107 Vine St · Marietta, OH 45750

$115,000

2 bd · 1.0 ba · 1,095 sqft · SingleFamily public records · 198 Days on market

Built 1920 8,398 sqft lot $105/sqft · 21% below area Est $145k · 21% 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 +27.6/30.0
• ARV discount +15.0/15.0
• DSCR +9.7/10.0
• 1% rule +6.9/10.0
• 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 MLS

Welcome to this adorable two-bedroom 1 bath home nestled in the heart of Marietta! Character and warmth, this cozy property is ideal for first time home buyers, downsizers, or investors looking for a turnkey rental. Two bedrooms upstairs and one room on the main floor that can be used as a third. Located just minutes from shops dining. Whether you're looking for an affordable place to call your own or a low maintenance investment property this Marietta gem is ready for you.

Key facts

• 8,398 sq ft lot
• Parking
• Built 1920

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $344 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $101k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.9% 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; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $795 of loan paydown is wiped out by about $3k 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 $32k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 198 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 21y ago; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $25k; list at $115k implies a 360% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $101,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 198 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 1920 — 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: 1.19% ✓
• Cap rate: 9.88%
• Cash-on-cash: 12.82%
• DSCR: 1.57
• GRM: 7.0

CMA / ARV

• ARV (median comp): $144,731
• List price: $115,000
• Delta: -20.54%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
109 E Spring St	0.13mi	3/1.0 (+1)	1,052 (-4%)	20mo	$169,000	$161	65
207 Chestnut St	0.25mi	3/2.0 (+1)	1,072 (-2%)	18mo	$130,000	$121	61
626 Phillips St	0.31mi	2/1.0	984 (-10%)	21mo	$132,500	$135	52
119 Grant St	0.62mi	2/2.0	1,184 (+8%)	5mo	$167,000	$141	50
106 Miller Ave	0.70mi	3/1.0 (+1)	1,194 (+9%)	4mo	$205,000	$172	44
503 Aurora St	0.43mi	3/2.0 (+1)	1,162 (+6%)	22mo	$147,500	$127	43
628 Phillips St	0.32mi	3/2.0 (+1)	960 (-12%)	21mo	$152,900	$159	38

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: 2.6%
• Equity multiple: 1.10×
• Total profit: $3,268
• Equity at exit: $17,147

10-year hold

• IRR: 12.2%
• Equity multiple: 1.96×
• Total profit: $31,017
• Equity at exit: $9,943

Cash invested: $32,200 (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: 7.0×

Monthly cashflow live

• Estimated rent: $1,374 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$90 /mo · $1,084/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$289
• Net cashflow: $344

Break-even live

Break-even rent $938

Max offer price $115,000

Occupancy floor 70%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 3 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	44d	1	1.13mi
628 2nd St Unit Downstairs Marietta, OH	1.0	1.0	1024	$1,600	$1.56	44d	1	1.49mi
801 Huggins Rd Williamstown, WV	2.0	1.5	1160	$1,000	$0.86	44d	1	1.49mi

Listing history 9 events

1. 2026-06-03
   days on market $115,000 Active 198 DOM
2. 2026-06-02
   days on market $115,000 Active 197 DOM
3. 2026-06-01
   days on market $115,000 Active 196 DOM
4. 2026-05-31
   days on market $115,000 Active 195 DOM
5. 2026-05-30
   days on market $115,000 Active 194 DOM
6. 2026-03-26
   price $115,000 478-char remark

   Show marketing remark (478 chars)

   Welcome to this adorable two-bedroom 1 bath home nestled in the heart of Marietta! Character and warmth, this cozy property is ideal for first time home buyers, downsizers, or investors looking for a turnkey rental. Two bedrooms upstairs and one room on the main floor that can be used as a third. Located just minutes from shops dining. Whether you're looking for an affordable place to call your own or a low maintenance investment property this Marietta gem is ready for you.

7. 2025-11-15
   listed $125,000 Active 478-char remark

   Show marketing remark (478 chars)

   Welcome to this adorable two-bedroom 1 bath home nestled in the heart of Marietta! Character and warmth, this cozy property is ideal for first time home buyers, downsizers, or investors looking for a turnkey rental. Two bedrooms upstairs and one room on the main floor that can be used as a third. Located just minutes from shops dining. Whether you're looking for an affordable place to call your own or a low maintenance investment property this Marietta gem is ready for you.

8. 2006-01-23
   soldstatus $25,000 318-char remark

   Show marketing remark (318 chars)

   Could possibly use room downstairs for 3rd BR. Needs TLC but good location. Great fixer-upper. Newer windows and furnace. Back door unlocked. Electric is on. Elem: Phillips Elementary School Elem/Bus: N JrHigh/Bus: N High/Bus: Y Fire: CIT Police: CTY ; SQFT=Fin L1:744, Fin L2:351, Fin Above:1095, Fin Total:1095

9. 2005-11-28
   listed $29,900 318-char remark

   Show marketing remark (318 chars)

   Could possibly use room downstairs for 3rd BR. Needs TLC but good location. Great fixer-upper. Newer windows and furnace. Back door unlocked. Electric is on. Elem: Phillips Elementary School Elem/Bus: N JrHigh/Bus: N High/Bus: Y Fire: CIT Police: CTY ; SQFT=Fin L1:744, Fin L2:351, Fin Above:1095, Fin Total:1095

ⓘ 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: $1,084 · $90/mo
• Projected year-2 tax: $1,439 · $120/mo
• Expected delta: +$355/yr (+$30/mo · 32.8%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥101°F today · 18 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: $16,487
• − Mortgage interest: −$6,442
• − Property taxes: −$1,084
• − Insurance: −$575
• − Repairs & maintenance: −$1,319
• − Management: −$1,319
• − Depreciation: −$3,345
• Taxable income: $2,403
• Est. tax owed @ 24.0%: −$577
• After-tax cash flow: $3,552/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

+284.6% since first listed

4 events — show timeline

• 2026-03-26 Price Changed $115,000 MLSNOW
• 2025-11-15 Listed $125,000 MLSNOW
• 2006-01-23 Sold (MLS) $25,000 MLSNOW
• 2005-11-28 Listed $29,900 MLSNOW

Property tax history

+6.6%/yr

Latest (2025): $1,084 · +27.9% YoY. Source: county tax records.