104 W Spring St · Marietta, OH 45750

$150,000

6 bd · 3.0 ba · 2,390 sqft · SingleFamily · 76 Days on market

Built 1900 Fair condition 2.64 ac lot $63/sqft · 42% above area Est $106k · 42% over

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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 +28.2/30.0
• DSCR +10.0/10.0
• 1% rule +7.8/10.0
• Livability +4.0/5.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

This duplex in Marietta, Ohio offers excellent potential for an owner-occupant or investor looking to expand their portfolio. The upper unit features 5 bedrooms and 2 full bathrooms, while the lower unit offers 1 bedroom and 1 full bathroom. Each unit has its own laundry hookup, adding convenience for tenants or owner occupancy. Previously rented for $1,700 per month, this property presents a strong opportunity for continued rental income with room for added value. While the duplex does need some TLC, several important updates have already been completed, including a new furnace for the second level and replacement of a portion of the septic pipe from the house to the street. Outside, the property offers a large rear deck and an inviting wraparound porch, adding to its charm and functionality. The property is conveniently located near Marietta College, Washington State College of Ohio, as well as restaurants, shopping, and everyday amenities, making it an appealing option for tenants and homeowners alike. An added bonus is the additional acreage being conveyed with the property. With the potential to install an access road or driveway to the left of the house, the extra land could provide an excellent opportunity for future development or additional investment properties. The property is being sold as is. The seller is also offering multiple properties for sale and would consider a bundle package, creating a great opportunity for investors seeking to grow their portfolio.

Key facts

• Additional acreage
• New furnace
• Wraparound porch

Tags

• NEW FURNACE
• REPLACEMENT OF SEPTIC PIPE
• LARGE REAR DECK
• WRAPAROUND PORCH
• ADDITIONAL ACREAGE

What this means for you Summary

Snapshot

• This is a 6-bed/3.0-bath single-family listed at $150k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $476 ($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: $141k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.1% 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 38% 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 76 days — a 6% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 7y 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 $94k; list at $150k implies a 59% 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 $141,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 76 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.28% ✓
• Cap rate: 10.10%
• Cash-on-cash: 13.61%
• DSCR: 1.61
• GRM: 6.5

CMA / ARV

• ARV (median comp): $105,915
• List price: $150,000
• Delta: 41.62%
• Verdict: OVERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 3.7%
• Equity multiple: 1.14×
• Total profit: $6,057
• Equity at exit: $22,365

10-year hold

• IRR: 13.3%
• Equity multiple: 2.06×
• Total profit: $44,452
• 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: 6.5×

Monthly cashflow live

• Estimated rent: $1,915 medium
• Mortgage (P&I): −$787
• Tax est. 1.5%: −$188 /mo · $2,250/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$402
• Net cashflow: $476

Break-even live

Break-even rent $1,312

Max offer price $150,000

Occupancy floor 70%

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: —

Listing history 23 events

1. 2026-06-19
   days on market $150,000 Active 76 DOM
2. 2026-06-18
   days on market $150,000 Active 75 DOM
3. 2026-06-17
   days on market $150,000 Active 74 DOM
4. 2026-06-16
   days on market $150,000 Active 73 DOM
5. 2026-06-15
   days on market $150,000 Active 72 DOM
6. 2026-06-14
   days on market $150,000 Active 70 DOM
7. 2026-06-12
   days on market $150,000 Active 69 DOM
8. 2026-06-09
   days on market $150,000 Active 66 DOM
9. 2026-06-08
   days on market $150,000 Active 65 DOM
10. 2026-06-07
    days on market $150,000 Active 64 DOM
11. 2026-06-07
    days on market $150,000 Active 63 DOM
12. 2026-06-03
    days on market $150,000 Active 60 DOM
13. 2026-06-02
    days on market $150,000 Active 59 DOM
14. 2026-06-01
    days on market $150,000 Active 58 DOM
15. 2026-05-31
    days on market $150,000 Active 57 DOM
16. 2026-05-30
    days on market $150,000 Active 56 DOM
17. 2026-04-03
    listed $150,000 Active 1496-char remark

    Show marketing remark (1496 chars)

    This duplex in Marietta, Ohio offers excellent potential for an owner-occupant or investor looking to expand their portfolio. The upper unit features 5 bedrooms and 2 full bathrooms, while the lower unit offers 1 bedroom and 1 full bathroom. Each unit has its own laundry hookup, adding convenience for tenants or owner occupancy. Previously rented for $1,700 per month, this property presents a strong opportunity for continued rental income with room for added value. While the duplex does need some TLC, several important updates have already been completed, including a new furnace for the second level and replacement of a portion of the septic pipe from the house to the street. Outside, the property offers a large rear deck and an inviting wraparound porch, adding to its charm and functionality. The property is conveniently located near Marietta College, Washington State College of Ohio, as well as restaurants, shopping, and everyday amenities, making it an appealing option for tenants and homeowners alike. An added bonus is the additional acreage being conveyed with the property. With the potential to install an access road or driveway to the left of the house, the extra land could provide an excellent opportunity for future development or additional investment properties. The property is being sold as is. The seller is also offering multiple properties for sale and would consider a bundle package, creating a great opportunity for investors seeking to grow their portfolio.

18. 2024-03-01
    historical $1,600
19. 2024-01-30
    listed $1,600
20. 2020-03-13
    soldstatus $94,500 980-char remark

    Show marketing remark (980 chars)

    NEW PRICE!!!2.5 ACRES in town! This well maintained AMAZING 3 bedroom, 3 full bathroom home is move in ready! The laundry room is on the top floor!! Additional bedrooms are possible. Easy access to a 945 sq ft attic. The layout of rooms has a circular flow; great for entertaining. Fenced in backyard and large deck with HOT TUB are your private sanctuary. Enjoy a panoramic view of the surrounding area from the dining room, porch and deck. On the deck, lights are placed under the handrails and step risers. Throughout the house there is adjustable lighting with dimmers. On the murals in the bedrooms, the owner has offered to paint out the current names, and replace with new owners choice of name(s). They can also swap out Pittsburgh Pirates hat to a team of your choice. The 8 additional lots provide opportunity for off street parking. The lower level could be potential rental income, a mother in law suite, or a great place to hang out with the ping pong table included!

21. 2019-09-03
    listed $110,000 980-char remark

    Show marketing remark (980 chars)

    NEW PRICE!!!2.5 ACRES in town! This well maintained AMAZING 3 bedroom, 3 full bathroom home is move in ready! The laundry room is on the top floor!! Additional bedrooms are possible. Easy access to a 945 sq ft attic. The layout of rooms has a circular flow; great for entertaining. Fenced in backyard and large deck with HOT TUB are your private sanctuary. Enjoy a panoramic view of the surrounding area from the dining room, porch and deck. On the deck, lights are placed under the handrails and step risers. Throughout the house there is adjustable lighting with dimmers. On the murals in the bedrooms, the owner has offered to paint out the current names, and replace with new owners choice of name(s). They can also swap out Pittsburgh Pirates hat to a team of your choice. The 8 additional lots provide opportunity for off street parking. The lower level could be potential rental income, a mother in law suite, or a great place to hang out with the ping pong table included!

22. 2019-08-29
    historical
23. 2019-06-25
    listed $119,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥101°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 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,981
• − Mortgage interest: −$8,402
• − Property taxes: −$2,250
• − Insurance: −$750
• − Repairs & maintenance: −$1,838
• − Management: −$1,838
• − Depreciation: −$4,364
• Taxable income: $3,538
• Est. tax owed @ 24.0%: −$849
• After-tax cash flow: $4,866/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This property requires moderate renovations to improve its condition and increase its value. Key areas for improvement include the kitchen, bathrooms, and exterior. Updates to these areas can significantly boost its resale and rental potential.

Repairs flagged

• Major kitchen appliances — old and worn
• Major bathroom fixtures — dated and worn
• Major landscaping — overgrown and unkempt
• Major exterior siding — worn and in need of repair

Value-add opportunities

• Both update kitchen appliances — modern appliances can increase both resale and rental value
• Both update bathroom fixtures — modern fixtures can increase both resale and rental value
• Both landscaping and exterior repairs — improved curb appeal can increase both resale and rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen appliances · old and worn	Major	$15,000–50,000
bathroom fixtures · dated and worn	Major	$15,000–50,000
landscaping · overgrown and unkempt	Major	$15,000–50,000
exterior siding · worn and in need of repair	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Both update kitchen appliances — modern appliances can increase both resale and rental value ↑
• Both update bathroom fixtures — modern fixtures can increase both resale and rental value ↑
• Both landscaping and exterior repairs — improved curb appeal can increase both resale and rental value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+26.1% since first listed

7 events — show timeline

• 2026-04-03 Listed $150,000 MLSNOW
• 2024-03-01 Rental Removed $1,600 BUILDIUM
• 2024-01-30 Listed for Rent $1,600 BUILDIUM
• 2020-03-13 Sold (MLS) $94,500 MLSNOW
• 2019-09-03 Listed $110,000 MLSNOW
• 2019-08-29 Listing Removed — MLSNOW
• 2019-06-25 Listed $119,000 MLSNOW