19842 State Route 245 · Marysville, OH 43040

$290,000

3 bd · 1.0 ba · 1,440 sqft · SingleFamily public records · 105 Days on market

Built 1970 1.01 ac lot $201/sqft · 18% below area Est $355k · 18% under

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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).

• ARV discount +15.0/15.0
• Cash flow +6.4/30.0
• Schools +6.1/10.0
• Livability +3.9/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• 1% rule +1.1/10.0
• DSCR +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this well-maintained 4-bedroom, 1-bath ranch offering comfortable single-level living and practical upgrades. The spacious layout provides flexibility for bedrooms, a home office, or hobby space, all on one convenient floor. An attached two-car garage adds everyday ease with direct access to the home--perfect for busy mornings and extra storage. Major peace of mind comes with a newer roof, just two years old, reducing future maintenance concerns. A roughed-in second full bath offers significant expansion potential, enabling the next owner to add value and customize the space to their needs. Whether you're a first-time buyer, downsizer, or investor, this solid ranch offers a functional floor plan, dependable updates, and room to grow.

Key facts

• Newer roof
• Single-level living
• 1.01 acre lot

Tags

• SINGLE-LEVEL LIVING
• ATTACHED TWO-CAR GARAGE
• NEWER ROOF
• ROUGHED-IN SECOND FULL BATH

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $290k.

Deal economics

• At list price, monthly cash flow is $-503 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $201k (30.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $177k (39.1% below list).
• Recommended offer: $177k (39.1% below list) — sets the bar for 1% rule.
• Cap rate 4.2% vs local median 2.2% in Marysville — 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 78/100 on livability (#157 in OH, #2,377 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: amenities F, commute F.
• Marysville Exempted Village (town): math 67% / reading 73% proficiency, ranked #137 of 656 in OH (top 21%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: Rents flat; 222 active listings in the ZIP; solid renter incomes; 1,498 units permitted in Union County in 2024 (831 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.
• Union County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 105 days — a 9% lower offer ($264k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 22y 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 $50k; list at $290k implies a 480% gain — meaningful room to come down on a strong offer.

Recommended offer $176,537 (39.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 105 days. Have you received any prior offers? Is the seller open to a 39% concession, seller financing, or rate buy-down credit?
3. Built in 1970 — 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. 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?
8. 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.
9. 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.
10. 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: 0.61% ✗
• Cap rate: 4.21%
• Cash-on-cash: -7.43%
• DSCR: 0.67
• GRM: 13.7

CMA / ARV

• ARV (median comp): $354,513
• List price: $290,000
• Delta: -18.20%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.75% rent growth · sell at horizon

5-year hold

• IRR: -31.6%
• Equity multiple: -0.02×
• Total profit: $-82,953
• Equity at exit: $43,240

10-year hold

• IRR: -49.2%
• Equity multiple: -0.59×
• Total profit: $-128,946
• Equity at exit: $25,074

Cash invested: $81,200 (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 43040

• Rents YoY: 0.8%
• Active inventory: 222
• Price-to-rent: 13.7×

Monthly cashflow live

• Estimated rent: $1,765 medium
• Mortgage (P&I): −$1,521
• Tax from tax record: −$256 /mo · $3,068/yr
• Insurance: −$121
• HOA: −$0
• Vacancy / Maint / Mgmt: −$371
• Net cashflow: $-503

Break-even live

Break-even rent $2,402

Max offer price $201,209

Occupancy floor —

Sensitivity live

Price	-10% $-338	-5% $-421	+0% $-503	+5% $-585	+10% $-667
Rent	-10% $-642	-5% $-572	+0% $-503	+5% $-433	+10% $-363
Rate	-1.0pp $-357	-0.5pp $-429	base $-503	+0.5pp $-578	+1.0pp $-654

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: $72,500
• Closing costs: $8,700
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-13
   statusdays on market $290,000 Pending 105 DOM
2. 2026-06-09
   days on market $290,000 Active 104 DOM
3. 2026-06-08
   days on market $290,000 Active 103 DOM
4. 2026-06-07
   days on market $290,000 Active 102 DOM
5. 2026-06-05
   days on market $290,000 Active 99 DOM
6. 2026-06-03
   days on market $290,000 Active 98 DOM
7. 2026-06-02
   days on market $290,000 Active 97 DOM
8. 2026-06-01
   days on market $290,000 Active 96 DOM
9. 2026-05-31
   days on market $290,000 Active 95 DOM
10. 2026-03-25
    status Active 759-char remark

    Show marketing remark (759 chars)

    Welcome home to this well-maintained 4-bedroom, 1-bath ranch offering comfortable single-level living and practical upgrades. The spacious layout provides flexibility for bedrooms, a home office, or hobby space, all on one convenient floor. An attached two-car garage adds everyday ease with direct access to the home--perfect for busy mornings and extra storage. Major peace of mind comes with a newer roof, just two years old, reducing future maintenance concerns. A roughed-in second full bath offers significant expansion potential, enabling the next owner to add value and customize the space to their needs. Whether you're a first-time buyer, downsizer, or investor, this solid ranch offers a functional floor plan, dependable updates, and room to grow.

11. 2026-03-23
    status Pending 759-char remark

    Show marketing remark (759 chars)

    Welcome home to this well-maintained 4-bedroom, 1-bath ranch offering comfortable single-level living and practical upgrades. The spacious layout provides flexibility for bedrooms, a home office, or hobby space, all on one convenient floor. An attached two-car garage adds everyday ease with direct access to the home--perfect for busy mornings and extra storage. Major peace of mind comes with a newer roof, just two years old, reducing future maintenance concerns. A roughed-in second full bath offers significant expansion potential, enabling the next owner to add value and customize the space to their needs. Whether you're a first-time buyer, downsizer, or investor, this solid ranch offers a functional floor plan, dependable updates, and room to grow.

12. 2026-02-23
    listed $290,000 Active 759-char remark

    Show marketing remark (759 chars)

    Welcome home to this well-maintained 4-bedroom, 1-bath ranch offering comfortable single-level living and practical upgrades. The spacious layout provides flexibility for bedrooms, a home office, or hobby space, all on one convenient floor. An attached two-car garage adds everyday ease with direct access to the home--perfect for busy mornings and extra storage. Major peace of mind comes with a newer roof, just two years old, reducing future maintenance concerns. A roughed-in second full bath offers significant expansion potential, enabling the next owner to add value and customize the space to their needs. Whether you're a first-time buyer, downsizer, or investor, this solid ranch offers a functional floor plan, dependable updates, and room to grow.

13. 2011-05-09
    soldstatus $50,000 636-char remark

    Show marketing remark (636 chars)

    HUD Case # 413-441268 Spacious Ranch style home offering 3 bedrooms, 1 bath on an acre, conveniently located just off US. 33 making for an easy drive to Dublin or Logan County. *Will need TLC. This property is sold in "AS-IS" Condition! Neither seller, Nor sellers agent make any warranties on the condition of the property. Buyer is advised to rely on own inspections of property. Possession shall be upon the close of escrow approximately 3 Business days after closing. ALL offers are REQUIRE to have Proof of funds / pre approval letter and an Earnest deposit in the amount of $1,000 in certified funds made payable to HUD!

14. 2010-12-21
    listed $52,900 636-char remark

    Show marketing remark (636 chars)

    HUD Case # 413-441268 Spacious Ranch style home offering 3 bedrooms, 1 bath on an acre, conveniently located just off US. 33 making for an easy drive to Dublin or Logan County. *Will need TLC. This property is sold in "AS-IS" Condition! Neither seller, Nor sellers agent make any warranties on the condition of the property. Buyer is advised to rely on own inspections of property. Possession shall be upon the close of escrow approximately 3 Business days after closing. ALL offers are REQUIRE to have Proof of funds / pre approval letter and an Earnest deposit in the amount of $1,000 in certified funds made payable to HUD!

15. 2005-02-28
    soldstatus $100,000
16. 2005-02-17
    soldstatus $100,000
17. 2005-01-12
    historical
18. 2004-10-23
    listed $124,000
19. 2004-08-15
    historical
20. 2004-02-14
    listed $134,900

ⓘ 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: $3,068 · $256/mo
• Projected year-2 tax: $3,796 · $316/mo
• Expected delta: +$728/yr (+$61/mo · 23.7%)

ⓘ 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 ≥99°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,184
• − Mortgage interest: −$16,245
• − Property taxes: −$3,068
• − Insurance: −$1,450
• − Repairs & maintenance: −$1,695
• − Management: −$1,695
• − Depreciation: −$8,436
• Taxable loss: −$11,404
• Est. tax savings @ 24.0%: +$2,737
• After-tax cash flow: $-3,295/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: Marysville Exempted Village
• NCES district ID: 3904547
• Math proficiency: 67% ▼ -11.00%
• Reading proficiency: 73% ▼ -5.00%
• Median HH income: $65,329
• Composite: 60.81/100
• National rank: #819
• State rank: #137 of 656 in OH

Livability — Marysville

• Score: 78/100
• State rank: #157
• US rank: #2377

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment A+ Housing A+ Health & safety A- User ratings C-

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Union County · 57,133 people
• City population: 38,990
• Metro: Columbus, OH
• Population (ZIP): 38,990
• Household income: $99,321
• Rent vs Own: 25.7% rent · 74.3% own
• Severe rent burden: 437.0

Population outlook (Union County) Hauer SSP2

• Today (2025): 58,316 people
• By 2030: 60,024 · +2.9%
• By 2040: 62,846 · +7.8%
• By 2050: 64,195 · +10.1%
• By 2075: 65,468 · +12.3%
• By 2100: 60,748 · +4.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 6% Hispanic / Latino 4% Black 2% Asian 1%
• Common ancestry: Slovak 3% Italian 2% Romanian 2%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Spanish 2% Other Asian/Pacific 1% Arabic 1%

Political lean MEDSL · Union

• 2024 margin: Strong R (+29.6) · D 34.7% · R 64.3% · Other 1.0%
• 2008→2024 swing: -1.6pp toward R · 2008: -28.0pp · 2024: -29.6pp
• All cycles: 2024: R+29.6 2020: R+31.5 2016: R+38.0 2012: R+29.7 2008: R+28.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -266.67%
• Current HPI: 237.0968
• Rent YoY: ▲ 0.75%
• Metro: Columbus, 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

+115.0% since first listed

11 events — show timeline

• 2026-03-25 Relisted — CBRMLS
• 2026-03-23 Pending — CBRMLS
• 2026-02-23 Listed $290,000 CBRMLS
• 2011-05-09 Sold (MLS) $50,000 WRIST
• 2010-12-21 Listed $52,900 WRIST
• 2005-02-28 Sold (Public Records) $100,000 Public Records
• 2005-02-17 Sold (MLS) $100,000 CBRMLS
• 2005-01-12 Listing Removed — CBRMLS
• 2004-10-23 Listed $124,000 CBRMLS
• 2004-08-15 Listing Removed — CBRMLS
• 2004-02-14 Listed $134,900 CBRMLS

Property tax history

+7.0%/yr

Latest (2025): $3,068 · +52.5% YoY. Source: county tax records.