736 N Main St · Marion, OH 43302

$99,000

1 bd · 1.0 ba · 1,336 sqft · MultiFamily public records · 13 Days on market

Built 1915 ↓ 52% since listing

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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 +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Welcome to this well-maintained Vacant side-by-side duplex offering a lucrative investment potential. Each unit features its own electric meter, ensuring hassle-free utility management for both landlord & tenants. . Unit A boasts 2 bed & 1.5 bath, while Unit B offers 1 bed & 1 bath. Currently, both unit are vacant, presenting an excellent opportunity for immediate occupancy & rental income. Recent upgrades include new electric heating, a newer roof, and fresh carpeting, ensuring modern comfort and low maintenance for years to come. Whether you're a seasoned investor seeking to expand your portfolio or newer investor looking for a promising opportunity, this duplex offers the perfect blend of value & potential. Don't miss out on the chance to own this versatile property.

Key facts

• New electric heating
• Recent upgrades
• Side-by-side duplex

Tags

• SIDE-BY-SIDE DUPLEX
• ELECTRIC METER PER UNIT
• RECENT UPGRADES
• NEW ELECTRIC HEATING

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/2.5-bath units multifamily listed at $99k.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive. Per door: $701/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $99k).
• Cap rate 23.3% vs local median 6.9% in Marion — 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 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; 53 units permitted in Marion County in 2024 (0 in 5+ unit buildings).
• At $2,557/mo this rent would consume 56% of the median local household income ($55k/yr) (locally 1554% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $684 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 2y 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.

Risks & watch-outs

• Watch-outs: built in 1915 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $99,000

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1915 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 2.58% ✓
• Cap rate: 23.28%
• Cash-on-cash: 60.65%
• DSCR: 3.70
• GRM: 3.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 59.4%
• Equity multiple: 3.64×
• Total profit: $73,190
• Equity at exit: $14,761

10-year hold

• IRR: 64.2%
• Equity multiple: 7.44×
• Total profit: $178,630
• Equity at exit: $8,560

Cash invested: $27,720 (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: 6.5×

Monthly cashflow live

• Estimated rent: $2,557 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$59 /mo · $703/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$537
• Net cashflow: $1,401

Break-even live

Break-even rent $784

Max offer price $99,000

Occupancy floor 40%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	2.5	$2,558
Total (2 units)			$2,557

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2024-12-09
   status Pending
2. 2024-08-29
   soldstatus $111,000
3. 2024-08-28
   soldstatus $111,000 Closed 810-char remark

   Show marketing remark (810 chars)

   Welcome to this well-maintained Vacant side-by-side duplex offering a lucrative investment potential. Each unit features its own electric meter, ensuring hassle-free utility management for both landlord & tenants. . Unit A boasts 2 bed & 1.5 bath, while Unit B offers 1 bed & 1 bath. Currently, both unit are vacant, presenting an excellent opportunity for immediate occupancy & rental income. Recent upgrades include new electric heating, a newer roof, and fresh carpeting, ensuring modern comfort and low maintenance for years to come. Whether you're a seasoned investor seeking to expand your portfolio or newer investor looking for a promising opportunity, this duplex offers the perfect blend of value & potential. Don't miss out on the chance to own this versatile property.

4. 2024-06-26
   status Pending

   Show marketing remark (810 chars)

   Welcome to this well-maintained Vacant side-by-side duplex offering a lucrative investment potential. Each unit features its own electric meter, ensuring hassle-free utility management for both landlord & tenants. . Unit A boasts 2 bed & 1.5 bath, while Unit B offers 1 bed & 1 bath. Currently, both unit are vacant, presenting an excellent opportunity for immediate occupancy & rental income. Recent upgrades include new electric heating, a newer roof, and fresh carpeting, ensuring modern comfort and low maintenance for years to come. Whether you're a seasoned investor seeking to expand your portfolio or newer investor looking for a promising opportunity, this duplex offers the perfect blend of value & potential. Don't miss out on the chance to own this versatile property.

5. 2024-06-26
   historical Contingent Finance and Inspection 810-char remark

   Show marketing remark (810 chars)

   Welcome to this well-maintained Vacant side-by-side duplex offering a lucrative investment potential. Each unit features its own electric meter, ensuring hassle-free utility management for both landlord & tenants. . Unit A boasts 2 bed & 1.5 bath, while Unit B offers 1 bed & 1 bath. Currently, both unit are vacant, presenting an excellent opportunity for immediate occupancy & rental income. Recent upgrades include new electric heating, a newer roof, and fresh carpeting, ensuring modern comfort and low maintenance for years to come. Whether you're a seasoned investor seeking to expand your portfolio or newer investor looking for a promising opportunity, this duplex offers the perfect blend of value & potential. Don't miss out on the chance to own this versatile property.

6. 2024-06-13
   listed $99,000 Active 810-char remark

   Show marketing remark (810 chars)

   Welcome to this well-maintained Vacant side-by-side duplex offering a lucrative investment potential. Each unit features its own electric meter, ensuring hassle-free utility management for both landlord & tenants. . Unit A boasts 2 bed & 1.5 bath, while Unit B offers 1 bed & 1 bath. Currently, both unit are vacant, presenting an excellent opportunity for immediate occupancy & rental income. Recent upgrades include new electric heating, a newer roof, and fresh carpeting, ensuring modern comfort and low maintenance for years to come. Whether you're a seasoned investor seeking to expand your portfolio or newer investor looking for a promising opportunity, this duplex offers the perfect blend of value & potential. Don't miss out on the chance to own this versatile property.

7. 2024-06-13
   listed $99,000 Active

   Show marketing remark (810 chars)

   Welcome to this well-maintained Vacant side-by-side duplex offering a lucrative investment potential. Each unit features its own electric meter, ensuring hassle-free utility management for both landlord & tenants. . Unit A boasts 2 bed & 1.5 bath, while Unit B offers 1 bed & 1 bath. Currently, both unit are vacant, presenting an excellent opportunity for immediate occupancy & rental income. Recent upgrades include new electric heating, a newer roof, and fresh carpeting, ensuring modern comfort and low maintenance for years to come. Whether you're a seasoned investor seeking to expand your portfolio or newer investor looking for a promising opportunity, this duplex offers the perfect blend of value & potential. Don't miss out on the chance to own this versatile property.

8. 2024-02-26
   soldstatus $229,500

ⓘ 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: $703 · $59/mo
• Projected year-2 tax: $1,124 · $94/mo
• Expected delta: +$421/yr (+$35/mo · 59.9%)

ⓘ 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: $30,684
• − Mortgage interest: −$5,546
• − Property taxes: −$703
• − Insurance: −$495
• − Repairs & maintenance: −$2,455
• − Management: −$2,455
• − Depreciation: −$2,880
• Taxable income: $16,151
• Est. tax owed @ 24.0%: −$3,876
• After-tax cash flow: $12,936/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

-51.6% since first listed

8 events — show timeline

• 2024-12-09 Pending — Dayton MLS
• 2024-08-29 Sold (Public Records) $111,000 Public Records
• 2024-08-28 Sold (MLS) $111,000 CBRMLS
• 2024-06-26 Pending — Dayton MLS
• 2024-06-26 Contingent — CBRMLS
• 2024-06-13 Listed $99,000 Dayton MLS
• 2024-06-13 Listed $99,000 CBRMLS
• 2024-02-26 Sold (Public Records) $229,500 Public Records

Property tax history

+6.0%/yr

Latest (2025): $703 · +0.0% YoY. Source: county tax records.