909 Greene St · Marietta, OH 45750

$135,000

3 bd · 1.5 ba · 1,986 sqft · SingleFamily public records · 38 Days on market

Built 1900 Est $167k · 19% 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 +26.5/30.0
• ARV discount +15.0/15.0
• DSCR +9.0/10.0
• 1% rule +7.6/10.0
• 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

MOTIVATED SELLER! Two-story brick home in Norwood. Three bedrooms, 1.5 baths with an updated kitchen. 200 AMP electric, newer wiring, newer windows, newer hot water tank. Two furnaces, central air on the second floor only. Second-floor laundry is convenient to the bedrooms. Off-street parking at the alley. Partially fenced yard. Make this place your home!

Key facts

• 200 amp electric
• Newer windows
• Newer wiring

Tags

• TWO STORY BRICK HOME
• 200 AMP ELECTRIC
• NEWER WIRING
• NEWER WINDOWS
• CENTRAL AIR
• SECOND FLOOR LAUNDRY

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $357 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $131k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.5% 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 units permitted in Washington County in 2024 (0 in 5+ unit buildings).
• This rent runs 34% 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 $933 of loan paydown is wiped out by about $4k 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 $38k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 14y 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 $110k; 23% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $130,950 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 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 1900 — 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: 1.26% ✓
• Cap rate: 9.47%
• Cash-on-cash: 11.34%
• DSCR: 1.50
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $166,824
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
209 Oakwood Ave	0.15mi	4/2.0 (+1)	2,022 (+2%)	2mo	$255,000	$126	82
1117 Greene St	0.26mi	3/2.0	2,164 (+9%)	9mo	$99,000	$46	64
1105 Greene St	0.23mi	4/2.0 (+1)	2,218 (+12%)	2mo	$82,000	$37	61
710 Quarry St	0.54mi	3/2.0	1,878 (-5%)	12mo	$158,000	$84	54
840 Glendale Rd	0.71mi	4/3.0 (+1)	2,242 (+13%)	17mo	$291,235	$130	20

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: 0.6%
• Equity multiple: 1.02×
• Total profit: $934
• Equity at exit: $20,129

10-year hold

• IRR: 10.3%
• Equity multiple: 1.80×
• Total profit: $30,342
• Equity at exit: $11,672

Cash invested: $37,800 (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: 6.6×

Monthly cashflow live

• Estimated rent: $1,696 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$219 /mo · $2,622/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$356
• Net cashflow: $357

Break-even live

Break-even rent $1,244

Max offer price $135,000

Occupancy floor 74%

Sensitivity live

Price	-10% $434	-5% $395	+0% $357	+5% $319	+10% $281
Rent	-10% $223	-5% $290	+0% $357	+5% $424	+10% $491
Rate	-1.0pp $425	-0.5pp $392	base $357	+0.5pp $322	+1.0pp $287

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-19
   days on market $135,000 Active 38 DOM
2. 2026-06-18
   days on market $135,000 Active 37 DOM
3. 2026-06-17
   days on market $135,000 Active 36 DOM
4. 2026-06-16
   days on market $135,000 Active 35 DOM
5. 2026-06-15
   days on market $135,000 Active 34 DOM
6. 2026-06-14
   days on market $135,000 Active 32 DOM
7. 2026-06-12
   days on market $135,000 Active 31 DOM
8. 2026-06-09
   days on market $135,000 Active 28 DOM
9. 2026-06-08
   days on market $135,000 Active 27 DOM
10. 2026-06-07
    days on market $135,000 Active 26 DOM
11. 2026-06-07
    days on market $135,000 Active 25 DOM
12. 2026-06-03
    days on market $135,000 Active 22 DOM
13. 2026-06-02
    days on market $135,000 Active 21 DOM
14. 2026-06-01
    days on market $135,000 Active 20 DOM
15. 2026-05-31
    days on market $135,000 Active 19 DOM
16. 2026-05-30
    days on market $135,000 Active 18 DOM
17. 2026-05-12
    listed $135,000 Active 933-char remark
18. 2019-06-17
    soldstatus $110,000
19. 2019-06-14
    soldstatus $110,000 358-char remark

    Show marketing remark (358 chars)

    MOTIVATED SELLER! Two-story brick home in Norwood. Three bedrooms, 1.5 baths with an updated kitchen. 200 AMP electric, newer wiring, newer windows, newer hot water tank. Two furnaces, central air on the second floor only. Second-floor laundry is convenient to the bedrooms. Off-street parking at the alley. Partially fenced yard. Make this place your home!

20. 2019-02-28
    listed $120,000 358-char remark

    Show marketing remark (358 chars)

    MOTIVATED SELLER! Two-story brick home in Norwood. Three bedrooms, 1.5 baths with an updated kitchen. 200 AMP electric, newer wiring, newer windows, newer hot water tank. Two furnaces, central air on the second floor only. Second-floor laundry is convenient to the bedrooms. Off-street parking at the alley. Partially fenced yard. Make this place your home!

21. 2013-03-20
    soldstatus $42,000
22. 2013-03-19
    soldstatus $42,000

    Show marketing remark (546 chars)

    2-story brick home with endless possibilities. Beautiful woodwork throughout the home. "Other Room" is the large front entry. Nice level fenced in backyard. Lot size, Room sizes, square footage are all estimated, taxes are homestead, and verify school/busing. Elem: Harmar Elementary School Elem/Bus: Y JrHigh: Marietta Middle School School JrHigh/Bus: N High: Marietta High School High/Bus: Y Fire: CIT Police: CTY ; SQFT=Fin L1:1020, Fin L2:966, Fin Above:1986, Fin Total:1986, Unfin Bsmt:966, Unfin Above:966;PRKG= Off Street

23. 2012-12-10
    listed $55,000

    Show marketing remark (546 chars)

    2-story brick home with endless possibilities. Beautiful woodwork throughout the home. "Other Room" is the large front entry. Nice level fenced in backyard. Lot size, Room sizes, square footage are all estimated, taxes are homestead, and verify school/busing. Elem: Harmar Elementary School Elem/Bus: Y JrHigh: Marietta Middle School School JrHigh/Bus: N High: Marietta High School High/Bus: Y Fire: CIT Police: CTY ; SQFT=Fin L1:1020, Fin L2:966, Fin Above:1986, Fin Total:1986, Unfin Bsmt:966, Unfin Above:966;PRKG= Off Street

ⓘ 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: $2,622 · $219/mo
• Projected year-2 tax: $2,622 · $219/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 5/10 Major FEMA zone X (unshaded) · 26% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥101°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 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,354
• − Mortgage interest: −$7,562
• − Property taxes: −$2,622
• − Insurance: −$675
• − Repairs & maintenance: −$1,628
• − Management: −$1,628
• − Depreciation: −$3,927
• Taxable income: $2,311
• Est. tax owed @ 24.0%: −$555
• After-tax cash flow: $3,732/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

+145.5% since first listed

7 events — show timeline

• 2026-05-12 Listed $135,000 FSBO.com
• 2019-06-17 Sold (Public Records) $110,000 Public Records
• 2019-06-14 Sold (MLS) $110,000 MLSNOW
• 2019-02-28 Listed $120,000 MLSNOW
• 2013-03-20 Sold (Public Records) $42,000 Public Records
• 2013-03-19 Sold (MLS) $42,000 MLSNOW
• 2012-12-10 Listed $55,000 MLSNOW

Property tax history

+6.7%/yr

Latest (2025): $2,622 · +28.0% YoY. Source: county tax records.