449 N Greenwood St · Marion, OH 43302

$155,000

3 bd · 2.0 ba · 1,512 sqft · SingleFamily public records · 7 Days on market

Built 1900 0.32 ac lot Est $141k · 10% over

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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 +23.3/30.0
• DSCR +7.5/10.0
• 1% rule +4.9/10.0
• Livability +3.2/5.0
• ARV discount +2.9/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this delightful 3-bedroom, 2-bath, 2-story home offering comfort and convenience. Enjoy first floor laundry, a generous fenced-in backyard perfect for pets or gatherings, and a detached 2-stall garage. Any appliances or furniture left in the home will be included. Property is being sold AS IS.

Key facts

• First floor laundry
• Fenced-in backyard
• Detached garage

Tags

• FIRST FLOOR LAUNDRY
• FENCED-IN BACKYARD
• DETACHED GARAGE

Property features AI

Exterior

• Parking: Detached garage with garage door opener; 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two levels; Built in 1900; No shared/common walls
• Construction: Block foundation
• Exterior features: Deck; Fenced yard; Outbuilding

Interior

• Bedrooms: One main-level bedroom
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Interior features: Decorative fireplace; Partial basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $283 ($3k/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 $154k (0.7% below list).
• Recommended offer: $154k (0.7% below list) — sets the bar for 1% rule.
• Cap rate 8.5% vs local median 6.9% in Marion — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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 34% 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 $1k of loan paydown is wiped out by about $5k 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.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $153,889 (0.7% below list)

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.99% ✗
• Cap rate: 8.48%
• Cash-on-cash: 7.81%
• DSCR: 1.35
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $140,616
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
482 E George St	0.23mi	3/1.0	1,539 (+2%)	1mo	$85,000	$55	82
594 E George St	0.34mi	4/2.0 (+1)	1,543 (+2%)	3mo	$26,500	$17	73
260 Bellevue St	0.34mi	4/1.0 (+1)	1,494 (-1%)	6mo	$52,000	$35	68
523 Mary St	0.68mi	3/1.5	1,524 (+1%)	0mo	$175,000	$115	65
138 Carhart St	0.56mi	2/2.0 (-1)	1,488 (-2%)	4mo	$40,000	$27	63
501 Roberts Ave	0.37mi	3/2.0	1,344 (-11%)	3mo	$167,000	$124	61
749 Richmond Ave	0.39mi	3/1.5	1,345 (-11%)	4mo	$179,900	$134	58
405 Fairview St	0.66mi	4/1.0 (+1)	1,500 (-1%)	2mo	$140,000	$93	57
354 Franklin St	0.74mi	3/1.5	1,588 (+5%)	2mo	$110,000	$69	53
612 E George St	0.36mi	4/1.0 (+1)	1,704 (+13%)	1mo	$50,000	$29	52
350 Mary St	0.65mi	4/2.0 (+1)	1,384 (-8%)	4mo	$170,500	$123	47
244 N Seffner Ave	0.61mi	3/1.5	1,328 (-12%)	6mo	$199,900	$151	44

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: -4.4%
• Equity multiple: 0.83×
• Total profit: $-7,180
• Equity at exit: $23,111

10-year hold

• IRR: 5.2%
• Equity multiple: 1.38×
• Total profit: $16,674
• Equity at exit: $13,402

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 43302

• Home prices YoY: -33.9%
• Active inventory: 210
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,539 medium
• Mortgage (P&I): −$813
• Tax from tax record: −$56 /mo · $668/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$323
• Net cashflow: $283

Break-even live

Break-even rent $1,181

Max offer price $155,000

Occupancy floor 77%

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: —

Listing history 7 events

1. 2026-06-19
   days on market $155,000 Active 7 DOM
2. 2026-06-18
   days on market $155,000 Active 6 DOM
3. 2026-06-17
   days on market $155,000 Active 5 DOM
4. 2026-06-16
   days on market $155,000 Active 4 DOM
5. 2026-06-15
   days on market $155,000 Active 3 DOM
6. 2026-06-12
   remarks 305-char remark
7. 2026-06-12
   listed $155,000 Active 1 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: $668 · $56/mo
• Projected year-2 tax: $1,543 · $129/mo
• Expected delta: +$875/yr (+$73/mo · 130.9%)

ⓘ 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: $18,467
• − Mortgage interest: −$8,682
• − Property taxes: −$668
• − Insurance: −$775
• − Repairs & maintenance: −$1,477
• − Management: −$1,477
• − Depreciation: −$4,509
• Taxable income: $877
• Est. tax owed @ 24.0%: −$210
• After-tax cash flow: $3,181/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

1 event — show timeline

• 2026-06-12 Listed $155,000 CBRMLS

Property tax history

+1.2%/yr

Latest (2025): $668 · +0.0% YoY. Source: county tax records.