703 9th St · Marietta, OH 45750

$125,000

2 bd · 1.0 ba · 912 sqft · SingleFamily public records · 151 Days on market

Built 1885 923 sqft lot $137/sqft · 9% above area Est $115k · 9% 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 +28.0/30.0
• DSCR +10.0/10.0
• 1% rule +6.7/10.0
• Livability +4.0/5.0
• ARV discount +3.5/15.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Update: due to hailstorm seller has replaced kitchen roof with new rubber roof and replaced siding on the back side of the house with new vinyl siding Set in the heart of Marietta, 703 9th Street offers something increasingly hard to find: a recently renovated home at a truly affordable price. This 2-bedroom, 1-bath property is listed at $130,000 and presents an excellent opportunity for both owner-occupants and investors. Inside, the home has been thoughtfully updated with a fully renovated kitchen, new windows throughout, new flooring, and new ceiling fans, creating a clean, modern feel while maintaining a practical layout. All appliances remain, allowing for an easy move-in or rental setup. Behind the scenes, major upgrades include all-new plumbing and water lines and a new 200-amp electrical service, adding long-term value and reliability. The dining room was reconfigured to expand the living space, improving flow and functionality. Step outside to a spacious back deck with new decking and railings, overlooking a fully fenced backyard that is modest in size yet highly usable. A rear parking pad provides additional off-street parking, a valuable feature in this central location. Conveniently located near shopping, dining, and everyday amenities, this home stands out as a move-in-ready residence or a smart investment property in an area with consistent demand.

Key facts

• New ceiling fans
• All new plumbing
• New flooring

Tags

• RECENTLY RENOVATED HOME
• FULLY RENOVATED KITCHEN
• NEW WINDOWS
• NEW FLOORING
• NEW CEILING FANS
• ALL NEW PLUMBING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $390 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $110k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.0% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 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 $35k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 151 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 21y 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 $40k; list at $125k implies a 212% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1885 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $110,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 151 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 1885 — 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 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. 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: 1.17% ✓
• Cap rate: 10.04%
• Cash-on-cash: 13.38%
• DSCR: 1.60
• GRM: 7.1

CMA / ARV

• ARV (median comp): $114,810
• List price: $125,000
• Delta: 8.88%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
702 E Montgomery St	0.18mi	2/1.0	888 (-3%)	13mo	$118,450	$133	76
1120 Cisler Dr	0.23mi	2/1.0	864 (-5%)	11mo	$85,000	$98	71
617 10th St	0.12mi	2/1.0	1,024 (+12%)	15mo	$147,500	$144	62
630 Cisler Dr	0.18mi	2/1.0	806 (-12%)	15mo	$78,900	$98	60
101 Montgomery St	0.71mi	2/1.5	896 (-2%)	6mo	$120,000	$134	56
311 Marion St	0.55mi	3/1.0 (+1)	935 (+2%)	17mo	$125,000	$134	51
902 4th Street St	0.51mi	2/1.0	1,024 (+12%)	24mo	$30,000	$29	36

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: 3.4%
• Equity multiple: 1.13×
• Total profit: $4,562
• Equity at exit: $18,638

10-year hold

• IRR: 12.9%
• Equity multiple: 2.02×
• Total profit: $35,819
• Equity at exit: $10,808

Cash invested: $35,000 (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: 7.1×

Monthly cashflow live

• Estimated rent: $1,460 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$56 /mo · $666/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$307
• Net cashflow: $390

Break-even live

Break-even rent $966

Max offer price $125,000

Occupancy floor 68%

Sensitivity live

Price	-10% $461	-5% $426	+0% $390	+5% $355	+10% $320
Rent	-10% $275	-5% $333	+0% $390	+5% $448	+10% $506
Rate	-1.0pp $453	-0.5pp $422	base $390	+0.5pp $358	+1.0pp $325

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
628 2nd St Unit Downstairs Marietta, OH	1.0	1.0	1024	$1,600	$1.56	44d	1	0.60mi
108 Putnam St Unit A Marietta, OH	1.0	1.0	1100	$1,499	$1.36	44d	1	1.00mi

Listing history 29 events

1. 2026-06-19
   days on market $125,000 Active 151 DOM
2. 2026-06-18
   days on market $125,000 Active 150 DOM
3. 2026-06-17
   days on market $125,000 Active 149 DOM
4. 2026-06-16
   days on market $125,000 Active 148 DOM
5. 2026-06-15
   days on market $125,000 Active 147 DOM
6. 2026-06-14
   days on market $125,000 Active 145 DOM
7. 2026-06-12
   days on market $125,000 Active 144 DOM
8. 2026-06-09
   days on market $125,000 Active 141 DOM
9. 2026-06-08
   days on market $125,000 Active 140 DOM
10. 2026-06-07
    days on market $125,000 Active 139 DOM
11. 2026-06-07
    days on market $125,000 Active 138 DOM
12. 2026-06-03
    days on market $125,000 Active 135 DOM
13. 2026-06-02
    days on market $125,000 Active 134 DOM
14. 2026-06-01
    days on market $125,000 Active 133 DOM
15. 2026-05-31
    days on market $125,000 Active 132 DOM
16. 2026-05-30
    days on market $125,000 Active 131 DOM
17. 2026-05-05
    price $125,000 1388-char remark

    Show marketing remark (1388 chars)

    Update: due to hailstorm seller has replaced kitchen roof with new rubber roof and replaced siding on the back side of the house with new vinyl siding Set in the heart of Marietta, 703 9th Street offers something increasingly hard to find: a recently renovated home at a truly affordable price. This 2-bedroom, 1-bath property is listed at $130,000 and presents an excellent opportunity for both owner-occupants and investors. Inside, the home has been thoughtfully updated with a fully renovated kitchen, new windows throughout, new flooring, and new ceiling fans, creating a clean, modern feel while maintaining a practical layout. All appliances remain, allowing for an easy move-in or rental setup. Behind the scenes, major upgrades include all-new plumbing and water lines and a new 200-amp electrical service, adding long-term value and reliability. The dining room was reconfigured to expand the living space, improving flow and functionality. Step outside to a spacious back deck with new decking and railings, overlooking a fully fenced backyard that is modest in size yet highly usable. A rear parking pad provides additional off-street parking, a valuable feature in this central location. Conveniently located near shopping, dining, and everyday amenities, this home stands out as a move-in-ready residence or a smart investment property in an area with consistent demand.

18. 2026-01-19
    listed $130,000 Active 1388-char remark

    Show marketing remark (1388 chars)

    Update: due to hailstorm seller has replaced kitchen roof with new rubber roof and replaced siding on the back side of the house with new vinyl siding Set in the heart of Marietta, 703 9th Street offers something increasingly hard to find: a recently renovated home at a truly affordable price. This 2-bedroom, 1-bath property is listed at $130,000 and presents an excellent opportunity for both owner-occupants and investors. Inside, the home has been thoughtfully updated with a fully renovated kitchen, new windows throughout, new flooring, and new ceiling fans, creating a clean, modern feel while maintaining a practical layout. All appliances remain, allowing for an easy move-in or rental setup. Behind the scenes, major upgrades include all-new plumbing and water lines and a new 200-amp electrical service, adding long-term value and reliability. The dining room was reconfigured to expand the living space, improving flow and functionality. Step outside to a spacious back deck with new decking and railings, overlooking a fully fenced backyard that is modest in size yet highly usable. A rear parking pad provides additional off-street parking, a valuable feature in this central location. Conveniently located near shopping, dining, and everyday amenities, this home stands out as a move-in-ready residence or a smart investment property in an area with consistent demand.

19. 2024-05-16
    soldstatus $40,000
20. 2024-05-10
    soldstatus $40,000 Closed 142-char remark

    Show marketing remark (142 chars)

    Good investment or first time buyer home. Oak kitchen, within walking distance to amenities. Home is clean and has new carpets and appliances.

21. 2023-12-02
    status Pending 142-char remark

    Show marketing remark (142 chars)

    Good investment or first time buyer home. Oak kitchen, within walking distance to amenities. Home is clean and has new carpets and appliances.

22. 2023-12-02
    historical 142-char remark

    Show marketing remark (142 chars)

    Good investment or first time buyer home. Oak kitchen, within walking distance to amenities. Home is clean and has new carpets and appliances.

23. 2023-11-21
    status Active 142-char remark

    Show marketing remark (142 chars)

    Good investment or first time buyer home. Oak kitchen, within walking distance to amenities. Home is clean and has new carpets and appliances.

24. 2023-10-30
    historical Contingent 142-char remark

    Show marketing remark (142 chars)

    Good investment or first time buyer home. Oak kitchen, within walking distance to amenities. Home is clean and has new carpets and appliances.

25. 2023-08-13
    listed $43,500 Active 142-char remark

    Show marketing remark (142 chars)

    Good investment or first time buyer home. Oak kitchen, within walking distance to amenities. Home is clean and has new carpets and appliances.

26. 2006-06-30
    historical
27. 2005-10-26
    listed $98,000
28. 1996-02-16
    soldstatus $32,000
29. 1990-10-04
    soldstatus $6,000

ⓘ 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: $666 · $56/mo
• Projected year-2 tax: $1,308 · $109/mo
• Expected delta: +$642/yr (+$53/mo · 96.3%)

ⓘ 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 4/10 Moderate 7 d/yr ≥101°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 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: $17,520
• − Mortgage interest: −$7,002
• − Property taxes: −$666
• − Insurance: −$625
• − Repairs & maintenance: −$1,402
• − Management: −$1,402
• − Depreciation: −$3,636
• Taxable income: $2,787
• Est. tax owed @ 24.0%: −$669
• After-tax cash flow: $4,014/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

+1983.3% since first listed

13 events — show timeline

• 2026-05-05 Price Changed $125,000 MLSNOW
• 2026-01-19 Listed $130,000 MLSNOW
• 2024-05-16 Sold (Public Records) $40,000 Public Records
• 2024-05-10 Sold (MLS) $40,000 MLSNOW
• 2023-12-02 Pending — MLSNOW
• 2023-12-02 Listing Removed — MLSNOW
• 2023-11-21 Relisted — MLSNOW
• 2023-10-30 Contingent — MLSNOW
• 2023-08-13 Listed $43,500 MLSNOW
• 2006-06-30 Listing Removed — MLSNOW
• 2005-10-26 Listed $98,000 MLSNOW
• 1996-02-16 Sold (Public Records) $32,000 Public Records
• 1990-10-04 Sold (Public Records) $6,000 Public Records

Property tax history

+2.9%/yr

Latest (2025): $666 · +24.3% YoY. Source: county tax records.