314 Harmar St · Marietta, OH 45750

$85,000

3 bd · 1.0 ba · 1,513 sqft · SingleFamily public records · 1 Days on market

Built 1936 5,401 sqft lot

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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 +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

Fixer upper. Was garage in back but made into workshop/storage. Be a great rental.

Key facts

• Alley access
• Tenant occupied
• Generous lot

Tags

• TWO STORY INVESTMENT PROPERTY
• TENANT OCCUPIED
• GENEROUS LOT
• ALLEY ACCESS
• DETACHED BUILDING
• WORKSHOP GARAGE STORAGE

Property features AI

Exterior

• Parking: Detached garage (1 car)
• Utilities: Public water; Public sewer
• Home design: 2-story wood-sided home; Slate roof
• Construction: Wood siding construction; Slate roof
• Exterior features: Chain link fencing; Alley access

Interior

• Bedrooms: Total rooms: 6; Has basement (dirt floor, unfinished)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (gas); Window unit cooling
• Interior features: Decorative fireplace (1)
• Laundry & utility: Main level laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $411 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Cap rate 18.6% 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 35% 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 $588 of loan paydown is wiped out by about $3k 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 $24k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 10y 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 $11k; list at $85k implies a 673% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $460/mo; built in 1936 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $85,000

Questions for the listing agent

1. Built in 1936 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 2.09% ✓
• Cap rate: 18.60%
• Cash-on-cash: 43.95%
• DSCR: 2.96
• GRM: 4.0

CMA / ARV

• ARV (on-the-fly): $199,716
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
309 Harmar St	0.04mi	3/2.0	1,632 (+8%)	6mo	$26,070	$16	77
111 High St	0.37mi	2/1.0 (-1)	1,440 (-5%)	9mo	$132,500	$92	62
217 Coventry Rd	0.59mi	3/1.0	1,456 (-4%)	6mo	$169,000	$116	61
107 Victory Pl	0.34mi	4/1.0 (+1)	1,418 (-6%)	18mo	$230,000	$162	53
104 Pearl St	0.36mi	3/2.0	1,398 (-8%)	17mo	$46,000	$33	52
101 Dye Cir	0.56mi	3/2.0	1,416 (-6%)	12mo	$225,000	$159	49
212 Coventry Rd	0.63mi	3/2.5	1,404 (-7%)	12mo	$265,000	$189	43
623 Front St	0.63mi	4/2.5 (+1)	1,400 (-8%)	10mo	$185,151	$132	39
106 Cheyenne Rd	0.73mi	3/1.5	1,323 (-13%)	5mo	$232,000	$175	38
625 Front St	0.64mi	3/2.5	1,700 (+12%)	8mo	$169,900	$100	37
204 Coventry Rd	0.66mi	4/3.0 (+1)	1,352 (-11%)	5mo	$232,000	$172	34
205 Coventry Rd	0.63mi	4/1.5 (+1)	1,680 (+11%)	20mo	$219,000	$130	29

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: 13.3%
• Equity multiple: 1.53×
• Total profit: $12,700
• Equity at exit: $12,674

10-year hold

• IRR: 22.3%
• Equity multiple: 2.93×
• Total profit: $45,917
• Equity at exit: $7,349

Cash invested: $23,800 (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: 4.0×

Monthly cashflow live

• Estimated rent: $1,779 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$53 /mo · $631/yr
• Insurance: −$35
• Flood insurance flood zone: −$460 /mo · $5,525/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$374
• Net cashflow: $411

Break-even live

Break-even rent $1,258

Max offer price $85,000

Occupancy floor 72%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
621 Virginia St #5 Marietta, OH	3.0	2.0	1240	$1,695	$1.37	43d	1	0.59mi
803 3rd St Marietta, OH	3.0	2.0	1659	$2,000	$1.21	43d	1	0.92mi

Listing history 3 events

1. 2026-06-03
   status $85,000 Pending 1 DOM
2. 2026-06-03
   remarks 685-char remark
3. 2026-06-03
   listed $85,000 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: $631 · $53/mo
• Projected year-2 tax: $978 · $82/mo
• Expected delta: +$348/yr (+$29/mo · 55.1%)

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

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone AE · 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: $21,349
• − Mortgage interest: −$4,761
• − Property taxes: −$631
• − Insurance: −$5,950
• − Repairs & maintenance: −$1,708
• − Management: −$1,708
• − Depreciation: −$2,473
• Taxable income: $4,118
• Est. tax owed @ 24.0%: −$988
• After-tax cash flow: $3,947/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

+415.2% since first listed

3 events — show timeline

• 2026-06-02 Listed $85,000 MLSNOW
• 2017-02-01 Sold (MLS) $11,000 MLSNOW
• 2016-08-28 Listed $16,500 MLSNOW

Property tax history

+4.8%/yr

Latest (2025): $631 · +1.7% YoY. Source: county tax records.