712 Front St · Marietta, OH 45750

$165,000

3 bd · 1.0 ba · 1,504 sqft · SingleFamily public records · 108 Days on market

Built 1890 0.29 ac lot $110/sqft · at area comps Est $169k · at est.

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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 +26.2/30.0
• DSCR +8.9/10.0
• ARV discount +8.7/15.0
• 1% rule +6.2/10.0
• Livability +4.0/5.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

BACK ON MARKET DUE TO FINANCING ONLY! If you’ve been searching for a home with historic charm but want the major interior updates already completed, this 1890 beauty is ready to welcome you home. Step inside and you’ll immediately appreciate the character paired with thoughtful interior renovations. Laminate flooring flows throughout, creating a clean, cohesive feel. The fully remodeled kitchen is a standout feature, offering granite countertops, updated cabinetry, and a spacious walk-in pantry — ideal for both everyday living and entertaining. The main-floor bathroom has been completely renovated and smartly designed to include a convenient laundry combination. Upstairs, a second bathroom already has fixtures in place and simply awaits completion — providing a great opportunity to add additional value over time. A newly constructed staircase leads to the second level, where the primary bedroom showcases exposed ceiling beams for added warmth and architectural charm. You’ll also appreciate the abundant attic storage — a rare bonus in many older homes. Major improvements include a newer metal roof and replacement windows, offering peace of mind on key components. Situated on a double lot, the property provides an abundantly large backyard enclosed by a newer wood privacy fence — perfect for pets, play, gardening, or creating your own outdoor oasis. The oversized single-car garage offers off-street parking, and alley access allows convenient entry to the backyard. Covered front and back porches add inviting outdoor living spaces to enjoy morning coffee or evening relaxation. While most updates have been focused on the interior, the exterior offers an opportunity for cosmetic improvements, allowing a homeowner to build equity and truly make this property their own. A wonderful blend of historic charm, modernized interior spaces, and outdoor potential — ready for its next chapter.

Key facts

• Interior renovations
• Granite countertops
• 0.29 acre lot

Tags

• INTERIOR RENOVATIONS
• FULLY REMODELED KITCHEN
• GRANITE COUNTERTOPS
• SPACIOUS WALK-IN PANTRY
• COMPLETELY RENOVATED BATHROOM
• NEWLY CONSTRUCTED STAIRCASE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $367 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $150k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.4% 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; 2 comparable units currently listed for rent nearby; 3 units permitted in Washington County in 2024 (0 in 5+ unit buildings).
• This rent runs 37% 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 $1k of loan paydown is wiped out by about $5k 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.

Negotiation context

• It's been on market 108 days — a 9% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 15y 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.
• Current owner paid $68k; list at $165k implies a 144% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1890 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $150,150 (9.0% below list)

Questions for the listing agent

1. It's been on market 108 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1890 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.12% ✓
• Cap rate: 9.36%
• Cash-on-cash: 10.97%
• DSCR: 1.49
• GRM: 7.4

CMA / ARV

• ARV (median comp): $169,377
• List price: $165,000
• Delta: -2.58%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
714 Front St	0.01mi	3/1.0	1,560 (+4%)	1mo	$170,000	$109	92
813 3rd St	0.22mi	2/1.0 (-1)	1,407 (-6%)	10mo	$200,000	$142	66
723 6th St	0.42mi	3/1.5	1,588 (+6%)	6mo	$244,000	$154	64
623 Front St	0.15mi	4/2.5 (+1)	1,400 (-7%)	10mo	$185,151	$132	62
828 Fifth St	0.42mi	3/1.0	1,352 (-10%)	4mo	$135,000	$100	60
625 Front St	0.15mi	3/2.5	1,700 (+13%)	8mo	$169,900	$100	59
623 N 7th St	0.53mi	3/1.5	1,616 (+7%)	6mo	$225,000	$139	56
111 High St	0.57mi	2/1.0 (-1)	1,440 (-4%)	9mo	$132,500	$92	54
708 N 7th St	0.53mi	3/1.5	1,296 (-14%)	1mo	$169,000	$130	49
517 8th St	0.69mi	3/2.0	1,570 (+4%)	10mo	$100,000	$64	48
624 9th St	0.71mi	3/1.0	1,296 (-14%)	1mo	$164,000	$127	43
106 Cheyenne Rd	0.71mi	3/1.5	1,323 (-12%)	5mo	$232,000	$175	40

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: -1.9%
• Equity multiple: 0.93×
• Total profit: $-3,375
• Equity at exit: $24,602

10-year hold

• IRR: 7.8%
• Equity multiple: 1.59×
• Total profit: $27,146
• Equity at exit: $14,266

Cash invested: $46,200 (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: 7.4×

Monthly cashflow live

• Estimated rent: $1,852 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$107 /mo · $1,285/yr
• Insurance: −$69
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$389
• Net cashflow: $367

Break-even live

Break-even rent $1,388

Max offer price $165,000

Occupancy floor 75%

Sensitivity live

Price	-10% $460	-5% $413	+0% $367	+5% $320	+10% $273
Rent	-10% $220	-5% $294	+0% $367	+5% $440	+10% $513
Rate	-1.0pp $450	-0.5pp $409	base $367	+0.5pp $324	+1.0pp $281

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
803 3rd St Marietta, OH	3.0	2.0	1659	$2,000	$1.21	44d	1	0.16mi
621 Virginia St #5 Marietta, OH	3.0	2.0	1240	$1,695	$1.37	44d	1	1.29mi

Listing history 27 events

1. 2026-06-19
   days on market $165,000 Active 108 DOM
2. 2026-06-18
   days on market $165,000 Active 107 DOM
3. 2026-06-17
   days on market $165,000 Active 106 DOM
4. 2026-06-16
   days on market $165,000 Active 105 DOM
5. 2026-06-15
   days on market $165,000 Active 104 DOM
6. 2026-06-14
   days on market $165,000 Active 102 DOM
7. 2026-06-12
   days on market $165,000 Active 101 DOM
8. 2026-06-09
   days on market $165,000 Active 98 DOM
9. 2026-06-08
   days on market $165,000 Active 97 DOM
10. 2026-06-07
    days on market $165,000 Active 96 DOM
11. 2026-06-07
    days on market $165,000 Active 95 DOM
12. 2026-06-03
    days on market $165,000 Active 92 DOM
13. 2026-06-02
    days on market $165,000 Active 91 DOM
14. 2026-06-01
    days on market $165,000 Active 90 DOM
15. 2026-05-31
    days on market $165,000 Active 89 DOM
16. 2026-05-30
    days on market $165,000 Active 88 DOM
17. 2026-05-07
    status Active 1957-char remark

    Show marketing remark (1957 chars)

    BACK ON MARKET DUE TO FINANCING ONLY! If you’ve been searching for a home with historic charm but want the major interior updates already completed, this 1890 beauty is ready to welcome you home. Step inside and you’ll immediately appreciate the character paired with thoughtful interior renovations. Laminate flooring flows throughout, creating a clean, cohesive feel. The fully remodeled kitchen is a standout feature, offering granite countertops, updated cabinetry, and a spacious walk-in pantry — ideal for both everyday living and entertaining. The main-floor bathroom has been completely renovated and smartly designed to include a convenient laundry combination. Upstairs, a second bathroom already has fixtures in place and simply awaits completion — providing a great opportunity to add additional value over time. A newly constructed staircase leads to the second level, where the primary bedroom showcases exposed ceiling beams for added warmth and architectural charm. You’ll also appreciate the abundant attic storage — a rare bonus in many older homes. Major improvements include a newer metal roof and replacement windows, offering peace of mind on key components. Situated on a double lot, the property provides an abundantly large backyard enclosed by a newer wood privacy fence — perfect for pets, play, gardening, or creating your own outdoor oasis. The oversized single-car garage offers off-street parking, and alley access allows convenient entry to the backyard. Covered front and back porches add inviting outdoor living spaces to enjoy morning coffee or evening relaxation. While most updates have been focused on the interior, the exterior offers an opportunity for cosmetic improvements, allowing a homeowner to build equity and truly make this property their own. A wonderful blend of historic charm, modernized interior spaces, and outdoor potential — ready for its next chapter.

18. 2026-05-04
    historical Contingent 1957-char remark

    Show marketing remark (1957 chars)

    BACK ON MARKET DUE TO FINANCING ONLY! If you’ve been searching for a home with historic charm but want the major interior updates already completed, this 1890 beauty is ready to welcome you home. Step inside and you’ll immediately appreciate the character paired with thoughtful interior renovations. Laminate flooring flows throughout, creating a clean, cohesive feel. The fully remodeled kitchen is a standout feature, offering granite countertops, updated cabinetry, and a spacious walk-in pantry — ideal for both everyday living and entertaining. The main-floor bathroom has been completely renovated and smartly designed to include a convenient laundry combination. Upstairs, a second bathroom already has fixtures in place and simply awaits completion — providing a great opportunity to add additional value over time. A newly constructed staircase leads to the second level, where the primary bedroom showcases exposed ceiling beams for added warmth and architectural charm. You’ll also appreciate the abundant attic storage — a rare bonus in many older homes. Major improvements include a newer metal roof and replacement windows, offering peace of mind on key components. Situated on a double lot, the property provides an abundantly large backyard enclosed by a newer wood privacy fence — perfect for pets, play, gardening, or creating your own outdoor oasis. The oversized single-car garage offers off-street parking, and alley access allows convenient entry to the backyard. Covered front and back porches add inviting outdoor living spaces to enjoy morning coffee or evening relaxation. While most updates have been focused on the interior, the exterior offers an opportunity for cosmetic improvements, allowing a homeowner to build equity and truly make this property their own. A wonderful blend of historic charm, modernized interior spaces, and outdoor potential — ready for its next chapter.

19. 2026-04-18
    price $165,000 1957-char remark

    Show marketing remark (1957 chars)

    BACK ON MARKET DUE TO FINANCING ONLY! If you’ve been searching for a home with historic charm but want the major interior updates already completed, this 1890 beauty is ready to welcome you home. Step inside and you’ll immediately appreciate the character paired with thoughtful interior renovations. Laminate flooring flows throughout, creating a clean, cohesive feel. The fully remodeled kitchen is a standout feature, offering granite countertops, updated cabinetry, and a spacious walk-in pantry — ideal for both everyday living and entertaining. The main-floor bathroom has been completely renovated and smartly designed to include a convenient laundry combination. Upstairs, a second bathroom already has fixtures in place and simply awaits completion — providing a great opportunity to add additional value over time. A newly constructed staircase leads to the second level, where the primary bedroom showcases exposed ceiling beams for added warmth and architectural charm. You’ll also appreciate the abundant attic storage — a rare bonus in many older homes. Major improvements include a newer metal roof and replacement windows, offering peace of mind on key components. Situated on a double lot, the property provides an abundantly large backyard enclosed by a newer wood privacy fence — perfect for pets, play, gardening, or creating your own outdoor oasis. The oversized single-car garage offers off-street parking, and alley access allows convenient entry to the backyard. Covered front and back porches add inviting outdoor living spaces to enjoy morning coffee or evening relaxation. While most updates have been focused on the interior, the exterior offers an opportunity for cosmetic improvements, allowing a homeowner to build equity and truly make this property their own. A wonderful blend of historic charm, modernized interior spaces, and outdoor potential — ready for its next chapter.

20. 2026-03-01
    listed $169,000 Active 1957-char remark

    Show marketing remark (1957 chars)

    BACK ON MARKET DUE TO FINANCING ONLY! If you’ve been searching for a home with historic charm but want the major interior updates already completed, this 1890 beauty is ready to welcome you home. Step inside and you’ll immediately appreciate the character paired with thoughtful interior renovations. Laminate flooring flows throughout, creating a clean, cohesive feel. The fully remodeled kitchen is a standout feature, offering granite countertops, updated cabinetry, and a spacious walk-in pantry — ideal for both everyday living and entertaining. The main-floor bathroom has been completely renovated and smartly designed to include a convenient laundry combination. Upstairs, a second bathroom already has fixtures in place and simply awaits completion — providing a great opportunity to add additional value over time. A newly constructed staircase leads to the second level, where the primary bedroom showcases exposed ceiling beams for added warmth and architectural charm. You’ll also appreciate the abundant attic storage — a rare bonus in many older homes. Major improvements include a newer metal roof and replacement windows, offering peace of mind on key components. Situated on a double lot, the property provides an abundantly large backyard enclosed by a newer wood privacy fence — perfect for pets, play, gardening, or creating your own outdoor oasis. The oversized single-car garage offers off-street parking, and alley access allows convenient entry to the backyard. Covered front and back porches add inviting outdoor living spaces to enjoy morning coffee or evening relaxation. While most updates have been focused on the interior, the exterior offers an opportunity for cosmetic improvements, allowing a homeowner to build equity and truly make this property their own. A wonderful blend of historic charm, modernized interior spaces, and outdoor potential — ready for its next chapter.

21. 2018-07-27
    soldstatus $67,500 440-char remark

    Show marketing remark (440 chars)

    You will be amazed at the huge open backyard of this three bedroom, one bath home. Features wood floors in dining room and living room with built in book shelves. Kitchen with appliances and laundry area. First floor bedroom. Second floor with two bedrooms with attic storage and built ins. New gas forced air furnace, A/C and hot water tank new in 2011. Oversized one car garage with off street parking and alley access to large backyard.

22. 2018-07-27
    soldstatus $67,500

    Show marketing remark (440 chars)

    You will be amazed at the huge open backyard of this three bedroom, one bath home. Features wood floors in dining room and living room with built in book shelves. Kitchen with appliances and laundry area. First floor bedroom. Second floor with two bedrooms with attic storage and built ins. New gas forced air furnace, A/C and hot water tank new in 2011. Oversized one car garage with off street parking and alley access to large backyard.

23. 2018-03-01
    listed $76,500 440-char remark

    Show marketing remark (440 chars)

    You will be amazed at the huge open backyard of this three bedroom, one bath home. Features wood floors in dining room and living room with built in book shelves. Kitchen with appliances and laundry area. First floor bedroom. Second floor with two bedrooms with attic storage and built ins. New gas forced air furnace, A/C and hot water tank new in 2011. Oversized one car garage with off street parking and alley access to large backyard.

24. 2011-10-03
    soldstatus $27,500
25. 2011-08-23
    listed $35,000
26. 2011-07-31
    historical
27. 2011-01-17
    listed $39,900

ⓘ 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: $1,285 · $107/mo
• Projected year-2 tax: $1,929 · $161/mo
• Expected delta: +$645/yr (+$54/mo · 50.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone X (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥101°F today · 19 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: $22,229
• − Mortgage interest: −$9,243
• − Property taxes: −$1,285
• − Insurance: −$1,492
• − Repairs & maintenance: −$1,778
• − Management: −$1,778
• − Depreciation: −$4,800
• Taxable income: $1,854
• Est. tax owed @ 24.0%: −$445
• After-tax cash flow: $3,957/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: 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

+313.5% since first listed

11 events — show timeline

• 2026-05-07 Relisted — MLSNOW
• 2026-05-04 Contingent — MLSNOW
• 2026-04-18 Price Changed $165,000 MLSNOW
• 2026-03-01 Listed $169,000 MLSNOW
• 2018-07-27 Sold (Public Records) $67,500 Public Records
• 2018-07-27 Sold (MLS) $67,500 MLSNOW
• 2018-03-01 Listed $76,500 MLSNOW
• 2011-10-03 Sold (MLS) $27,500 MLSNOW
• 2011-08-23 Listed $35,000 MLSNOW
• 2011-07-31 Listing Removed — MLSNOW
• 2011-01-17 Listed $39,900 MLSNOW

Property tax history

+2.2%/yr

Latest (2025): $1,285 · -2.6% YoY. Source: county tax records.