514 Oak St · Marion, OH 43302

$179,900

3 bd · 2.0 ba · 1,382 sqft · SingleFamily public records · 9 Days on market

Built 1900 7,840 sqft lot

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Why this score? — see what drove the D 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 +17.4/30.0
• ARV discount +7.5/15.0
• DSCR +5.4/10.0
• 1% rule +3.5/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Good investment property, being sold As Is. Nice detached garage. House is in need of repair.

Key facts

• Open floor plan
• Screened porch
• Updated kitchen

Tags

• HISTORIC OASIS
• UPDATED KITCHEN
• SCREENED PORCH
• EXPANSIVE BACKYARD
• OPEN FLOOR PLAN

Property features AI

Exterior

• Parking: Detached garage; 2 garage spaces
• Utilities: Public water; Public sewer
• Home design: Single family residence; Two levels; Built in 1900; No common walls
• Construction: Block foundation
• Exterior features: Patio; Fenced yard; Shed(s)

Interior

• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Full basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $135 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $153k (14.9% below list).
• Recommended offer: $153k (14.9% below list) — sets the bar for 1% rule.

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: crime D+, amenities F, commute 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.
• Zoned schools: Rutherford B. Hayes Elementary School (math 17% / reading 22%, grade F, #1,293 of 1,584 statewide, top 83%, 226 students, 0% FRL); Ulysses S. Grant Middle School (math 22% / reading 25%, grade F, #597 of 654 statewide, top 92%, 998 students, 0% FRL); Harding High School (math 16% / reading 36%, grade F, #636 of 781 statewide, top 82%, 1,050 students, 0% FRL) — zoned schools average 0% FRL vs 67% district-wide (67 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 212 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 $1k of loan paydown is wiped out by about $5k 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.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 11y 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.

Risks & watch-outs

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

Recommended offer $153,075 (14.9% below list)

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 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?
4. 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?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.85% ✗
• Cap rate: 7.19%
• Cash-on-cash: 3.21%
• DSCR: 1.14
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $85,684
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
350 Mary St	0.25mi	4/2.0 (+1)	1,384 (+0%)	4mo	$170,500	$123	80
523 Mary St	0.09mi	3/1.5	1,524 (+10%)	0mo	$175,000	$115	76
458 Ballentine Ave	0.45mi	3/1.5	1,406 (+2%)	7mo	$55,000	$39	69
455 Park St	0.34mi	3/1.0	1,316 (-5%)	6mo	$33,000	$25	67
125 Wallace St	0.23mi	3/1.0	1,242 (-10%)	5mo	$55,000	$44	64
373 W Church St	0.74mi	3/1.5	1,354 (-2%)	1mo	$84,000	$62	59
210 Leader St	0.51mi	3/3.0	1,495 (+8%)	1mo	$35,000	$23	58
749 Richmond Ave	0.70mi	3/1.5	1,345 (-3%)	4mo	$179,900	$134	57
464 Ballentine Ave	0.45mi	2/1.0 (-1)	1,280 (-7%)	5mo	$135,000	$105	54
505 E Mark St	0.74mi	3/1.0	1,356 (-2%)	7mo	$146,000	$108	53
260 Bellevue St	0.52mi	4/1.0 (+1)	1,494 (+8%)	6mo	$52,000	$35	48
535 Toledo Ave	0.63mi	3/1.0	1,182 (-14%)	4mo	$16,000	$14	39

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: -11.3%
• Equity multiple: 0.59×
• Total profit: $-20,642
• Equity at exit: $26,824

10-year hold

• IRR: -2.1%
• Equity multiple: 0.86×
• Total profit: $-7,242
• Equity at exit: $15,554

Cash invested: $50,372 (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: 212
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,531 medium
• Mortgage (P&I): −$943
• Tax from tax record: −$56 /mo · $673/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$321
• Net cashflow: $135

Break-even live

Break-even rent $1,360

Max offer price $179,900

Occupancy floor 86%

Sensitivity live

Price	-10% $237	-5% $186	+0% $135	+5% $84	+10% $33
Rent	-10% $14	-5% $74	+0% $135	+5% $195	+10% $256
Rate	-1.0pp $225	-0.5pp $181	base $135	+0.5pp $88	+1.0pp $41

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-22
   days on market $179,900 Active 9 DOM
2. 2026-06-21
   days on market $179,900 Active 8 DOM
3. 2026-06-19
   days on market $179,900 Active 6 DOM
4. 2026-06-18
   days on market $179,900 Active 5 DOM
5. 2026-06-17
   days on market $179,900 Active 4 DOM
6. 2026-06-16
   days on market $179,900 Active 3 DOM
7. 2026-06-15
   days on market $179,900 Active 2 DOM
8. 2026-06-14
   remarks 699-char remark
9. 2026-06-14
   listed $179,900 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: $673 · $56/mo
• Projected year-2 tax: $1,740 · $145/mo
• Expected delta: +$1,067/yr (+$89/mo · 158.6%)

ⓘ 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: $18,369
• − Mortgage interest: −$10,077
• − Property taxes: −$673
• − Insurance: −$900
• − Repairs & maintenance: −$1,470
• − Management: −$1,470
• − Depreciation: −$5,233
• Taxable loss: −$1,453
• Est. tax savings @ 24.0%: +$349
• After-tax cash flow: $1,967/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

+619.6% since first listed

7 events — show timeline

• 2026-06-13 Listed $179,900 CBRMLS
• 2026-02-02 Sold (Public Records) $250,000 Public Records
• 2015-12-30 Listing Removed — CBRMLS
• 2015-12-29 Sold (MLS) $12,500 CBRMLS
• 2015-07-27 Listed $15,000 CBRMLS
• 2015-07-26 Listing Removed — CBRMLS
• 2015-07-12 Listed $25,000 CBRMLS

Property tax history

-1.2%/yr

Latest (2025): $673 · +0.0% YoY. Source: county tax records.