107 Nelson Ave · Marietta, OH 45750

$150,000

4 bd · 2.0 ba · 1,524 sqft · SingleFamily public records · 94 Days on market

Built 1969 0.38 ac lot Est $198k · 24% 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 +28.0/30.0
• ARV discount +15.0/15.0
• DSCR +9.9/10.0
• 1% rule +7.3/10.0
• 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

Looking for your next home project? This four bedroom, 2 full bath is located in a quite neighborhood and waiting for your own personal touch. Home features a layout that is very similar to a ranch living style with three bedrooms a full bath along with family room, dining and kitchen. On the lower level you will find a second full bath, laundry area, kitchen/wet bar area, fourth bedroom and a great space for entertaining family. Call for your showing today!

Key facts

• Large sloping lot
• Solid foundation
• Walk-out basement

Tags

• QUIET DEAD-END STREET
• LARGE SLOPING LOT
• WALK-OUT BASEMENT
• FAMILY ROOM WITH WET BAR
• SOLID FOUNDATION
• ENDLESS POSSIBILITIES

Property features AI

Exterior

• Parking: Attached garage (1 car); Paved driveway
• Utilities: Public water; Septic tank
• Home design: Single-story home; Vinyl siding exterior
• Construction: Built (year per assessor); Asphalt/fiberglass roof; Vinyl siding; Full finished basement with walk-up/walk-out access
• Exterior features: Patio; Lot roughly 80 x 209

Interior

• Kitchen: Range; Refrigerator; Breakfast bar in kitchen
• Bedrooms: Three main-level bedrooms; Additional lower-level bedroom
• Flooring: Laminate flooring in several main-level rooms; Concrete flooring in lower-level rooms and family room; Other flooring in basement laundry
• Bathrooms: Two full bathrooms; One main-level bathroom
• Heating & cooling: Forced air gas heating; Central air conditioning
• Interior features: Breakfast bar
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $467 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $136k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.0% 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 44d 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 37% 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 $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 $42k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 94 days — a 9% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago; this cycle's ask has dropped $15k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $128k; 17% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $136,500 (9.0% below list)

Questions for the listing agent

1. It's been on market 94 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 1969 — 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: 1.23% ✓
• Cap rate: 10.03%
• Cash-on-cash: 13.35%
• DSCR: 1.59
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $198,120
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
109 Nelson Ave	0.02mi	4/1.5	1,737 (+14%)	20mo	$225,000	$130	58
714 Front St	0.73mi	3/1.0 (-1)	1,560 (+2%)	1mo	$170,000	$109	52
106 Cheyenne Rd	0.52mi	3/1.5 (-1)	1,323 (-13%)	5mo	$232,000	$175	42
100 Cheyenne Rd	0.48mi	3/1.0 (-1)	1,387 (-9%)	15mo	$180,000	$130	40
828 2nd St	0.73mi	3/1.0 (-1)	1,554 (+2%)	22mo	$150,000	$97	36
105 E Montgomery	0.70mi	3/2.0 (-1)	1,456 (-4%)	24mo	$141,900	$97	35

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: 3.4%
• Equity multiple: 1.13×
• Total profit: $5,462
• Equity at exit: $22,365

10-year hold

• IRR: 12.9%
• Equity multiple: 2.03×
• Total profit: $43,088
• 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 45750

• Home prices YoY: -32.4%
• Active inventory: 118
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,847 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$142 /mo · $1,709/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$388
• Net cashflow: $467

Break-even live

Break-even rent $1,255

Max offer price $150,000

Occupancy floor 70%

Sensitivity live

Price	-10% $552	-5% $510	+0% $467	+5% $425	+10% $382
Rent	-10% $321	-5% $394	+0% $467	+5% $540	+10% $613
Rate	-1.0pp $543	-0.5pp $506	base $467	+0.5pp $429	+1.0pp $389

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 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	0.84mi
1415 Lancaster St Marietta, OH	3.0	1.0	662	$1,195	$1.81	44d	4	1.04mi
621 Virginia St #5 Marietta, OH	3.0	2.0	1240	$1,695	$1.37	44d	1	1.39mi

Listing history 22 events

1. 2026-06-19
   days on market $150,000 Active 94 DOM
2. 2026-06-18
   days on market $150,000 Active 93 DOM
3. 2026-06-17
   days on market $150,000 Active 92 DOM
4. 2026-06-16
   days on market $150,000 Active 91 DOM
5. 2026-06-15
   days on market $150,000 Active 90 DOM
6. 2026-06-14
   days on market $150,000 Active 88 DOM
7. 2026-06-12
   pricedays on market $150,000 Active 87 DOM
8. 2026-06-09
   days on market $165,000 Active 84 DOM
9. 2026-06-08
   days on market $165,000 Active 83 DOM
10. 2026-06-07
    days on market $165,000 Active 82 DOM
11. 2026-06-07
    days on market $165,000 Active 81 DOM
12. 2026-06-03
    days on market $165,000 Active 78 DOM
13. 2026-06-02
    days on market $165,000 Active 77 DOM
14. 2026-06-01
    days on market $165,000 Active 76 DOM
15. 2026-05-31
    days on market $165,000 Active 75 DOM
16. 2026-05-30
    days on market $165,000 Active 74 DOM
17. 2026-04-13
    historical Contingent
18. 2026-03-01
    listed $165,000 Active
19. 2022-01-26
    soldstatus $128,000
20. 2022-01-19
    soldstatus $128,000 Closed 462-char remark

    Show marketing remark (462 chars)

    Looking for your next home project? This four bedroom, 2 full bath is located in a quite neighborhood and waiting for your own personal touch. Home features a layout that is very similar to a ranch living style with three bedrooms a full bath along with family room, dining and kitchen. On the lower level you will find a second full bath, laundry area, kitchen/wet bar area, fourth bedroom and a great space for entertaining family. Call for your showing today!

21. 2021-11-22
    historical Contingent 462-char remark

    Show marketing remark (462 chars)

    Looking for your next home project? This four bedroom, 2 full bath is located in a quite neighborhood and waiting for your own personal touch. Home features a layout that is very similar to a ranch living style with three bedrooms a full bath along with family room, dining and kitchen. On the lower level you will find a second full bath, laundry area, kitchen/wet bar area, fourth bedroom and a great space for entertaining family. Call for your showing today!

22. 2021-11-18
    listed $128,000 Active 462-char remark

    Show marketing remark (462 chars)

    Looking for your next home project? This four bedroom, 2 full bath is located in a quite neighborhood and waiting for your own personal touch. Home features a layout that is very similar to a ranch living style with three bedrooms a full bath along with family room, dining and kitchen. On the lower level you will find a second full bath, laundry area, kitchen/wet bar area, fourth bedroom and a great space for entertaining family. Call for your showing today!

ⓘ 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: $1,709 · $142/mo
• Projected year-2 tax: $2,025 · $169/mo
• Expected delta: +$315/yr (+$26/mo · 18.5%)

ⓘ 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 ≥100°F today · 18 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: $22,161
• − Mortgage interest: −$8,402
• − Property taxes: −$1,709
• − Insurance: −$750
• − Repairs & maintenance: −$1,773
• − Management: −$1,773
• − Depreciation: −$4,364
• Taxable income: $3,390
• Est. tax owed @ 24.0%: −$814
• After-tax cash flow: $4,795/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

+28.9% since first listed

6 events — show timeline

• 2026-04-13 Contingent — MLSNOW
• 2026-03-01 Listed $165,000 MLSNOW
• 2022-01-26 Sold (Public Records) $128,000 Public Records
• 2022-01-19 Sold (MLS) $128,000 MLSNOW
• 2021-11-22 Contingent — MLSNOW
• 2021-11-18 Listed $128,000 MLSNOW

Property tax history

+7.2%/yr

Latest (2025): $1,709 · +6.7% YoY. Source: county tax records.