809 Garfield Ave · Marietta, OH 45750

$52,500

2 bd · 1.0 ba · 1,326 sqft · SingleFamily public records · 1 Days on market

Built 1950 3,998 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

Investor Special- Endless Possibilities. Looking for your next flip, rental, or renovation project? This property is packed with potential and ready for your vision. Potential for 4 bedrooms, 1-bathroom, spacious layout with room to reconfigure and maximize value. New windows, exterior doors, plumbing, and electrical. It's a blank canvas ready for additional updates & customization. Conveniently located near the hospital, shopping, restaurants, and other local amenities. Owner is OLREA.

Key facts

• New plumbing
• New exterior doors
• New electrical

Tags

• NEW WINDOWS
• NEW EXTERIOR DOORS
• NEW PLUMBING
• NEW ELECTRICAL

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer; Gas for heating
• Home design: Single-story home; 1,126 above-grade finished area
• Construction: Vinyl siding; Block foundation; Shingle roof; Built (year source: public records)
• Exterior features: Lot recorded by assessor

Interior

• Kitchen: Range
• Bedrooms: Two main-level bedrooms
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Forced-air heating (gas)
• Interior features: Double-pane windows; Has basement; Property listed as fixer condition
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $52k.

Deal economics

• At list price, monthly cash flow is $941 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $52k).
• Cap rate 27.8% 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; 3 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 3 units permitted in Washington County in 2024 (0 in 5+ unit buildings).
• This rent runs 33% 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 $363 of loan paydown is wiped out by about $2k 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 $15k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $32k; list at $52k implies a 64% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $52,500

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 3.18% ✓
• Cap rate: 27.80%
• Cash-on-cash: 76.83%
• DSCR: 4.42
• GRM: 2.6

CMA / ARV

• ARV (on-the-fly): $151,164
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
828 Fifth St	0.05mi	3/1.0 (+1)	1,352 (+2%)	4mo	$135,000	$100	86
708 N 7th St	0.33mi	3/1.5 (+1)	1,296 (-2%)	1mo	$169,000	$130	73
723 N 7th St	0.27mi	3/1.0 (+1)	1,264 (-5%)	4mo	$160,000	$127	72
813 3rd St	0.24mi	2/1.0	1,407 (+6%)	10mo	$200,000	$142	70
624 9th St	0.52mi	3/1.0 (+1)	1,296 (-2%)	1mo	$164,000	$127	66
203 Marion St	0.27mi	2/1.5	1,223 (-8%)	8mo	$140,000	$114	66
903 Warren St	0.45mi	3/1.0 (+1)	1,324 (-0%)	13mo	$110,000	$83	63
617 8th St	0.48mi	3/2.0 (+1)	1,368 (+3%)	13mo	$151,750	$111	53
101 Gibbons Pl	0.67mi	3/2.0 (+1)	1,288 (-3%)	6mo	$40,000	$31	50
710 8th St	0.37mi	3/1.0 (+1)	1,456 (+10%)	14mo	$154,500	$106	50
118 Rathbone Rd	0.54mi	3/1.5 (+1)	1,464 (+10%)	4mo	$215,000	$147	46
131 Cullen Rd	0.44mi	2/2.0	1,511 (+14%)	12mo	$85,000	$56	42

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: 76.8%
• Equity multiple: 4.50×
• Total profit: $51,470
• Equity at exit: $7,828

10-year hold

• IRR: 80.4%
• Equity multiple: 9.31×
• Total profit: $122,145
• Equity at exit: $4,539

Cash invested: $14,700 (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: 2.6×

Monthly cashflow live

• Estimated rent: $1,670 medium
• Mortgage (P&I): −$275
• Tax from tax record: −$81 /mo · $972/yr
• Insurance: −$22
• HOA: −$0
• Vacancy / Maint / Mgmt: −$351
• Net cashflow: $941

Break-even live

Break-even rent $479

Max offer price $52,500

Occupancy floor 39%

Sensitivity live

Price	-10% $971	-5% $956	+0% $941	+5% $926	+10% $911
Rent	-10% $809	-5% $875	+0% $941	+5% $1,007	+10% $1,073
Rate	-1.0pp $968	-0.5pp $955	base $941	+0.5pp $928	+1.0pp $914

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: $13,125
• Closing costs: $1,575
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
803 3rd St Marietta, OH	3.0	2.0	1659	$2,000	$1.21	44d	1	0.28mi
628 2nd St Unit Downstairs Marietta, OH	1.0	1.0	1024	$1,600	$1.56	44d	1	0.48mi
108 Putnam St Unit A Marietta, OH	1.0	1.0	1100	$1,499	$1.36	44d	1	1.11mi

Listing history 2 events

1. 2026-06-19
   remarks 493-char remark
2. 2026-06-19
   listed $52,500 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: $972 · $81/mo
• Projected year-2 tax: $972 · $81/mo
• Expected delta: $0/yr ($0/mo · -0.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥101°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 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: $20,040
• − Mortgage interest: −$2,941
• − Property taxes: −$972
• − Insurance: −$262
• − Repairs & maintenance: −$1,603
• − Management: −$1,603
• − Depreciation: −$1,527
• Taxable income: $11,131
• Est. tax owed @ 24.0%: −$2,672
• After-tax cash flow: $8,622/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

+64.1% since first listed

2 events — show timeline

• 2026-06-18 Listed $52,500 MLSNOW
• 1988-06-22 Sold (Public Records) $32,000 Public Records

Property tax history

+10.3%/yr

Latest (2025): $972 · -10.9% YoY. Source: county tax records.