863 Congress St · Marion, OH 43302

$98,900

2 bd · 1.0 ba · 702 sqft · SingleFamily public records · 130 Days on market

Built 1941 4,791 sqft lot $141/sqft · 7% below area Est $106k · 7% under

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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 +23.4/30.0
• ARV discount +10.7/15.0
• DSCR +7.5/10.0
• 1% rule +5.4/10.0
• Livability +3.2/5.0
• 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

2 Bedroom 1 Bath, Large Garage! Off-street Parking. Functional floor plan with good room sizes and natural light throughout. Convenient location near local amenities, employment centers, and transportation. This Property is being sold as-is. Don't miss this chance to capitalize on a promising investment.

Key facts

• Large garage
• Convenient location
• Off-street parking

Tags

• LARGE GARAGE
• OFF-STREET PARKING
• FUNCTIONAL FLOOR PLAN
• CONVENIENT LOCATION

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $183 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $87k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.5% vs local median 6.9% in Marion — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: 210 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $684 of loan paydown is wiped out by about $3k 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 130 days — a 12% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 22y ago; this cycle's ask has dropped $6k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $47k; list at $99k implies a 111% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1941 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $87,032 (12.0% below list)

Questions for the listing agent

1. It's been on market 130 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1941 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 1.04% ✓
• Cap rate: 8.51%
• Cash-on-cash: 7.91%
• DSCR: 1.35
• GRM: 8.0

CMA / ARV

• ARV (median comp): $106,498
• List price: $98,900
• Delta: -7.13%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
512 Swiss Dr	0.37mi	3/1.0 (+1)	800 (+14%)	1mo	$93,450	$117	53
507 Saint Gallen St	0.37mi	3/1.0 (+1)	800 (+14%)	5mo	$104,000	$130	50
489 Swiss Dr	0.42mi	3/1.0 (+1)	800 (+14%)	11mo	$139,900	$175	43
518 Swiss Dr	0.36mi	3/1.0 (+1)	800 (+14%)	16mo	$120,000	$150	42
600 Blaine Ave	0.71mi	2/1.0	768 (+9%)	14mo	$139,000	$181	39
632 Blaine Ave	0.71mi	2/1.0	768 (+9%)	15mo	$136,000	$177	39
648 Olney Ave	0.66mi	2/1.0	768 (+9%)	19mo	$145,000	$189	38
264 Latourette St	0.69mi	2/1.0	805 (+15%)	20mo	$60,000	$75	27
439 Bellefontaine Ave	0.73mi	2/1.0	800 (+14%)	22mo	$138,500	$173	25

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: -4.3%
• Equity multiple: 0.84×
• Total profit: $-4,412
• Equity at exit: $14,746

10-year hold

• IRR: 5.4%
• Equity multiple: 1.40×
• Total profit: $11,067
• Equity at exit: $8,551

Cash invested: $27,692 (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: 210
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,029 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$71 /mo · $848/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$216
• Net cashflow: $183

Break-even live

Break-even rent $798

Max offer price $98,900

Occupancy floor 77%

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: $24,725
• Closing costs: $2,967
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
219 W Church St Apt 1 Marion, OH	1.0	1.0	514	$825	$1.61	43d	1	1.22mi

Listing history 33 events

1. 2026-06-19
   days on market $98,900 Active 130 DOM
2. 2026-06-18
   days on market $98,900 Active 129 DOM
3. 2026-06-17
   days on market $98,900 Active 128 DOM
4. 2026-06-16
   days on market $98,900 Active 127 DOM
5. 2026-06-15
   days on market $98,900 Active 126 DOM
6. 2026-06-14
   days on market $98,900 Active 124 DOM
7. 2026-06-12
   days on market $98,900 Active 123 DOM
8. 2026-06-09
   days on market $98,900 Active 120 DOM
9. 2026-06-08
   days on market $98,900 Active 119 DOM
10. 2026-06-07
    days on market $98,900 Active 118 DOM
11. 2026-06-05
    days on market $98,900 Active 115 DOM
12. 2026-06-03
    days on market $98,900 Active 114 DOM
13. 2026-06-02
    days on market $98,900 Active 113 DOM
14. 2026-06-01
    days on market $98,900 Active 112 DOM
15. 2026-05-31
    days on market $98,900 Active 111 DOM
16. 2026-05-30
    days on market $98,900 Active 110 DOM
17. 2026-05-12
    price $98,900 305-char remark

    Show marketing remark (305 chars)

    2 Bedroom 1 Bath, Large Garage! Off-street Parking. Functional floor plan with good room sizes and natural light throughout. Convenient location near local amenities, employment centers, and transportation. This Property is being sold as-is. Don't miss this chance to capitalize on a promising investment.

18. 2026-02-09
    listed $104,999 Active 305-char remark

    Show marketing remark (305 chars)

    2 Bedroom 1 Bath, Large Garage! Off-street Parking. Functional floor plan with good room sizes and natural light throughout. Convenient location near local amenities, employment centers, and transportation. This Property is being sold as-is. Don't miss this chance to capitalize on a promising investment.

19. 2021-06-02
    historical
20. 2021-06-02
    historical
21. 2021-06-02
    historical
22. 2021-05-20
    historical
23. 2018-10-20
    historical
24. 2018-10-15
    soldstatus $46,800
25. 2018-10-12
    listed $46,800
26. 2018-10-12
    soldstatus $46,800
27. 2018-10-11
    soldstatus $46,800 Closed
28. 2018-08-15
    listed $44,900
29. 2017-02-02
    listed $44,900
30. 2015-11-04
    listed $52,500
31. 2006-03-22
    listed $68,900
32. 2004-05-19
    soldstatus $58,000
33. 2004-02-23
    listed $62,000

ⓘ 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: $848 · $71/mo
• Projected year-2 tax: $1,195 · $100/mo
• Expected delta: +$347/yr (+$29/mo · 41.0%)

ⓘ 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 3/10 Moderate 7 d/yr ≥99°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: $12,351
• − Mortgage interest: −$5,540
• − Property taxes: −$848
• − Insurance: −$494
• − Repairs & maintenance: −$988
• − Management: −$988
• − Depreciation: −$2,877
• Taxable income: $616
• Est. tax owed @ 24.0%: −$148
• After-tax cash flow: $2,044/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

+59.5% since first listed

17 events — show timeline

• 2026-05-12 Price Changed $98,900 CBRMLS
• 2026-02-09 Listed $104,999 CBRMLS
• 2021-06-02 Listing Removed — CBRMLS
• 2021-06-02 Listing Removed — CBRMLS
• 2021-06-02 Listing Removed — CBRMLS
• 2021-05-20 Listing Removed — CBRMLS
• 2018-10-20 Listing Removed — CBRMLS
• 2018-10-15 Sold (MLS) $46,800 CBRMLS
• 2018-10-12 Sold (Public Records) $46,800 Public Records
• 2018-10-12 Listed $46,800 CBRMLS
• 2018-10-11 Sold (MLS) $46,800 CBRMLS
• 2018-08-15 Listed $44,900 CBRMLS
• 2017-02-02 Listed $44,900 CBRMLS
• 2015-11-04 Listed $52,500 CBRMLS
• 2006-03-22 Listed $68,900 CBRMLS
• 2004-05-19 Sold (Public Records) $58,000 Public Records
• 2004-02-23 Listed $62,000 CBRMLS

Property tax history

+16.0%/yr

Latest (2025): $848 · +0.0% YoY. Source: county tax records.