117 Dean St · Marietta, OH 45750

$75,000

1 bd · 1.0 ba · 614 sqft · SingleFamily public records · 14 Days on market

Built 1900 10,759 sqft lot

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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
• DSCR +10.0/10.0
• 1% rule +9.3/10.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Investor Opportunity Near Marietta College: Affordable Investment Property with Income Potential! Calling all investors, landlords, and handy homeowners! This 1-bedroom home with a dedicated office offers an excellent opportunity just minutes from Marietta College. Previously used as a rental with an income of $750-800 per month. This property could be an ideal option for student housing, a long-term rental, or an affordable starter home with some TLC. Situated on a ¼-acre lot, the home features a metal roof, a full basement for storage, and a gravel driveway. The office provides flexibility for a study area, remote work space, or potential guest room. Bring your vision and tools&mda

Key facts

• Metal roof
• Full basement
• Dedicated office

Tags

• DEDICATED OFFICE
• METAL ROOF
• FULL BASEMENT
• GRAVEL DRIVEWAY

Property features AI

Exterior

• Parking: Driveway with gravel surface
• Utilities: Public water; Public sewer
• Home design: Single-story home; Metal roof; Vinyl siding; Block foundation
• Construction: Built (year source: assessor)
• Exterior features: Covered front porch; Lot approximately 0.247 acres

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: One main-level bedroom
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Central air conditioning; Forced-air heating
• Interior features: Total of 4 rooms; Basement present

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $373 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Cap rate 12.3% 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.
• Zoned schools: Washington School (math 42% / reading 52%, grade D-, #942 of 1,584 statewide, top 61%, 240 students, 53% FRL); Marietta High School (math 32% / reading 61%, grade D-, #460 of 781 statewide, top 59%, 1,016 students, 42% FRL) — zoned schools at 48% FRL track the district average.
• Market conditions: 121 active listings in the ZIP; 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 $519 of loan paydown is wiped out by about $2k 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 $21k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $10k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $5k; list at $75k implies a 1400% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $75,000

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 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?
4. 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.
5. 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.
6. 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: 1.43% ✓
• Cap rate: 12.27%
• Cash-on-cash: 21.33%
• DSCR: 1.95
• GRM: 5.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.8%
• Equity multiple: 1.55×
• Total profit: $11,613
• Equity at exit: $11,183

10-year hold

• IRR: 22.6%
• Equity multiple: 2.94×
• Total profit: $40,682
• Equity at exit: $6,485

Cash invested: $21,000 (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: 121
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,071 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$48 /mo · $581/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$225
• Net cashflow: $373

Break-even live

Break-even rent $599

Max offer price $75,000

Occupancy floor 60%

Sensitivity live

Price	-10% $416	-5% $395	+0% $373	+5% $352	+10% $331
Rent	-10% $289	-5% $331	+0% $373	+5% $416	+10% $458
Rate	-1.0pp $411	-0.5pp $392	base $373	+0.5pp $354	+1.0pp $334

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-22
   days on market $75,000 Active 14 DOM
2. 2026-06-19
   days on market $75,000 Active 11 DOM
3. 2026-06-18
   days on market $75,000 Active 10 DOM
4. 2026-06-17
   days on market $75,000 Active 9 DOM
5. 2026-06-16
   pricedays on market $75,000 Active 8 DOM
6. 2026-06-15
   days on market $85,000 Active 7 DOM
7. 2026-06-14
   days on market $85,000 Active 5 DOM
8. 2026-06-12
   days on market $85,000 Active 4 DOM
9. 2026-06-09
   remarks 692-char remark
10. 2026-06-09
    listed $85,000 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: $581 · $48/mo
• Projected year-2 tax: $876 · $73/mo
• Expected delta: +$294/yr (+$25/mo · 50.7%)

ⓘ 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 5 d/yr ≥101°F today · 13 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: $12,855
• − Mortgage interest: −$4,201
• − Property taxes: −$581
• − Insurance: −$375
• − Repairs & maintenance: −$1,028
• − Management: −$1,028
• − Depreciation: −$2,182
• Taxable income: $3,459
• Est. tax owed @ 24.0%: −$830
• After-tax cash flow: $3,650/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

+1600.0% since first listed

4 events — show timeline

• 2026-06-08 Listed $85,000 MLSNOW
• 2024-10-04 Listing Removed — MLSNOW
• 2024-10-02 Listed $40,000 MLSNOW
• 1991-05-16 Sold (Public Records) $5,000 Public Records

Property tax history

+5.5%/yr

Latest (2025): $581 · +20.5% YoY. Source: county tax records.