615 Wooster St · Marietta, OH 45750

$99,900

6 bd · 2.0 ba · 2,560 sqft · SingleFamily · 206 Days on market

Built 1910 Fair condition 3,118 sqft lot $39/sqft · 75% below area ↓ 9% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Fixer Upper in the heart of Marietta! This 6 bedroom, 2 bath home is ready for new owners. This house was duplexed in the past but is currently considered a Single Family Home because it has one kitchen. Schedule your appointment to discover the possibilities. Faith United Methodist requests a right-of-way behind the house to the side of their church building for ingress and egress.

Key facts

• 3,118 sq ft lot
• Built 1910
• Listed 205 days

What this means for you Summary

Snapshot

• This is a 6-bed/2.0-bath single-family listed at $100k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $825 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 16.2% 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 units permitted in Washington County in 2024 (0 in 5+ unit buildings).
• This rent runs 38% of the median local income ($60k/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 $691 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 $28k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 206 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $87,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 206 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.92% ✓
• Cap rate: 16.20%
• Cash-on-cash: 35.38%
• DSCR: 2.57
• GRM: 4.3

CMA / ARV

• ARV (median comp): $399,390
• List price: $99,900
• Delta: -74.99%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
722 1/2 3rd St	0.55mi	5/2.0 (-1)	2,213 (-14%)	2mo	$340,000	$154	45
314 Fifth St	0.32mi	5/3.0 (-1)	2,292 (-10%)	19mo	$610,000	$266	43

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: 31.0%
• Equity multiple: 2.30×
• Total profit: $36,361
• Equity at exit: $14,895

10-year hold

• IRR: 38.2%
• Equity multiple: 4.55×
• Total profit: $99,409
• Equity at exit: $8,638

Cash invested: $27,972 (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: 4.3×

Monthly cashflow live

• Estimated rent: $1,918 medium
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,498/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$403
• Net cashflow: $825

Break-even live

Break-even rent $874

Max offer price $99,900

Occupancy floor 52%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $99,900 Active 206 DOM
2. 2026-06-18
   days on market $99,900 Active 205 DOM
3. 2026-06-17
   days on market $99,900 Active 204 DOM
4. 2026-06-16
   days on market $99,900 Active 203 DOM
5. 2026-06-15
   days on market $99,900 Active 202 DOM
6. 2026-06-14
   days on market $99,900 Active 200 DOM
7. 2026-06-12
   days on market $99,900 Active 199 DOM
8. 2026-06-09
   days on market $99,900 Active 196 DOM
9. 2026-06-08
   days on market $99,900 Active 195 DOM
10. 2026-06-07
    days on market $99,900 Active 194 DOM
11. 2026-06-07
    days on market $99,900 Active 193 DOM
12. 2026-06-03
    days on market $99,900 Active 190 DOM
13. 2026-06-02
    days on market $99,900 Active 189 DOM
14. 2026-06-01
    days on market $99,900 Active 188 DOM
15. 2026-05-31
    days on market $99,900 Active 187 DOM
16. 2026-05-30
    days on market $99,900 Active 186 DOM
17. 2026-01-26
    price $99,900 386-char remark

    Show marketing remark (386 chars)

    Fixer Upper in the heart of Marietta! This 6 bedroom, 2 bath home is ready for new owners. This house was duplexed in the past but is currently considered a Single Family Home because it has one kitchen. Schedule your appointment to discover the possibilities. Faith United Methodist requests a right-of-way behind the house to the side of their church building for ingress and egress.

18. 2025-11-24
    listed $110,000 Active 386-char remark

    Show marketing remark (386 chars)

    Fixer Upper in the heart of Marietta! This 6 bedroom, 2 bath home is ready for new owners. This house was duplexed in the past but is currently considered a Single Family Home because it has one kitchen. Schedule your appointment to discover the possibilities. Faith United Methodist requests a right-of-way behind the house to the side of their church building for ingress and egress.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 2/10 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: $23,013
• − Mortgage interest: −$5,596
• − Property taxes: −$1,498
• − Insurance: −$500
• − Repairs & maintenance: −$1,841
• − Management: −$1,841
• − Depreciation: −$2,906
• Taxable income: $8,831
• Est. tax owed @ 24.0%: −$2,119
• After-tax cash flow: $7,776/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This fixer-upper in Marietta requires moderate renovations to bring it up to current standards, with a focus on the kitchen, bathrooms, exterior, and windows. Updates will significantly increase its resale and rental value.

Repairs flagged

• Major kitchen backsplash — dated and in poor condition
• Major bathroom fixtures — old and in poor condition
• Major exterior siding — weathered and in poor condition
• Major windows — old and single-pane
• Major interior walls — paint peeling and exposed drywall

Value-add opportunities

• Resale new kitchen backsplash — modernizes the kitchen and adds value
• Resale new bathroom fixtures — modernizes the bathroom and adds value
• Resale new exterior siding — enhances curb appeal and adds value
• Resale new windows — improves energy efficiency and adds value
• Resale paint interior walls — enhances the appearance and adds value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen backsplash · dated and in poor condition	Major	$15,000–50,000
bathroom fixtures · old and in poor condition	Major	$15,000–50,000
exterior siding · weathered and in poor condition	Major	$15,000–50,000
windows · old and single-pane	Major	$15,000–50,000
interior walls · paint peeling and exposed drywall	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Resale new kitchen backsplash — modernizes the kitchen and adds value ↑
• Resale new bathroom fixtures — modernizes the bathroom and adds value ↑
• Resale new exterior siding — enhances curb appeal and adds value ↑
• Resale new windows — improves energy efficiency and adds value ↑
• Resale paint interior walls — enhances the appearance and adds value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-9.2% since first listed

2 events — show timeline

• 2026-01-26 Price Changed $99,900 MLSNOW
• 2025-11-24 Listed $110,000 MLSNOW