429 W Columbia St · Marion, OH 43302

$119,000

4 bd · 1.5 ba · 1,352 sqft · SingleFamily public records · 70 Days on market

Built 1900 3,049 sqft lot $88/sqft · 24% above area Est $96k · 24% over ↓ 23% since listing

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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 +9.6/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Completely Remodeled, 3-Bedroom Home with Modern Upgrades offers Move-In Ready Welcome to this fully renovated two-story single-family home offering move-in-ready comfort, stylish finishes, and peace-of-mind updates. Upstairs features three freshly carpeted bedrooms, new energy-efficient windows, and fresh interior paint for a clean, modern feel. Downstairs, enjoy brand new flooring and a completely updated kitchen with new cabinetry, countertops, sink, and fixtures--perfect for everyday living or entertaining. The spacious living room opens into a sunlit dining room with a cozy fireplace and walls of windows that bring in natural light. Both bathrooms are fully renovated with new toilets, vanities, shower/tub combos, and fixtures. Major mechanicals have been taken care of: the home features fully updated plumbing throughout and a brand-new electrical system professionally certified by a master electrician--just move in and relax. The unfinished basement offers flexible space--ideal for future expansion as a rec room, guest suite, or home office. A rear driveway leads to a one-car garage, while a welcoming front porch and private back porch extend your living space outdoors. With all major systems upgraded, new windows throughout, and full cosmetic renovations from top to bottom, this move-in-ready home offers effortless, low-effort living

Key facts

• Fully renovated
• Updated kitchen
• New cabinetry

Tags

• FULLY RENOVATED
• NEW ENERGY EFFICIENT WINDOWS
• UPDATED KITCHEN
• NEW CABINETRY
• NEW COUNTERTOPS
• NEW FIXTURES

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $119k.

Deal economics

• At list price, monthly cash flow is $657 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $119k).
• Recommended offer: $112k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.9% 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 38% 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 $823 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 $33k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 70 days — a 6% lower offer ($112k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $111,860 (6.0% below list)

Questions for the listing agent

1. It's been on market 70 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 1.46% ✓
• Cap rate: 12.92%
• Cash-on-cash: 23.66%
• DSCR: 2.05
• GRM: 5.7

CMA / ARV

• ARV (median comp): $95,626
• List price: $119,000
• Delta: 24.44%
• 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
373 W Church St	0.18mi	3/1.5 (-1)	1,354 (+0%)	1mo	$84,000	$62	85
564 Uncapher Ave	0.55mi	3/1.0 (-1)	1,358 (+0%)	0mo	$155,000	$114	66
447 Olney Ave	0.21mi	3/1.0 (-1)	1,464 (+8%)	3mo	$175,900	$120	66
618 Blaine Ave	0.46mi	3/1.0 (-1)	1,376 (+2%)	3mo	$101,000	$73	66
620 Herman St	0.33mi	4/1.0	1,484 (+10%)	2mo	$25,000	$17	65
657 Cleveland Ave	0.71mi	3/1.5 (-1)	1,384 (+2%)	2mo	$225,000	$163	57
618 Irey Ave	0.64mi	3/1.0 (-1)	1,426 (+6%)	0mo	$125,000	$88	54
579 Henry St	0.53mi	3/1.0 (-1)	1,236 (-9%)	1mo	$181,000	$146	53
696 Florence St	0.38mi	3/1.0 (-1)	1,176 (-13%)	2mo	$34,000	$29	52
210 Leader St	0.44mi	3/3.0 (-1)	1,495 (+11%)	1mo	$35,000	$23	50
284 Latourette St	0.66mi	4/2.0	1,520 (+12%)	1mo	$211,000	$139	46
589 Girard Ave	0.47mi	3/1.0 (-1)	1,155 (-15%)	1mo	$77,000	$67	45

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: 16.8%
• Equity multiple: 1.68×
• Total profit: $22,523
• Equity at exit: $17,743

10-year hold

• IRR: 25.3%
• Equity multiple: 3.20×
• Total profit: $73,333
• Equity at exit: $10,289

Cash invested: $33,320 (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: 5.7×

Monthly cashflow live

• Estimated rent: $1,735 medium
• Mortgage (P&I): −$624
• Tax from tax record: −$40 /mo · $484/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$364
• Net cashflow: $657

Break-even live

Break-even rent $904

Max offer price $119,000

Occupancy floor 57%

Sensitivity live

Price	-10% $724	-5% $691	+0% $657	+5% $623	+10% $590
Rent	-10% $520	-5% $588	+0% $657	+5% $726	+10% $794
Rate	-1.0pp $717	-0.5pp $687	base $657	+0.5pp $626	+1.0pp $595

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $119,000 Active 70 DOM
2. 2026-06-18
   days on market $119,000 Active 69 DOM
3. 2026-06-17
   days on market $119,000 Active 68 DOM
4. 2026-06-16
   days on market $119,000 Active 67 DOM
5. 2026-06-15
   days on market $119,000 Active 66 DOM
6. 2026-06-14
   days on market $119,000 Active 64 DOM
7. 2026-06-12
   days on market $119,000 Active 63 DOM
8. 2026-06-09
   days on market $119,000 Active 60 DOM
9. 2026-06-08
   days on market $119,000 Active 59 DOM
10. 2026-06-07
    days on market $119,000 Active 58 DOM
11. 2026-06-05
    days on market $119,000 Active 55 DOM
12. 2026-06-03
    days on market $119,000 Active 54 DOM
13. 2026-06-02
    days on market $119,000 Active 53 DOM
14. 2026-06-01
    days on market $119,000 Active 52 DOM
15. 2026-05-31
    days on market $119,000 Active 51 DOM
16. 2026-05-30
    days on market $119,000 Active 50 DOM
17. 2026-04-10
    listed $119,000 Active 1361-char remark

    Show marketing remark (1361 chars)

    Completely Remodeled, 3-Bedroom Home with Modern Upgrades offers Move-In Ready Welcome to this fully renovated two-story single-family home offering move-in-ready comfort, stylish finishes, and peace-of-mind updates. Upstairs features three freshly carpeted bedrooms, new energy-efficient windows, and fresh interior paint for a clean, modern feel. Downstairs, enjoy brand new flooring and a completely updated kitchen with new cabinetry, countertops, sink, and fixtures--perfect for everyday living or entertaining. The spacious living room opens into a sunlit dining room with a cozy fireplace and walls of windows that bring in natural light. Both bathrooms are fully renovated with new toilets, vanities, shower/tub combos, and fixtures. Major mechanicals have been taken care of: the home features fully updated plumbing throughout and a brand-new electrical system professionally certified by a master electrician--just move in and relax. The unfinished basement offers flexible space--ideal for future expansion as a rec room, guest suite, or home office. A rear driveway leads to a one-car garage, while a welcoming front porch and private back porch extend your living space outdoors. With all major systems upgraded, new windows throughout, and full cosmetic renovations from top to bottom, this move-in-ready home offers effortless, low-effort living

18. 2026-02-16
    historical
19. 2025-09-12
    price $135,000
20. 2025-08-12
    listed $155,000 Active

ⓘ 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: $484 · $40/mo
• Projected year-2 tax: $1,170 · $98/mo
• Expected delta: +$686/yr (+$57/mo · 141.8%)

ⓘ 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 · 18 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: $20,825
• − Mortgage interest: −$6,666
• − Property taxes: −$484
• − Insurance: −$595
• − Repairs & maintenance: −$1,666
• − Management: −$1,666
• − Depreciation: −$3,462
• Taxable income: $6,287
• Est. tax owed @ 24.0%: −$1,509
• After-tax cash flow: $6,376/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

-23.2% since first listed

4 events — show timeline

• 2026-04-10 Listed $119,000 CBRMLS
• 2026-02-16 Listing Removed — CBRMLS
• 2025-09-12 Price Changed $135,000 CBRMLS
• 2025-08-12 Listed $155,000 CBRMLS

Property tax history

-3.5%/yr

Latest (2025): $484 · +0.0% YoY. Source: county tax records.