684 N State St · Marion, OH 43302

$149,999

3 bd · 1.0 ba · 1,104 sqft · SingleFamily public records · 58 Days on market

Built 1910 3,484 sqft lot $136/sqft · 22% above area Est $123k · 22% over

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Why this score? — see what drove the D 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 +20.6/30.0
• DSCR +6.5/10.0
• 1% rule +4.1/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Close to downtown Marion and the Marion County Fair Grounds is this 3 Bedroom, Story and Half Single Family House with lots of room both inside and out that's looking for someone to give it some personal attention.

Key facts

• 3,484 sq ft lot
• Built 1910
• Listed 57 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $200 ($2k/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 $137k (9.0% below list).
• Recommended offer: $137k (9.0% below list) — sets the bar for 1% rule.

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 $1k of loan paydown is wiped out by about $4k 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 58 days — a 3% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $25k; list at $150k implies a 500% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $136,572 (9.0% below list)

Questions for the listing agent

1. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — 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 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: 0.91% ✗
• Cap rate: 7.89%
• Cash-on-cash: 5.71%
• DSCR: 1.25
• GRM: 9.2

CMA / ARV

• ARV (median comp): $122,921
• List price: $149,999
• Delta: 22.03%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
525 Oak St	0.35mi	3/1.0	1,100 (-0%)	1mo	$144,000	$131	82
279 E Fairground St	0.17mi	2/1.0 (-1)	1,168 (+6%)	2mo	$163,000	$140	76
316 Patten St	0.26mi	3/1.0	1,148 (+4%)	6mo	$45,000	$39	76
636 Mary St	0.31mi	3/1.0	1,144 (+4%)	5mo	$57,360	$50	75
291 Patten St	0.25mi	3/1.0	1,160 (+5%)	6mo	$152,000	$131	75
532 N Prospect St	0.26mi	2/1.0 (-1)	1,056 (-4%)	1mo	$124,900	$118	75
125 Wallace St	0.11mi	3/1.0	1,242 (+12%)	5mo	$55,000	$44	70
516 Polk St	0.68mi	3/1.0	1,087 (-2%)	1mo	$39,000	$36	65
1007 Fairwood Ave	0.63mi	3/1.0	1,036 (-6%)	0mo	$149,900	$145	60
484 Grant St	0.59mi	3/1.0	1,068 (-3%)	9mo	$136,000	$127	60
396 Lynn Dr	0.39mi	3/1.0	952 (-14%)	5mo	$159,900	$168	55
966 Bikini Dr	0.66mi	3/1.0	952 (-14%)	7mo	$172,000	$181	40

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: -7.5%
• Equity multiple: 0.72×
• Total profit: $-11,663
• Equity at exit: $22,365

10-year hold

• IRR: 2.0%
• Equity multiple: 1.14×
• Total profit: $5,914
• Equity at exit: $12,969

Cash invested: $42,000 (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: 210
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,366 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$30 /mo · $361/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$287
• Net cashflow: $200

Break-even live

Break-even rent $1,113

Max offer price $149,999

Occupancy floor 80%

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: $37,500
• Closing costs: $4,500
• 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	43d	1	0.98mi

Listing history 29 events

1. 2026-06-19
   days on market $149,999 Active 58 DOM
2. 2026-06-18
   days on market $149,999 Active 57 DOM
3. 2026-06-17
   days on market $149,999 Active 56 DOM
4. 2026-06-16
   days on market $149,999 Active 55 DOM
5. 2026-06-15
   days on market $149,999 Active 54 DOM
6. 2026-06-14
   pricedays on market $149,999 Active 52 DOM
7. 2026-06-12
   days on market $154,999 Active 51 DOM
8. 2026-06-09
   days on market $154,999 Active 48 DOM
9. 2026-06-08
   days on market $154,999 Active 47 DOM
10. 2026-06-07
    pricedays on market $154,999 Active 46 DOM
11. 2026-06-05
    days on market $159,499 Active 43 DOM
12. 2026-06-03
    days on market $159,499 Active 42 DOM
13. 2026-06-02
    days on market $159,499 Active 41 DOM
14. 2026-06-01
    days on market $159,499 Active 40 DOM
15. 2026-05-31
    days on market $159,499 Active 39 DOM
16. 2026-05-30
    days on market $159,499 Active 38 DOM
17. 2026-05-14
    price $159,499
18. 2026-04-23
    listed $159,999 Active
19. 2026-04-10
    historical $159,999
20. 2024-06-12
    soldstatus $25,000 Closed 214-char remark

    Show marketing remark (214 chars)

    Close to downtown Marion and the Marion County Fair Grounds is this 3 Bedroom, Story and Half Single Family House with lots of room both inside and out that's looking for someone to give it some personal attention.

21. 2024-02-14
    status Pending 214-char remark

    Show marketing remark (214 chars)

    Close to downtown Marion and the Marion County Fair Grounds is this 3 Bedroom, Story and Half Single Family House with lots of room both inside and out that's looking for someone to give it some personal attention.

22. 2024-02-02
    price $27,900 214-char remark

    Show marketing remark (214 chars)

    Close to downtown Marion and the Marion County Fair Grounds is this 3 Bedroom, Story and Half Single Family House with lots of room both inside and out that's looking for someone to give it some personal attention.

23. 2023-12-19
    price $34,900 214-char remark

    Show marketing remark (214 chars)

    Close to downtown Marion and the Marion County Fair Grounds is this 3 Bedroom, Story and Half Single Family House with lots of room both inside and out that's looking for someone to give it some personal attention.

24. 2023-10-17
    price $46,900 214-char remark

    Show marketing remark (214 chars)

    Close to downtown Marion and the Marion County Fair Grounds is this 3 Bedroom, Story and Half Single Family House with lots of room both inside and out that's looking for someone to give it some personal attention.

25. 2023-09-06
    status Active 214-char remark

    Show marketing remark (214 chars)

    Close to downtown Marion and the Marion County Fair Grounds is this 3 Bedroom, Story and Half Single Family House with lots of room both inside and out that's looking for someone to give it some personal attention.

26. 2023-08-12
    historical 214-char remark

    Show marketing remark (214 chars)

    Close to downtown Marion and the Marion County Fair Grounds is this 3 Bedroom, Story and Half Single Family House with lots of room both inside and out that's looking for someone to give it some personal attention.

27. 2023-06-13
    listed $58,900 Active 214-char remark

    Show marketing remark (214 chars)

    Close to downtown Marion and the Marion County Fair Grounds is this 3 Bedroom, Story and Half Single Family House with lots of room both inside and out that's looking for someone to give it some personal attention.

28. 2019-03-27
    soldstatus $136,500
29. 2002-11-22
    soldstatus $14,000

ⓘ 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: $361 · $30/mo
• Projected year-2 tax: $1,351 · $113/mo
• Expected delta: +$989/yr (+$82/mo · 274.0%)

ⓘ 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 ≥100°F today · 17 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: $16,389
• − Mortgage interest: −$8,402
• − Property taxes: −$361
• − Insurance: −$750
• − Repairs & maintenance: −$1,311
• − Management: −$1,311
• − Depreciation: −$4,364
• Taxable loss: −$111
• Est. tax savings @ 24.0%: +$27
• After-tax cash flow: $2,423/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

+1039.3% since first listed

13 events — show timeline

• 2026-05-14 Price Changed $159,499 CBRMLS
• 2026-04-23 Listed $159,999 CBRMLS
• 2026-04-10 Coming Soon $159,999 CBRMLS
• 2024-06-12 Sold (MLS) $25,000 MARMLS
• 2024-02-14 Pending — MARMLS
• 2024-02-02 Price Changed $27,900 MARMLS
• 2023-12-19 Price Changed $34,900 MARMLS
• 2023-10-17 Price Changed $46,900 MARMLS
• 2023-09-06 Relisted — MARMLS
• 2023-08-12 Delisted — MARMLS
• 2023-06-13 Listed $58,900 MARMLS
• 2019-03-27 Sold (Public Records) $136,500 Public Records
• 2002-11-22 Sold (Public Records) $14,000 Public Records

Property tax history

+15.4%/yr

Latest (2025): $361 · +0.0% YoY. Source: county tax records.