20043 State Route 550 · Marietta, OH 45750

$169,900

3 bd · 1.0 ba · 1,008 sqft · SingleFamily public records · 129 Days on market

Built 1900 1.43 ac lot $169/sqft · at area comps Est $177k · at est.

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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 +20.3/30.0
• ARV discount +9.3/15.0
• DSCR +6.4/10.0
• Schools +5.3/10.0
• 1% rule +4.5/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This unique home on a lovely 1.43 acre lot with a country feel is located just a few minutes from Marietta and convenient to Belpre and Parkersburg but in the desirable Warren School District. The large living room with a wall of closets has plenty of space for relaxing with family and friends. The cozy kitchen and dinette area offer multiple opportunities. The spacious master bedroom also features lots of closet space. Down the hall are two additional rooms that can be used as bedroom or den/office and bedroom. There is an attached 1 car garage and an additional large workshop that can be used for a multitude of hobbies or business opportunities. The large lot has lots of room for outdoor activities, entertaining or just relaxing, This home is located adjacent to a 3 bedroom family home creating a unique opportunity for relatives to live nearby but with their own space. The possibilities are endless. Look at both and imagine what could be!

Key facts

• Cozy kitchen
• Large living room
• Large workshop

Tags

• 1.43 ACRE LOT
• LARGE LIVING ROOM
• COZY KITCHEN
• SPACIOUS MASTER BEDROOM
• ATTACHED 1 CAR GARAGE
• LARGE WORKSHOP

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $217 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $161k (5.1% below list).
• Recommended offer: $150k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.8% vs local median 6.3% in Marietta — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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-.
• Warren Local (rural): math 57% / reading 67% proficiency, ranked #253 of 656 in OH (top 39%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Warren Elementary School (math 69% / reading 65%, grade B+, #456 of 1,584 statewide, top 31%, 781 students, 37% FRL); Warren Middle School (math 56% / reading 69%, grade B+, #238 of 654 statewide, top 37%, 651 students, 35% FRL); Warren High School (math 37% / reading 67%, grade D+, #343 of 781 statewide, top 47%, 577 students, 33% FRL) — zoned schools at 35% FRL track the district average.
• Market conditions: 118 active listings in the ZIP; 3 units permitted in Washington County in 2024 (0 in 5+ unit buildings).
• This rent runs 32% 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.

Negotiation context

• It's been on market 129 days — a 12% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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 $60k; list at $170k implies a 183% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $149,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 129 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 1900 — 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 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?
6. 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.
7. 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.
8. 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: 0.95% ✗
• Cap rate: 7.82%
• Cash-on-cash: 5.46%
• DSCR: 1.24
• GRM: 8.8

CMA / ARV

• ARV (median comp): $176,825
• List price: $169,900
• Delta: -3.92%
• Verdict: FAIR
• Comps: 18 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -7.9%
• Equity multiple: 0.71×
• Total profit: $-13,784
• Equity at exit: $25,333

10-year hold

• IRR: 1.7%
• Equity multiple: 1.12×
• Total profit: $5,567
• Equity at exit: $14,690

Cash invested: $47,572 (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: 8.8×

Monthly cashflow live

• Estimated rent: $1,612 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$95 /mo · $1,140/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$338
• Net cashflow: $217

Break-even live

Break-even rent $1,338

Max offer price $169,900

Occupancy floor 82%

Sensitivity live

Price	-10% $313	-5% $265	+0% $217	+5% $169	+10% $120
Rent	-10% $89	-5% $153	+0% $217	+5% $280	+10% $344
Rate	-1.0pp $302	-0.5pp $260	base $217	+0.5pp $173	+1.0pp $128

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-21
   days on market $169,900 Active 129 DOM
2. 2026-06-19
   days on market $169,900 Active 127 DOM
3. 2026-06-18
   days on market $169,900 Active 126 DOM
4. 2026-06-17
   days on market $169,900 Active 125 DOM
5. 2026-06-16
   days on market $169,900 Active 124 DOM
6. 2026-06-15
   days on market $169,900 Active 123 DOM
7. 2026-06-14
   days on market $169,900 Active 121 DOM
8. 2026-06-12
   days on market $169,900 Active 120 DOM
9. 2026-06-09
   days on market $169,900 Active 117 DOM
10. 2026-06-08
    days on market $169,900 Active 116 DOM
11. 2026-06-07
    days on market $169,900 Active 115 DOM
12. 2026-06-07
    days on market $169,900 Active 114 DOM
13. 2026-06-02
    days on market $169,900 Active 110 DOM
14. 2026-06-01
    days on market $169,900 Active 109 DOM
15. 2026-05-31
    days on market $169,900 Active 108 DOM
16. 2026-05-30
    days on market $169,900 Active 107 DOM
17. 2026-04-28
    price $169,900 954-char remark

    Show marketing remark (954 chars)

    This unique home on a lovely 1.43 acre lot with a country feel is located just a few minutes from Marietta and convenient to Belpre and Parkersburg but in the desirable Warren School District. The large living room with a wall of closets has plenty of space for relaxing with family and friends. The cozy kitchen and dinette area offer multiple opportunities. The spacious master bedroom also features lots of closet space. Down the hall are two additional rooms that can be used as bedroom or den/office and bedroom. There is an attached 1 car garage and an additional large workshop that can be used for a multitude of hobbies or business opportunities. The large lot has lots of room for outdoor activities, entertaining or just relaxing, This home is located adjacent to a 3 bedroom family home creating a unique opportunity for relatives to live nearby but with their own space. The possibilities are endless. Look at both and imagine what could be!

18. 2026-02-10
    listed $174,900 Active 954-char remark

    Show marketing remark (954 chars)

    This unique home on a lovely 1.43 acre lot with a country feel is located just a few minutes from Marietta and convenient to Belpre and Parkersburg but in the desirable Warren School District. The large living room with a wall of closets has plenty of space for relaxing with family and friends. The cozy kitchen and dinette area offer multiple opportunities. The spacious master bedroom also features lots of closet space. Down the hall are two additional rooms that can be used as bedroom or den/office and bedroom. There is an attached 1 car garage and an additional large workshop that can be used for a multitude of hobbies or business opportunities. The large lot has lots of room for outdoor activities, entertaining or just relaxing, This home is located adjacent to a 3 bedroom family home creating a unique opportunity for relatives to live nearby but with their own space. The possibilities are endless. Look at both and imagine what could be!

19. 2026-01-02
    historical
20. 2025-12-11
    price $205,000
21. 2025-12-11
    price $205,000
22. 2025-11-23
    listed $225,000 Active
23. 2025-11-22
    listed $225,000 Active
24. 2025-11-12
    historical
25. 2023-10-18
    soldstatus $60,000

ⓘ 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: $1,140 · $95/mo
• Projected year-2 tax: $1,895 · $158/mo
• Expected delta: +$755/yr (+$63/mo · 66.3%)

ⓘ 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 ≥100°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: $19,342
• − Mortgage interest: −$9,517
• − Property taxes: −$1,140
• − Insurance: −$850
• − Repairs & maintenance: −$1,547
• − Management: −$1,547
• − Depreciation: −$4,943
• Taxable loss: −$202
• Est. tax savings @ 24.0%: +$48
• After-tax cash flow: $2,648/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: Warren Local
• NCES district ID: 3910018
• Math proficiency: 57% ▼ -3.00%
• Reading proficiency: 67% ▼ -6.00%
• Median HH income: $54,190
• Composite: 53.1/100
• National rank: #1515
• State rank: #253 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

• 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

+183.2% since first listed

9 events — show timeline

• 2026-04-28 Price Changed $169,900 MLSNOW
• 2026-02-10 Listed $174,900 MLSNOW
• 2026-01-02 Listing Removed — MLSNOW
• 2025-12-11 Price Changed $205,000 MLSNOW
• 2025-12-11 Price Changed $205,000 ACBOR
• 2025-11-23 Listed $225,000 MLSNOW
• 2025-11-22 Listed $225,000 ACBOR
• 2025-11-12 Coming Soon — ACBOR
• 2023-10-18 Sold (Public Records) $60,000 Public Records

Property tax history

+8.1%/yr

Latest (2025): $1,140 · +17.9% YoY. Source: county tax records.