420 Phillips St · Marietta, OH 45750

$154,999

2 bd · 1.5 ba · 1,340 sqft · SingleFamily public records · 46 Days on market

Built 1900 0.43 ac lot $116/sqft · at area comps Est $162k · at est.

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Why this score? — see what drove the D+ 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 +15.5/30.0
• ARV discount +9.4/15.0
• DSCR +4.8/10.0
• Livability +4.0/5.0
• Schools +3.5/10.0
• 1% rule +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

INTERIOR RECENTLY PAINTED, NEWER HALF BATH ON FIRST FLOOR. LAUNDRY IS IN THE BASEMENT. HUGE LOT GOES TO COLLEGE BASEBALL FIELD. NEWER WINDOWS

Key facts

• 0.43 acre lot
• Garage
• Built 1900

Property features AI

Exterior

• Parking: Detached garage (1 car); Off-street parking
• Utilities: Public water; Public sewer
• Home design: Two-story home
• Construction: Vinyl siding; Asphalt/fiberglass roof
• Exterior features: Lot about 0.43 acres

Interior

• Kitchen: First-floor kitchen (approx. 10' x 13')
• Bedrooms: Two bedrooms on the second floor (approx. 12' x 12' and 15' x 16')
• Bathrooms: One full bathroom; One half bathroom; One main-level bathroom
• Heating & cooling: Forced-air gas heating; Central air conditioning and window unit(s)
• Interior features: Full unfinished basement with walk-up and walk-out access; One fireplace

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $8 ($98/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 $131k (15.8% below list).
• Recommended offer: $131k (15.8% below list) — sets the bar for 1% rule.

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).

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.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 24y 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 $694; list at $155k implies a 22234% 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; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $130,520 (15.8% below list)

Questions for the listing agent

1. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 16% 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. 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.84% ✗
• Cap rate: 6.79%
• Cash-on-cash: 1.76%
• DSCR: 1.08
• GRM: 9.9

CMA / ARV

• ARV (median comp): $161,780
• List price: $154,999
• Delta: -4.19%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
161 Woodland Ave	0.26mi	3/2.0 (+1)	1,396 (+4%)	4mo	$163,400	$117	71
100 Phillips St	0.24mi	3/1.0 (+1)	1,440 (+8%)	11mo	$75,000	$52	60
150 Wells Ave	0.34mi	3/1.0 (+1)	1,456 (+9%)	8mo	$120,000	$82	57
119 Grant St	0.46mi	2/2.0	1,184 (-12%)	5mo	$167,000	$141	53
143 Frederick St	0.53mi	2/1.0	1,448 (+8%)	10mo	$135,000	$93	52
401 Oakwood Ave	0.39mi	3/1.5 (+1)	1,474 (+10%)	10mo	$167,000	$113	51
101 Colegate Dr	0.37mi	3/1.0 (+1)	1,416 (+6%)	21mo	$94,000	$66	49
106 Miller Ave	0.53mi	3/1.0 (+1)	1,194 (-11%)	4mo	$205,000	$172	47
805 Quarry St	0.59mi	2/1.5	1,512 (+13%)	10mo	$94,500	$63	43
409 Oakwood Ave	0.41mi	3/1.5 (+1)	1,514 (+13%)	15mo	$155,000	$102	42
503 Aurora St	0.62mi	3/2.0 (+1)	1,162 (-13%)	22mo	$147,500	$127	24

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: -16.0%
• Equity multiple: 0.43×
• Total profit: $-24,609
• Equity at exit: $23,111

10-year hold

• IRR: -7.6%
• Equity multiple: 0.52×
• Total profit: $-20,802
• Equity at exit: $13,401

Cash invested: $43,400 (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: 9.9×

Monthly cashflow live

• Estimated rent: $1,305 medium
• Mortgage (P&I): −$813
• Tax from tax record: −$90 /mo · $1,080/yr
• Insurance: −$65
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$274
• Net cashflow: $8

Break-even live

Break-even rent $1,295

Max offer price $154,999

Occupancy floor 94%

Sensitivity live

Price	-10% $96	-5% $52	+0% $8	+5% $-36	+10% $-80
Rent	-10% $-95	-5% $-43	+0% $8	+5% $60	+10% $111
Rate	-1.0pp $86	-0.5pp $48	base $8	+0.5pp $-32	+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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
108 Putnam St Unit A Marietta, OH	1.0	1.0	1100	$1,499	$1.36	45d	1	1.27mi
801 Huggins Rd Williamstown, WV	2.0	1.5	1160	$1,000	$0.86	45d	1	1.39mi

Listing history 23 events

1. 2026-06-19
   days on market $154,999 Active 46 DOM
2. 2026-06-18
   days on market $154,999 Active 45 DOM
3. 2026-06-17
   days on market $154,999 Active 44 DOM
4. 2026-06-16
   days on market $154,999 Active 43 DOM
5. 2026-06-15
   days on market $154,999 Active 42 DOM
6. 2026-06-14
   days on market $154,999 Active 40 DOM
7. 2026-06-12
   days on market $154,999 Active 39 DOM
8. 2026-06-09
   days on market $154,999 Active 36 DOM
9. 2026-06-08
   days on market $154,999 Active 35 DOM
10. 2026-06-07
    days on market $154,999 Active 34 DOM
11. 2026-06-07
    days on market $154,999 Active 33 DOM
12. 2026-06-03
    days on market $154,999 Active 30 DOM
13. 2026-06-02
    days on market $154,999 Active 29 DOM
14. 2026-06-01
    price $154,999 Active 28 DOM
15. 2026-06-01
    days on market $160,000 Active 28 DOM
16. 2026-05-31
    days on market $160,000 Active 27 DOM
17. 2026-05-30
    days on market $160,000 Active 26 DOM
18. 2026-05-04
    listed $160,000 Active 339-char remark
19. 2020-08-21
    soldstatus $694
20. 2020-06-16
    soldstatus $80,000 141-char remark

    Show marketing remark (141 chars)

    INTERIOR RECENTLY PAINTED, NEWER HALF BATH ON FIRST FLOOR. LAUNDRY IS IN THE BASEMENT. HUGE LOT GOES TO COLLEGE BASEBALL FIELD. NEWER WINDOWS

21. 2019-08-16
    listed $81,500 141-char remark

    Show marketing remark (141 chars)

    INTERIOR RECENTLY PAINTED, NEWER HALF BATH ON FIRST FLOOR. LAUNDRY IS IN THE BASEMENT. HUGE LOT GOES TO COLLEGE BASEBALL FIELD. NEWER WINDOWS

22. 2002-07-12
    historical
23. 2002-04-12
    listed $37,000

ⓘ 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: $1,080 · $90/mo
• Projected year-2 tax: $1,749 · $146/mo
• Expected delta: +$669/yr (+$56/mo · 61.9%)

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

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone X (unshaded) · 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 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,662
• − Mortgage interest: −$8,682
• − Property taxes: −$1,080
• − Insurance: −$1,441
• − Repairs & maintenance: −$1,253
• − Management: −$1,253
• − Depreciation: −$4,509
• Taxable loss: −$2,557
• Est. tax savings @ 24.0%: +$614
• After-tax cash flow: $711/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

+318.9% since first listed

7 events — show timeline

• 2026-06-01 Price Changed $154,999 MLSNOW
• 2026-05-04 Listed $160,000 MLSNOW
• 2020-08-21 Sold (Public Records) $694 Public Records
• 2020-06-16 Sold (MLS) $80,000 MLSNOW
• 2019-08-16 Listed $81,500 MLSNOW
• 2002-07-12 Listing Removed — MLSNOW
• 2002-04-12 Listed $37,000 MLSNOW

Property tax history

-0.7%/yr

Latest (2025): $1,080 · +16.2% YoY. Source: county tax records.