: Public water; Public sewer
• Home design: 2-story building; Apartments (multi-unit building) — one up unit and one down unit; Updated/remodeled condition
• Construction: Vinyl siding exterior; Metal roof; Built according to public records
• Exterior features: City lot; flat and level; Gravel/off-street unpaved parking

Interior

• Kitchen: Standard apartment kitchens (appliances not listed)
• Bedrooms: Two 2-bedroom apartments (one up, one down)
• Bathrooms: Two full bathrooms (one in each unit)
• Heating & cooling: Baseboard heating; Forced-air heating; Ceiling fans
• Interior features: Double-pane windows; Partial walk-out basement
• Laundry & utility: Laundry located in basement

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1-bath units multifamily listed at $175k.

Deal economics

• At list price, monthly cash flow is $670 ($8k/yr) — positive. Per door: $335/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $175k).
• Recommended offer: $170k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.0% 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).
• At $2,884/mo this rent would consume 57% of the median local household income ($60k/yr) (locally 727% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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.
• 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 $49k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($170k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 22y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $44k; list at $175k implies a 302% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $460/mo; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $169,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 1.65% ✓
• Cap rate: 14.05%
• Cash-on-cash: 27.69%
• DSCR: 2.23
• GRM: 5.1

CMA / ARV

• ARV (median comp): $116,994
• List price: $175,000
• Delta: 49.58%
• Verdict: OVERPRICED
• Comps: 11 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
516 1/2 3rd St	0.33mi	4/2.0	2,058 (+14%)	4mo	$55,000	$27	58
435 Third St	0.21mi	4/1.5	1,978 (+10%)	18mo	$130,000	$66	57

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: 7.6%
• Equity multiple: 1.30×
• Total profit: $14,623
• Equity at exit: $26,093

10-year hold

• IRR: 17.0%
• Equity multiple: 2.41×
• Total profit: $68,878
• Equity at exit: $15,131

Cash invested: $49,000 (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 45750

• Home prices YoY: -32.4%
• Active inventory: 118
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $2,884 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$157 /mo · $1,884/yr
• Insurance: −$73
• Flood insurance flood zone: −$460 /mo · $5,525/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$606
• Net cashflow: $670

Break-even live

Break-even rent $2,036

Max offer price $175,000

Occupancy floor 72%

Sensitivity live

Price	-10% $769	-5% $720	+0% $670	+5% $621	+10% $571
Rent	-10% $442	-5% $556	+0% $670	+5% $784	+10% $898
Rate	-1.0pp $758	-0.5pp $715	base $670	+0.5pp $625	+1.0pp $579

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,884
Total (2 units)			$2,884

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: $43,750
• Closing costs: $5,250
• 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	0.73mi
621 Virginia St #5 Marietta, OH	3.0	2.0	1240	$1,695	$1.37	44d	1	0.96mi

Listing history 21 events

1. 2026-06-19
   days on market $175,000 Active 39 DOM
2. 2026-06-18
   days on market $175,000 Active 38 DOM
3. 2026-06-17
   days on market $175,000 Active 37 DOM
4. 2026-06-16
   days on market $175,000 Active 36 DOM
5. 2026-06-15
   days on market $175,000 Active 35 DOM
6. 2026-06-14
   days on market $175,000 Active 33 DOM
7. 2026-06-12
   days on market $175,000 Active 32 DOM
8. 2026-06-09
   days on market $175,000 Active 29 DOM
9. 2026-06-08
   days on market $175,000 Active 28 DOM
10. 2026-06-07
    days on market $175,000 Active 27 DOM
11. 2026-06-07
    days on market $175,000 Active 26 DOM
12. 2026-06-03
    days on market $175,000 Active 23 DOM
13. 2026-06-02
    days on market $175,000 Active 22 DOM
14. 2026-06-01
    days on market $175,000 Active 21 DOM
15. 2026-05-31
    days on market $175,000 Active 20 DOM
16. 2026-05-30
    days on market $175,000 Active 19 DOM
17. 2026-05-11
    listed $175,000 Active 644-char remark
18. 2004-11-01
    historical
19. 2004-01-28
    listed $67,500
20. 1996-07-22
    soldstatus $43,500
21. 1990-12-28
    soldstatus $27,000

ⓘ 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: $1,884 · $157/mo
• Projected year-2 tax: $2,307 · $192/mo
• Expected delta: +$423/yr (+$35/mo · 22.4%)

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

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥101°F today · 19 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: $34,608
• − Mortgage interest: −$9,803
• − Property taxes: −$1,884
• − Insurance: −$6,400
• − Repairs & maintenance: −$2,769
• − Management: −$2,769
• − Depreciation: −$5,091
• Taxable income: $5,893
• Est. tax owed @ 24.0%: −$1,414
• After-tax cash flow: $6,629/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

+548.1% since first listed

5 events — show timeline

• 2026-05-11 Listed $175,000 MLSNOW
• 2004-11-01 Listing Removed — MLSNOW
• 2004-01-28 Listed $67,500 MLSNOW
• 1996-07-22 Sold (Public Records) $43,500 Public Records
• 1990-12-28 Sold (Public Records) $27,000 Public Records

Property tax history

+8.8%/yr

Latest (2025): $1,884 · +41.4% YoY. Source: county tax records.