164 Clover Ave · Marion, OH 43302

$109,000

3 bd · 1.0 ba · 1,232 sqft · SingleFamily public records · 167 Days on market

Built 1902 5,227 sqft lot $88/sqft · 35% below area Est $167k · 35% 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 +8.9/10.0
• 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

3-bedroom, 1-bath home featuring a finished attic space and a open layout on the main floor. The kitchen, dining, and living areas flow nicely together, offering plenty of room to make this house your own. With great potential throughout, this property is ready for your personal touch and updates. Perfect for investors or handy buyers—conventional or cash only.

Key facts

• 5,227 sq ft lot
• Built 1902
• Listed 166 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $109k.

Deal economics

• At list price, monthly cash flow is $407 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $109k).
• Recommended offer: $96k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.8% vs local median 6.9% in Marion — 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 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: 210 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 $754 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 167 days — a 12% lower offer ($96k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 9y ago; this cycle's ask has dropped $31k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $90k; 21% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1902 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $95,920 (12.0% below list)

Questions for the listing agent

1. It's been on market 167 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 1902 — 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: 1.39% ✓
• Cap rate: 10.77%
• Cash-on-cash: 16.00%
• DSCR: 1.71
• GRM: 6.0

CMA / ARV

• ARV (median comp): $166,579
• List price: $109,000
• Delta: -34.57%
• 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
133 Homer St	0.06mi	3/1.5	1,224 (-1%)	4mo	$163,000	$133	90
1106 E Church St	0.04mi	3/2.0	1,320 (+7%)	5mo	$203,500	$154	78
194 Chicago Ave	0.31mi	3/1.5	1,287 (+4%)	1mo	$197,000	$153	75
174 Barnhart St	0.34mi	3/1.5	1,296 (+5%)	1mo	$189,000	$146	72
145 Sara Ave	0.23mi	3/2.0	1,152 (-6%)	6mo	$185,000	$161	70
271 Uhler Ave	0.48mi	3/1.5	1,192 (-3%)	2mo	$219,900	$184	68
234 Chicago Ave	0.35mi	3/2.0	1,164 (-6%)	6mo	$180,000	$155	66
196 Forest Lawn Blvd	0.27mi	2/1.5 (-1)	1,326 (+8%)	4mo	$203,000	$153	64
357 Franconia Ave	0.47mi	3/1.0	1,140 (-8%)	4mo	$184,000	$161	62
240 Chicago Ave	0.36mi	3/2.0	1,090 (-12%)	5mo	$169,000	$155	56
244 N Seffner Ave	0.57mi	3/1.5	1,328 (+8%)	6mo	$199,900	$151	54
479 Uhler Ave	0.66mi	2/1.5 (-1)	1,320 (+7%)	1mo	$219,900	$167	50

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: 7.0%
• Equity multiple: 1.27×
• Total profit: $8,305
• Equity at exit: $16,252

10-year hold

• IRR: 16.3%
• Equity multiple: 2.34×
• Total profit: $40,796
• Equity at exit: $9,424

Cash invested: $30,520 (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: 210
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,515 medium
• Mortgage (P&I): −$572
• Tax from tax record: −$173 /mo · $2,077/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$318
• Net cashflow: $407

Break-even live

Break-even rent $1,000

Max offer price $109,000

Occupancy floor 68%

Sensitivity live

Price	-10% $469	-5% $438	+0% $407	+5% $376	+10% $345
Rent	-10% $287	-5% $347	+0% $407	+5% $467	+10% $527
Rate	-1.0pp $462	-0.5pp $435	base $407	+0.5pp $379	+1.0pp $350

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: $27,250
• Closing costs: $3,270
• Reserves months: —
• Total cash needed: —

Listing history 37 events

1. 2026-06-19
   days on market $109,000 Active 167 DOM
2. 2026-06-18
   days on market $109,000 Active 166 DOM
3. 2026-06-17
   days on market $109,000 Active 165 DOM
4. 2026-06-16
   days on market $109,000 Active 164 DOM
5. 2026-06-15
   days on market $109,000 Active 163 DOM
6. 2026-06-14
   days on market $109,000 Active 161 DOM
7. 2026-06-12
   days on market $109,000 Active 160 DOM
8. 2026-06-09
   days on market $109,000 Active 157 DOM
9. 2026-06-08
   days on market $109,000 Active 156 DOM
10. 2026-06-07
    days on market $109,000 Active 155 DOM
11. 2026-06-05
    days on market $109,000 Active 152 DOM
12. 2026-06-03
    days on market $109,000 Active 151 DOM
13. 2026-06-02
    days on market $109,000 Active 150 DOM
14. 2026-06-01
    days on market $109,000 Active 149 DOM
15. 2026-05-31
    days on market $109,000 Active 148 DOM
16. 2026-05-30
    days on market $109,000 Active 147 DOM
17. 2026-05-17
    price $109,000 369-char remark

    Show marketing remark (369 chars)

    3-bedroom, 1-bath home featuring a finished attic space and a open layout on the main floor. The kitchen, dining, and living areas flow nicely together, offering plenty of room to make this house your own. With great potential throughout, this property is ready for your personal touch and updates. Perfect for investors or handy buyers—conventional or cash only.

18. 2026-05-02
    status Active 369-char remark

    Show marketing remark (369 chars)

    3-bedroom, 1-bath home featuring a finished attic space and a open layout on the main floor. The kitchen, dining, and living areas flow nicely together, offering plenty of room to make this house your own. With great potential throughout, this property is ready for your personal touch and updates. Perfect for investors or handy buyers—conventional or cash only.

19. 2026-05-02
    price $119,000 369-char remark

    Show marketing remark (369 chars)

    3-bedroom, 1-bath home featuring a finished attic space and a open layout on the main floor. The kitchen, dining, and living areas flow nicely together, offering plenty of room to make this house your own. With great potential throughout, this property is ready for your personal touch and updates. Perfect for investors or handy buyers—conventional or cash only.

20. 2026-01-16
    historical 369-char remark

    Show marketing remark (369 chars)

    3-bedroom, 1-bath home featuring a finished attic space and a open layout on the main floor. The kitchen, dining, and living areas flow nicely together, offering plenty of room to make this house your own. With great potential throughout, this property is ready for your personal touch and updates. Perfect for investors or handy buyers—conventional or cash only.

21. 2025-11-17
    price $129,900 369-char remark

    Show marketing remark (369 chars)

    3-bedroom, 1-bath home featuring a finished attic space and a open layout on the main floor. The kitchen, dining, and living areas flow nicely together, offering plenty of room to make this house your own. With great potential throughout, this property is ready for your personal touch and updates. Perfect for investors or handy buyers—conventional or cash only.

22. 2025-10-29
    price $135,000 369-char remark

    Show marketing remark (369 chars)

    3-bedroom, 1-bath home featuring a finished attic space and a open layout on the main floor. The kitchen, dining, and living areas flow nicely together, offering plenty of room to make this house your own. With great potential throughout, this property is ready for your personal touch and updates. Perfect for investors or handy buyers—conventional or cash only.

23. 2025-10-22
    price $139,000 369-char remark

    Show marketing remark (369 chars)

    3-bedroom, 1-bath home featuring a finished attic space and a open layout on the main floor. The kitchen, dining, and living areas flow nicely together, offering plenty of room to make this house your own. With great potential throughout, this property is ready for your personal touch and updates. Perfect for investors or handy buyers—conventional or cash only.

24. 2025-09-19
    listed $139,900 Active 369-char remark

    Show marketing remark (369 chars)

    3-bedroom, 1-bath home featuring a finished attic space and a open layout on the main floor. The kitchen, dining, and living areas flow nicely together, offering plenty of room to make this house your own. With great potential throughout, this property is ready for your personal touch and updates. Perfect for investors or handy buyers—conventional or cash only.

25. 2025-09-19
    price $139,900 369-char remark

    Show marketing remark (369 chars)

    3-bedroom, 1-bath home featuring a finished attic space and a open layout on the main floor. The kitchen, dining, and living areas flow nicely together, offering plenty of room to make this house your own. With great potential throughout, this property is ready for your personal touch and updates. Perfect for investors or handy buyers—conventional or cash only.

26. 2025-09-12
    historical $149,900 369-char remark

    Show marketing remark (369 chars)

    3-bedroom, 1-bath home featuring a finished attic space and a open layout on the main floor. The kitchen, dining, and living areas flow nicely together, offering plenty of room to make this house your own. With great potential throughout, this property is ready for your personal touch and updates. Perfect for investors or handy buyers—conventional or cash only.

27. 2021-11-01
    historical Contingent Finance and Inspection
28. 2021-11-01
    price $148,000
29. 2021-11-01
    historical
30. 2021-10-06
    status Active
31. 2021-09-17
    listed $150,000 Active
32. 2021-09-17
    historical
33. 2021-09-01
    historical
34. 2017-10-25
    soldstatus $89,900
35. 2017-10-24
    historical
36. 2017-10-24
    soldstatus $89,900 Closed
37. 2017-08-25
    listed $88,000

ⓘ 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: $2,077 · $173/mo
• Projected year-2 tax: $2,077 · $173/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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: $18,184
• − Mortgage interest: −$6,106
• − Property taxes: −$2,077
• − Insurance: −$545
• − Repairs & maintenance: −$1,455
• − Management: −$1,455
• − Depreciation: −$3,171
• Taxable income: $3,376
• Est. tax owed @ 24.0%: −$810
• After-tax cash flow: $4,074/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

+23.9% since first listed

21 events — show timeline

• 2026-05-17 Price Changed $109,000 CBRMLS
• 2026-05-02 Relisted — CBRMLS
• 2026-05-02 Price Changed $119,000 CBRMLS
• 2026-01-16 Listing Removed — CBRMLS
• 2025-11-17 Price Changed $129,900 CBRMLS
• 2025-10-29 Price Changed $135,000 CBRMLS
• 2025-10-22 Price Changed $139,000 CBRMLS
• 2025-09-19 Listed $139,900 CBRMLS
• 2025-09-19 Price Changed $139,900 CBRMLS
• 2025-09-12 Coming Soon $149,900 CBRMLS
• 2021-11-01 Contingent — CBRMLS
• 2021-11-01 Price Changed $148,000 CBRMLS
• 2021-11-01 Listing Removed — CBRMLS
• 2021-10-06 Relisted — CBRMLS
• 2021-09-17 Listed $150,000 CBRMLS
• 2021-09-17 Listing Removed — CBRMLS
• 2021-09-01 Coming Soon — CBRMLS
• 2017-10-25 Sold (Public Records) $89,900 Public Records
• 2017-10-24 Sold (MLS) $89,900 CBRMLS
• 2017-10-24 Listing Removed — CBRMLS
• 2017-08-25 Listed $88,000 CBRMLS

Property tax history

+6.9%/yr

Latest (2025): $2,077 · +0.0% YoY. Source: county tax records.