1124 Cisler Dr · Marietta, OH 45750

$70,000

1 bd · 1.0 ba · 1,440 sqft · SingleFamily public records · 52 Days on market

Built 1949 0.31 ac lot $49/sqft · 62% below area Est $116k · 40% under

---

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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Awesome opportunity on Cisler Dr Marietta awaiting a magical touch. House is ready for you to step in, complete it and make it your home. House offers 2 bedrooms, 1 full bathroom completed on the main level and a second bath upstairs ready to finish. Double lot gives ample room for a private oasis, pets or small plot gardening. Overlooking the double lot is the covered back porch/deck that runs the length of the home and offers a peaceful retreat. Close walking proximity to the dog park for animal lovers. Metal siding and a metal roof offers a convenient low maintenance exterior. Another convenience is the pull in garage area for off road parking. Don’t miss the competitively priced f

Key facts

• Metal roof
• Metal siding
• Pull in garage area

Tags

• DOUBLE LOT
• COVERED BACK PORCH
• METAL SIDING
• METAL ROOF
• PULL IN GARAGE AREA

Property features AI

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Public sewer
• Home design: Single-family property; 900 above-grade finished area
• Construction: Metal siding; Metal roof; Block foundation; Built (year per public records)
• Exterior features: Rear porch; 0.31-acre lot

Interior

• Bedrooms: 1 main-level bedroom; Total of 4 rooms
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Electric heating
• Interior features: Full unfinished basement; Has a view; Fixer condition

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $593 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $68k (3.0% below list) — sets the bar for market timing.
• Cap rate 16.5% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $484 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $34k; list at $70k implies a 106% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1949 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $67,900 (3.0% below list)

Questions for the listing agent

1. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1949 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.91% ✓
• Cap rate: 16.45%
• Cash-on-cash: 36.28%
• DSCR: 2.61
• GRM: 4.4

CMA / ARV

• ARV (median comp): $116,235
• List price: $70,000
• Delta: -39.78%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
131 Cullen Rd	0.35mi	2/2.0 (+1)	1,511 (+5%)	12mo	$85,000	$56	56
813 3rd St	0.74mi	2/1.0 (+1)	1,407 (-2%)	10mo	$200,000	$142	48
723 5th St	0.56mi	2/2.0 (+1)	1,606 (+12%)	19mo	$325,000	$202	30
515 N 7th St	0.58mi	2/1.5 (+1)	1,643 (+14%)	22mo	$207,500	$126	24

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: 32.0%
• Equity multiple: 2.35×
• Total profit: $26,403
• Equity at exit: $10,437

10-year hold

• IRR: 39.1%
• Equity multiple: 4.65×
• Total profit: $71,614
• Equity at exit: $6,052

Cash invested: $19,600 (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: 4.4×

Monthly cashflow live

• Estimated rent: $1,335 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$66 /mo · $793/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$280
• Net cashflow: $593

Break-even live

Break-even rent $585

Max offer price $70,000

Occupancy floor 51%

Sensitivity live

Price	-10% $632	-5% $612	+0% $593	+5% $573	+10% $553
Rent	-10% $487	-5% $540	+0% $593	+5% $645	+10% $698
Rate	-1.0pp $628	-0.5pp $610	base $593	+0.5pp $574	+1.0pp $556

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
628 2nd St Unit Downstairs Marietta, OH	1.0	1.0	1024	$1,600	$1.56	44d	1	0.79mi
108 Putnam St Unit A Marietta, OH	1.0	1.0	1100	$1,499	$1.36	44d	1	1.21mi

Listing history 18 events

1. 2026-06-19
   days on market $70,000 Active 52 DOM
2. 2026-06-18
   days on market $70,000 Active 51 DOM
3. 2026-06-17
   days on market $70,000 Active 50 DOM
4. 2026-06-16
   days on market $70,000 Active 49 DOM
5. 2026-06-15
   days on market $70,000 Active 48 DOM
6. 2026-06-14
   days on market $70,000 Active 46 DOM
7. 2026-06-12
   days on market $70,000 Active 45 DOM
8. 2026-06-09
   days on market $70,000 Active 42 DOM
9. 2026-06-08
   days on market $70,000 Active 41 DOM
10. 2026-06-07
    days on market $70,000 Active 40 DOM
11. 2026-06-07
    days on market $70,000 Active 39 DOM
12. 2026-06-03
    days on market $70,000 Active 36 DOM
13. 2026-06-02
    days on market $70,000 Active 35 DOM
14. 2026-06-01
    days on market $70,000 Active 34 DOM
15. 2026-05-31
    days on market $70,000 Active 33 DOM
16. 2026-05-30
    days on market $70,000 Active 32 DOM
17. 2026-04-26
    listed $70,000 Active 730-char remark
18. 2002-09-24
    soldstatus $34,000

ⓘ 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: $793 · $66/mo
• Projected year-2 tax: $942 · $79/mo
• Expected delta: +$150/yr (+$12/mo · 18.9%)

ⓘ 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 2/10 Low 1 d/yr ≥101°F today · 3 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: $16,023
• − Mortgage interest: −$3,921
• − Property taxes: −$793
• − Insurance: −$350
• − Repairs & maintenance: −$1,282
• − Management: −$1,282
• − Depreciation: −$2,036
• Taxable income: $6,359
• Est. tax owed @ 24.0%: −$1,526
• After-tax cash flow: $5,584/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

+105.9% since first listed

2 events — show timeline

• 2026-04-26 Listed $70,000 MLSNOW
• 2002-09-24 Sold (Public Records) $34,000 Public Records

Property tax history

+2.8%/yr

Latest (2025): $793 · +23.0% YoY. Source: county tax records.