456 E Mark St · Marion, OH 43302

$44,000

3 bd · 1.0 ba · 1,742 sqft · SingleFamily public records · 1 Days on market

Built 1950 5,662 sqft lot

---

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 +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

ATTENTION INVESTORS & PORTFOLIO BUILDERS! Incredible value-add opportunity in Marion with massive equity upside. This detached 2-story home boasts a commanding 1,742 square feet of living space at an unbeatable entry price. Currently configured as a large 3-bedroom, 1-bath property, the sprawling interior footprint features a highly flexible layout with significant value-add potential. Features a full basement providing excellent storage and mechanical access. Freshly cleaned up and ready for your crew to step in, execute the renovation, and force immediate equity. Perfect BRRRR candidate or high-margin flip. Being sold strictly AS-IS. Do not miss out on one of the lowest price-per-sq

Key facts

• Ready for renovation
• Flexible layout
• Full basement

Tags

• DETACHED 2-STORY HOME
• FULL BASEMENT
• FLEXIBLE LAYOUT
• READY FOR RENOVATION

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer
• Home design: Single family residence; Two levels; Built in 1950; No shared/common walls; New construction status indicated
• Construction: Block foundation; Built in 1950
• Exterior features: Block foundation

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating
• Interior features: Basement present

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $44k.

Deal economics

• At list price, monthly cash flow is $850 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $44k).
• Cap rate 29.5% vs local median 6.9% 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: 210 active listings in the ZIP; 53 units permitted in Marion County in 2024 (0 in 5+ unit buildings).
• This rent runs 34% 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 $304 of loan paydown is wiped out by about $1k 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 $12k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 3.2% of price; built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $44,000

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 3.50% ✓
• Cap rate: 29.49%
• Cash-on-cash: 82.84%
• DSCR: 4.69
• GRM: 2.4

CMA / ARV

• ARV (on-the-fly): $120,198
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
612 E George St	0.27mi	4/1.0 (+1)	1,704 (-2%)	1mo	$50,000	$29	78
482 E George St	0.14mi	3/1.0	1,539 (-12%)	1mo	$85,000	$55	73
594 E George St	0.25mi	4/2.0 (+1)	1,543 (-11%)	3mo	$26,500	$17	58
260 Bellevue St	0.35mi	4/1.0 (+1)	1,494 (-14%)	6mo	$52,000	$35	50
354 Franklin St	0.68mi	3/1.5	1,588 (-9%)	2mo	$110,000	$69	49
210 Hane Ave	0.66mi	3/2.0	1,528 (-12%)	2mo	$177,000	$116	43
266 Oak St	0.68mi	4/1.0 (+1)	1,596 (-8%)	8mo	$170,000	$107	42
151 Barnhart St	0.75mi	3/2.0	1,560 (-10%)	2mo	$223,000	$143	42
138 Carhart St	0.47mi	2/2.0 (-1)	1,488 (-15%)	4mo	$40,000	$27	42
249 S Grand Ave	0.73mi	4/2.5 (+1)	1,624 (-7%)	6mo	$210,000	$129	38
881 Wilson Ave	0.70mi	3/1.5	1,509 (-13%)	9mo	$58,000	$38	36
405 Fairview St	0.73mi	4/1.0 (+1)	1,500 (-14%)	2mo	$140,000	$93	36

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: 83.2%
• Equity multiple: 4.82×
• Total profit: $47,098
• Equity at exit: $6,561

10-year hold

• IRR: 86.5%
• Equity multiple: 10.01×
• Total profit: $111,011
• Equity at exit: $3,804

Cash invested: $12,320 (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: 210
• Price-to-rent: 2.4×

Monthly cashflow live

• Estimated rent: $1,540 medium
• Mortgage (P&I): −$231
• Tax from tax record: −$117 /mo · $1,408/yr
• Insurance: −$18
• HOA: −$0
• Vacancy / Maint / Mgmt: −$323
• Net cashflow: $850

Break-even live

Break-even rent $464

Max offer price $44,000

Occupancy floor 40%

Sensitivity live

Price	-10% $875	-5% $863	+0% $850	+5% $838	+10% $826
Rent	-10% $729	-5% $790	+0% $850	+5% $911	+10% $972
Rate	-1.0pp $873	-0.5pp $862	base $850	+0.5pp $839	+1.0pp $827

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: $11,000
• Closing costs: $1,320
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-06-13
   remarks 695-char remark
2. 2026-06-13
   listed $44,000 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: $1,408 · $117/mo
• Projected year-2 tax: $1,408 · $117/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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: $18,484
• − Mortgage interest: −$2,465
• − Property taxes: −$1,408
• − Insurance: −$220
• − Repairs & maintenance: −$1,479
• − Management: −$1,479
• − Depreciation: −$1,280
• Taxable income: $10,154
• Est. tax owed @ 24.0%: −$2,437
• After-tax cash flow: $7,769/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

2 events — show timeline

• 2026-06-13 Listing Removed — CBRMLS
• 2026-06-12 Listed $44,000 CBRMLS

Property tax history

+6.9%/yr

Latest (2025): $1,408 · +0.0% YoY. Source: county tax records.