555 N Greenwood St · Marion, OH 43302

$119,700

3 bd · 1.0 ba · 1,280 sqft · SingleFamily public records · 46 Days on market

Built 1919 5,227 sqft lot $94/sqft · 17% above area Est $103k · 16% 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +7.7/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• ARV discount +0.1/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Looking for an affordable, move in ready home? This is it! Completely remodeled, 3 bedroom home, with spacious country kitchen, formal dining room, living room, open stairway, 1st floor laundry, and more! Cheaper than rent!

Key facts

• 5,227 sq ft lot
• Built 1919
• Listed 45 days

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single family residence; One and one-half stories; Built in 1919; No shared/common walls
• Construction: Block foundation
• Exterior features: Patio

Interior

• Flooring: Laminate flooring; Carpeted areas
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: Insulated windows; Full basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $449 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $116k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.8% vs local median 6.8% 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: 208 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 $828 of loan paydown is wiped out by about $4k 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 $34k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 8y 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 $52k; list at $120k implies a 130% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1919 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $116,109 (3.0% below list)

Questions for the listing agent

1. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1919 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.27% ✓
• Cap rate: 10.80%
• Cash-on-cash: 16.08%
• DSCR: 1.72
• GRM: 6.5

CMA / ARV

• ARV (median comp): $102,748
• List price: $119,700
• Delta: 16.50%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
464 Ballentine Ave	0.20mi	2/1.0 (-1)	1,280 (0%)	5mo	$135,000	$105	82
455 Park St	0.30mi	3/1.0	1,316 (+3%)	6mo	$33,000	$25	76
749 Richmond Ave	0.24mi	3/1.5	1,345 (+5%)	4mo	$179,900	$134	75
501 Roberts Ave	0.23mi	3/2.0	1,344 (+5%)	3mo	$167,000	$124	74
125 Wallace St	0.41mi	3/1.0	1,242 (-3%)	5mo	$55,000	$44	72
291 Patten St	0.17mi	3/1.0	1,160 (-9%)	6mo	$152,000	$131	71
279 E Fairground St	0.23mi	2/1.0 (-1)	1,168 (-9%)	2mo	$163,000	$140	68
244 N Seffner Ave	0.70mi	3/1.5	1,328 (+4%)	6mo	$199,900	$151	54
636 Mary St	0.66mi	3/1.0	1,144 (-11%)	5mo	$57,360	$50	47
132 Dix Ave	0.67mi	3/1.0	1,152 (-10%)	6mo	$80,000	$69	47
525 Oak St	0.61mi	3/1.0	1,100 (-14%)	1mo	$144,000	$131	47
350 Mary St	0.71mi	4/2.0 (+1)	1,384 (+8%)	4mo	$170,500	$123	41

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: $9,184
• Equity at exit: $17,848

10-year hold

• IRR: 16.3%
• Equity multiple: 2.33×
• Total profit: $44,739
• Equity at exit: $10,349

Cash invested: $33,516 (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: 208
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,523 medium
• Mortgage (P&I): −$628
• Tax from tax record: −$77 /mo · $923/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$320
• Net cashflow: $449

Break-even live

Break-even rent $955

Max offer price $119,700

Occupancy floor 66%

Sensitivity live

Price	-10% $517	-5% $483	+0% $449	+5% $415	+10% $381
Rent	-10% $329	-5% $389	+0% $449	+5% $509	+10% $569
Rate	-1.0pp $509	-0.5pp $480	base $449	+0.5pp $418	+1.0pp $387

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: $29,925
• Closing costs: $3,591
• Reserves months: —
• Total cash needed: —

Listing history 37 events

1. 2026-06-21
   days on market $119,700 Active 46 DOM
2. 2026-06-19
   days on market $119,700 Active 44 DOM
3. 2026-06-18
   days on market $119,700 Active 43 DOM
4. 2026-06-17
   days on market $119,700 Active 42 DOM
5. 2026-06-16
   days on market $119,700 Active 41 DOM
6. 2026-06-15
   days on market $119,700 Active 40 DOM
7. 2026-06-14
   days on market $119,700 Active 38 DOM
8. 2026-06-12
   days on market $119,700 Active 37 DOM
9. 2026-06-09
   days on market $119,700 Active 34 DOM
10. 2026-06-08
    days on market $119,700 Active 33 DOM
11. 2026-06-07
    days on market $119,700 Active 32 DOM
12. 2026-06-05
    days on market $119,700 Active 29 DOM
13. 2026-06-03
    days on market $119,700 Active 28 DOM
14. 2026-06-02
    days on market $119,700 Active 27 DOM
15. 2026-06-01
    days on market $119,700 Active 26 DOM
16. 2026-05-31
    days on market $119,700 Active 25 DOM
17. 2026-05-30
    days on market $119,700 Active 24 DOM
18. 2026-05-15
    status Active 223-char remark

    Show marketing remark (223 chars)

    Looking for an affordable, move in ready home? This is it! Completely remodeled, 3 bedroom home, with spacious country kitchen, formal dining room, living room, open stairway, 1st floor laundry, and more! Cheaper than rent!

19. 2026-05-15
    status Active 223-char remark

    Show marketing remark (223 chars)

    Looking for an affordable, move in ready home? This is it! Completely remodeled, 3 bedroom home, with spacious country kitchen, formal dining room, living room, open stairway, 1st floor laundry, and more! Cheaper than rent!

20. 2026-05-15
    status Active

    Show marketing remark (223 chars)

    Looking for an affordable, move in ready home? This is it! Completely remodeled, 3 bedroom home, with spacious country kitchen, formal dining room, living room, open stairway, 1st floor laundry, and more! Cheaper than rent!

21. 2026-05-12
    historical Active Under Contract 223-char remark

    Show marketing remark (223 chars)

    Looking for an affordable, move in ready home? This is it! Completely remodeled, 3 bedroom home, with spacious country kitchen, formal dining room, living room, open stairway, 1st floor laundry, and more! Cheaper than rent!

22. 2026-05-11
    historical Active Under Contract 223-char remark

    Show marketing remark (223 chars)

    Looking for an affordable, move in ready home? This is it! Completely remodeled, 3 bedroom home, with spacious country kitchen, formal dining room, living room, open stairway, 1st floor laundry, and more! Cheaper than rent!

23. 2026-05-11
    historical Contingent

    Show marketing remark (223 chars)

    Looking for an affordable, move in ready home? This is it! Completely remodeled, 3 bedroom home, with spacious country kitchen, formal dining room, living room, open stairway, 1st floor laundry, and more! Cheaper than rent!

24. 2026-05-06
    listed $119,700 Active 223-char remark

    Show marketing remark (223 chars)

    Looking for an affordable, move in ready home? This is it! Completely remodeled, 3 bedroom home, with spacious country kitchen, formal dining room, living room, open stairway, 1st floor laundry, and more! Cheaper than rent!

25. 2026-05-06
    listed $119,700 Active 223-char remark

    Show marketing remark (223 chars)

    Looking for an affordable, move in ready home? This is it! Completely remodeled, 3 bedroom home, with spacious country kitchen, formal dining room, living room, open stairway, 1st floor laundry, and more! Cheaper than rent!

26. 2026-05-06
    listed $119,700 Active

    Show marketing remark (223 chars)

    Looking for an affordable, move in ready home? This is it! Completely remodeled, 3 bedroom home, with spacious country kitchen, formal dining room, living room, open stairway, 1st floor laundry, and more! Cheaper than rent!

27. 2021-12-28
    soldstatus $52,000
28. 2021-12-17
    soldstatus $52,000 Closed
29. 2021-11-04
    historical Contingent Finance and Inspection
30. 2021-10-25
    listed $55,000 Active
31. 2021-06-02
    historical
32. 2020-02-13
    historical
33. 2019-11-19
    soldstatus $15,000 Closed
34. 2019-06-12
    listed $17,500
35. 2018-01-27
    listed $40,900
36. 2002-02-05
    soldstatus $45,900
37. 2002-02-05
    soldstatus $45,900

ⓘ 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: $923 · $77/mo
• Projected year-2 tax: $1,395 · $116/mo
• Expected delta: +$472/yr (+$39/mo · 51.2%)

ⓘ 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: $18,282
• − Mortgage interest: −$6,705
• − Property taxes: −$923
• − Insurance: −$598
• − Repairs & maintenance: −$1,463
• − Management: −$1,463
• − Depreciation: −$3,482
• Taxable income: $3,648
• Est. tax owed @ 24.0%: −$876
• After-tax cash flow: $4,513/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

+160.8% since first listed

20 events — show timeline

• 2026-05-15 Relisted — KCBOR
• 2026-05-15 Relisted — MARMLS
• 2026-05-15 Relisted — CBRMLS
• 2026-05-12 Contingent — KCBOR
• 2026-05-11 Contingent — MARMLS
• 2026-05-11 Contingent — CBRMLS
• 2026-05-06 Listed $119,700 MARMLS
• 2026-05-06 Listed $119,700 CBRMLS
• 2026-05-06 Listed $119,700 KCBOR
• 2021-12-28 Sold (Public Records) $52,000 Public Records
• 2021-12-17 Sold (MLS) $52,000 CBRMLS
• 2021-11-04 Contingent — CBRMLS
• 2021-10-25 Listed $55,000 CBRMLS
• 2021-06-02 Listing Removed — CBRMLS
• 2020-02-13 Listing Removed — CBRMLS
• 2019-11-19 Sold (MLS) $15,000 CBRMLS
• 2019-06-12 Listed $17,500 CBRMLS
• 2018-01-27 Listed $40,900 CBRMLS
• 2002-02-05 Sold (Public Records) $45,900 Public Records
• 2002-02-05 Sold (Public Records) $45,900 Public Records

Property tax history

+5.1%/yr

Latest (2025): $923 · +0.0% YoY. Source: county tax records.