130 Alta St · Marietta, OH 45750

$164,500

4 bd · 1.5 ba · 2,304 sqft · SingleFamily public records · 34 Days on market

Built 1947 10,001 sqft lot Est $223k · 26% under

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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 +26.9/30.0
• ARV discount +15.0/15.0
• DSCR +9.3/10.0
• 1% rule +6.4/10.0
• 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

Very cute home with lots of updates. Siding, windows, roof, electric have all been updated. Newer eat-in kitchen, laundry room off kitchen with exit to back yard. Laundry could be moved back into the basement, which is a walkout basement to back yard. 2 first floor bedrooms with one offering a half bath, 2 bedrooms on second floor. Lots goes past fenced yard, into the woods. This house does offer all first floor living, if needed.

Key facts

• Updated siding
• Updated windows
• Updated electric

Tags

• UPDATED SIDING
• UPDATED WINDOWS
• UPDATED ROOF
• UPDATED ELECTRIC
• NEWER EAT-IN KITCHEN
• PARTIALLY FENCED BACKYARD

Property features AI

Exterior

• Parking: Carport (1 space); Off-street paved parking
• Utilities: Public water; Public sewer
• Home design: Single-story main level with additional rooms on second floor; Updated/remodeled condition; Facade with vinyl and wood siding
• Construction: Built (year per assessor); Block foundation; Asphalt/fiberglass roof
• Exterior features: Front porch; Back yard; Partially wooded lot; Partial chain-link fencing

Interior

• Kitchen: Range; Dishwasher; Refrigerator
• Bedrooms: Two main-level bedrooms; Additional bedrooms on the second floor
• Flooring: Carpet in some upstairs bedrooms
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Forced air gas heating; Central air conditioning
• Interior features: Eat-in kitchen; Full unfinished walk-out basement
• Laundry & utility: Washer and dryer included; Main-level laundry (currently a bedroom used as laundry room that can be converted back)

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $164k.

Deal economics

• At list price, monthly cash flow is $453 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $164k).
• Recommended offer: $160k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.6% 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; 1 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $46k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y 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 $99k; list at $164k implies a 66% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $159,565 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 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 1947 — 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: 1.14% ✓
• Cap rate: 9.60%
• Cash-on-cash: 11.81%
• DSCR: 1.53
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $223,488
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
101 Coventry Rd	0.13mi	4/2.5	2,283 (-1%)	12mo	$291,000	$127	78
124 High St	0.13mi	4/2.5	2,020 (-12%)	2mo	$250,000	$124	68
106 Wyoming Rd	0.34mi	4/2.0	2,360 (+2%)	16mo	$269,000	$114	65
121 High St	0.12mi	5/4.0 (+1)	2,224 (-4%)	15mo	$275,000	$124	62
117 Franklin St	0.68mi	3/1.5 (-1)	2,312 (+0%)	8mo	$195,000	$84	56
203 Sacra Via	0.74mi	4/2.0	2,467 (+7%)	9mo	$240,000	$97	44
721 Front St	0.66mi	3/2.0 (-1)	2,490 (+8%)	6mo	$172,000	$69	44
108 Knox St	0.64mi	4/2.5	2,407 (+4%)	21mo	$138,000	$57	41
726 Front St	0.70mi	4/1.5	2,160 (-6%)	21mo	$155,000	$72	40
711 Second St	0.72mi	4/2.5	2,024 (-12%)	16mo	$165,000	$82	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: 1.2%
• Equity multiple: 1.05×
• Total profit: $2,184
• Equity at exit: $24,527

10-year hold

• IRR: 10.8%
• Equity multiple: 1.85×
• Total profit: $38,933
• Equity at exit: $14,223

Cash invested: $46,060 (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: 7.3×

Monthly cashflow live

• Estimated rent: $1,877 medium
• Mortgage (P&I): −$863
• Tax from tax record: −$98 /mo · $1,175/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$394
• Net cashflow: $453

Break-even live

Break-even rent $1,303

Max offer price $164,500

Occupancy floor 71%

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: $41,125
• Closing costs: $4,935
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
803 3rd St Marietta, OH	3.0	2.0	1659	$2,000	$1.21	43d	1	0.84mi

Listing history 11 events

1. 2026-06-02
   status $164,500 Pending 34 DOM
2. 2026-06-01
   days on market $164,500 Contingent 34 DOM
3. 2026-05-31
   days on market $164,500 Contingent 33 DOM
4. 2026-05-30
   days on market $164,500 Contingent 32 DOM
5. 2026-04-29
   historical Contingent
6. 2026-04-28
   listed $164,500 Active
7. 2020-06-09
   soldstatus $99,000
8. 2020-06-08
   soldstatus $99,000 434-char remark

   Show marketing remark (434 chars)

   Very cute home with lots of updates. Siding, windows, roof, electric have all been updated. Newer eat-in kitchen, laundry room off kitchen with exit to back yard. Laundry could be moved back into the basement, which is a walkout basement to back yard. 2 first floor bedrooms with one offering a half bath, 2 bedrooms on second floor. Lots goes past fenced yard, into the woods. This house does offer all first floor living, if needed.

9. 2019-06-18
   listed $99,000 434-char remark

   Show marketing remark (434 chars)

   Very cute home with lots of updates. Siding, windows, roof, electric have all been updated. Newer eat-in kitchen, laundry room off kitchen with exit to back yard. Laundry could be moved back into the basement, which is a walkout basement to back yard. 2 first floor bedrooms with one offering a half bath, 2 bedrooms on second floor. Lots goes past fenced yard, into the woods. This house does offer all first floor living, if needed.

10. 2005-11-07
    soldstatus $55,000
11. 1998-12-21
    soldstatus $40,000

ⓘ 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: $1,175 · $98/mo
• Projected year-2 tax: $1,871 · $156/mo
• Expected delta: +$696/yr (+$58/mo · 59.2%)

ⓘ 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 4/10 Moderate 7 d/yr ≥101°F today · 18 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: $22,520
• − Mortgage interest: −$9,215
• − Property taxes: −$1,175
• − Insurance: −$822
• − Repairs & maintenance: −$1,802
• − Management: −$1,802
• − Depreciation: −$4,785
• Taxable income: $2,919
• Est. tax owed @ 24.0%: −$701
• After-tax cash flow: $4,740/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

+311.2% since first listed

7 events — show timeline

• 2026-04-29 Contingent — MLSNOW
• 2026-04-28 Listed $164,500 MLSNOW
• 2020-06-09 Sold (Public Records) $99,000 Public Records
• 2020-06-08 Sold (MLS) $99,000 MLSNOW
• 2019-06-18 Listed $99,000 MLSNOW
• 2005-11-07 Sold (Public Records) $55,000 Public Records
• 1998-12-21 Sold (Public Records) $40,000 Public Records

Property tax history

+9.5%/yr

Latest (2025): $1,175 · +6.7% YoY. Source: county tax records.