422 Silver St · Marion, OH 43302

$175,000

3 bd · 2.0 ba · 1,200 sqft · Land · 31 Days on market

Built 2026 8,276 sqft lot

---

Why this score? — see what drove the F 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 +9.7/30.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• 1% rule +2.9/10.0
• DSCR +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

412 & 422 Silver Street. Two parcels for sale on the corner of Silver and Leader St. Would prefer to sell as one and total acreage is just under . 40 with both combined. Zoned R-2 and both parcels have water/sewer accessibility to connect into. Reach out for more details.

Key facts

• 8,276 sq ft lot
• Built 2026
• Listed 30 days

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family home; One story; New construction (2026); No shared/common walls
• Construction: Block foundation
• Exterior features: Deck

Interior

• Bedrooms: Three main-level bedrooms
• Bathrooms: Two full bathrooms
• Heating & cooling: Forced-air heating; Central air conditioning
• Interior features: Insulated windows

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $175k.

Deal economics

• At list price, monthly cash flow is $-116 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $158k (9.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $138k (20.9% below list).
• Recommended offer: $138k (20.9% below list) — sets the bar for 1% rule.
• Cap rate 5.5% vs local median 6.9% in Marion — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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: 208 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 53 units permitted in Marion County in 2024 (0 in 5+ unit buildings).
• This rent runs 30% 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 $1k of loan paydown is wiped out by about $5k 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.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($170k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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 $16k; list at $175k implies a 977% gain — meaningful room to come down on a strong offer.

Recommended offer $138,430 (20.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.79% ✗
• Cap rate: 5.50%
• Cash-on-cash: -2.84%
• DSCR: 0.87
• GRM: 10.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -21.0%
• Equity multiple: 0.27×
• Total profit: $-35,711
• Equity at exit: $26,093

10-year hold

• IRR: -14.4%
• Equity multiple: 0.17×
• Total profit: $-40,508
• Equity at exit: $15,131

Cash invested: $49,000 (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: 208
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,384 medium
• Mortgage (P&I): −$918
• Tax est. 1.5%: −$219 /mo · $2,625/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$291
• Net cashflow: $-116

Break-even live

Break-even rent $1,531

Max offer price $158,245

Occupancy floor —

Sensitivity live

Price	-10% $5	-5% $-55	+0% $-116	+5% $-176	+10% $-237
Rent	-10% $-225	-5% $-170	+0% $-116	+5% $-61	+10% $-6
Rate	-1.0pp $-28	-0.5pp $-71	base $-116	+0.5pp $-161	+1.0pp $-207

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
133 Garden St Unit 131 Marion, OH	2.0	1.0	752	$900	$1.20	45d	1	0.35mi

Listing history 22 events

1. 2026-06-21
   days on market $175,000 Active 31 DOM
2. 2026-06-19
   days on market $175,000 Active 29 DOM
3. 2026-06-18
   days on market $175,000 Active 28 DOM
4. 2026-06-17
   days on market $175,000 Active 27 DOM
5. 2026-06-16
   days on market $175,000 Active 26 DOM
6. 2026-06-15
   days on market $175,000 Active 25 DOM
7. 2026-06-14
   days on market $175,000 Active 23 DOM
8. 2026-06-12
   days on market $175,000 Active 22 DOM
9. 2026-06-09
   days on market $175,000 Active 19 DOM
10. 2026-06-08
    days on market $175,000 Active 18 DOM
11. 2026-06-07
    days on market $175,000 Active 17 DOM
12. 2026-06-05
    days on market $175,000 Active 14 DOM
13. 2026-06-03
    days on market $175,000 Active 13 DOM
14. 2026-06-02
    days on market $175,000 Active 12 DOM
15. 2026-06-01
    days on market $175,000 Active 11 DOM
16. 2026-05-31
    days on market $175,000 Active 10 DOM
17. 2026-05-30
    days on market $175,000 Active 9 DOM
18. 2026-05-21
    listed $175,000 Active
19. 2024-09-17
    soldstatus $16,250 Closed 278-char remark

    Show marketing remark (278 chars)

    412 & 422 Silver Street. Two parcels for sale on the corner of Silver and Leader St. Would prefer to sell as one and total acreage is just under . 40 with both combined. Zoned R-2 and both parcels have water/sewer accessibility to connect into. Reach out for more details.

20. 2024-09-06
    status Pending 278-char remark

    Show marketing remark (278 chars)

    412 & 422 Silver Street. Two parcels for sale on the corner of Silver and Leader St. Would prefer to sell as one and total acreage is just under . 40 with both combined. Zoned R-2 and both parcels have water/sewer accessibility to connect into. Reach out for more details.

21. 2024-08-23
    listed $20,000 Active 278-char remark

    Show marketing remark (278 chars)

    412 & 422 Silver Street. Two parcels for sale on the corner of Silver and Leader St. Would prefer to sell as one and total acreage is just under . 40 with both combined. Zoned R-2 and both parcels have water/sewer accessibility to connect into. Reach out for more details.

22. 1996-05-03
    soldstatus $35,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $16,612
• − Mortgage interest: −$9,803
• − Property taxes: −$2,625
• − Insurance: −$875
• − Repairs & maintenance: −$1,329
• − Management: −$1,329
• − Depreciation: −$5,091
• Taxable loss: −$4,440
• Est. tax savings @ 24.0%: +$1,066
• After-tax cash flow: $-324/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

+400.0% since first listed

5 events — show timeline

• 2026-05-21 Listed $175,000 CBRMLS
• 2024-09-17 Sold (MLS) $16,250 CBRMLS
• 2024-09-06 Pending — CBRMLS
• 2024-08-23 Listed $20,000 CBRMLS
• 1996-05-03 Sold (Public Records) $35,000 Public Records

Property tax history

+1.7%/yr

Latest (2025): $58 · +0.0% YoY. Source: county tax records.