501 Marietta St

Sarahsville, OH 43779

$44,900B+

3 bd · 1.0 ba · 1,056 sqft · Built 1971 · SingleFamily · Active · 1 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $1,022/mo
• Mortgage (P&I): −$235
• Tax + insurance: −$76
• HOA: −$0
• Vac / Maint / Mgmt: −$215
• Net cashflow: $496/mo
• Annual: $5,947/yr
• Cap rate: 19.54%
• Cash-on-cash: 47.30%
• DSCR: 3.10
• 1% rule: 2.28%
• Cash to close: $12,572

Investor read

• This is a 3-bed/1.0-bath single-family listed at $45k.
• At list price, monthly cash flow is $496 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $45k).
• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• In year one you build about $3k of equity ($310 loan paydown + $2k appreciation (5.4% local appreciation)).
• Location reads 65/100 on livability (#727 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment C-, crime D, health & safety D.
• Noble Local (rural): math 53% / reading 58% proficiency, ranked #371 of 656 in OH (top 57%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Shenandoah Elementary School (math 59% / reading 58%, grade B-, #708 of 1,584 statewide, top 45%, 712 students, 42% FRL); Shenandoah High School (math 22% / reading 57%, grade F, #528 of 781 statewide, top 71%, 261 students, 40% FRL) — zoned schools at 41% FRL track the district average.
• Market conditions: 5 active listings in the ZIP; 19 units permitted in Noble County in 2024 (0 in 5+ unit buildings).
• Noble County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• 2 sale attempts since 5y 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.
• At projected returns (5.4% appreciation + 3.0% rent growth), your $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Questions for listing agent

• Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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?
• 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.
• 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.
• 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.