118 Maple St · Marietta, OH 45750

$347,500

4 bd · 3.0 ba · 5,000 sqft · MultiFamily · 36 Days on market

Built 1900 Good condition 3,200 ac lot $70/sqft · 37% below area Est $554k · 37% 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 +26.4/30.0
• ARV discount +15.0/15.0
• DSCR +9.0/10.0
• 1% rule +7.1/10.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

INCOME-PRODUCING PROPERTY! Harmar Village is one of Marietta's most charming neighborhoods. 118 Maple Street brings investment income opportunity in this area's recent revitalization. Completely renovated in 2022-2023, 118 Maple Street offers two commercial spaces on the first floor. The front is occupied by a nail salon and the rear is a local non-profit Harvest of Hope, whose mission is helping provide food for those in need. Upstairs are two apartments: the front one-bedroom and a larger two-bedroom in the rear. Both apartments are currently rented. Storefront & rear office remodeled in 2022-2023.

Key facts

• 3200 acre lot
• Parking
• Built 1900

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath multifamily listed at $348k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $910 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $348k).
• Recommended offer: $337k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.4% 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).
• At $4,192/mo this rent would consume 84% of the median local household income ($60k/yr) (locally 727% 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 $2k of loan paydown is wiped out by about $10k 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 $97k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($337k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $337,075 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — 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 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?
5. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
6. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
7. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
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 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: 1.21% ✓
• Cap rate: 9.44%
• Cash-on-cash: 11.23%
• DSCR: 1.50
• GRM: 6.9

CMA / ARV

• ARV (median comp): $554,329
• List price: $347,500
• Delta: -37.31%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
109 Maple St	0.04mi	4/5.0	5,500 (+10%)	18mo	$445,000	$81	59

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: 0.5%
• Equity multiple: 1.02×
• Total profit: $1,724
• Equity at exit: $51,813

10-year hold

• IRR: 10.1%
• Equity multiple: 1.79×
• Total profit: $76,404
• Equity at exit: $30,045

Cash invested: $97,300 (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: 23.0×

Monthly cashflow live

• Estimated rent: $4,192 medium
• Mortgage (P&I): −$1,822
• Tax est. 1.5%: −$434 /mo · $5,212/yr
• Insurance: −$145
• HOA: −$0
• Vacancy / Maint / Mgmt: −$880
• Net cashflow: $910

Break-even live

Break-even rent $3,040

Max offer price $347,500

Occupancy floor 73%

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

Units	Beds	Baths	Est. rent
1× unit	1	1	$1,261
1× unit	2	1	$1,526
1× unit	0	0	$1,404
Total (3 units)			$4,192

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: $86,875
• Closing costs: $10,425
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-05-18
   status Active 613-char remark

   Show marketing remark (613 chars)

   INCOME-PRODUCING PROPERTY! Harmar Village is one of Marietta's most charming neighborhoods. 118 Maple Street brings investment income opportunity in this area's recent revitalization. Completely renovated in 2022-2023, 118 Maple Street offers two commercial spaces on the first floor. The front is occupied by a nail salon and the rear is a local non-profit Harvest of Hope, whose mission is helping provide food for those in need. Upstairs are two apartments: the front one-bedroom and a larger two-bedroom in the rear. Both apartments are currently rented. Storefront & rear office remodeled in 2022-2023.

2. 2026-05-14
   status Pending 613-char remark

   Show marketing remark (613 chars)

   INCOME-PRODUCING PROPERTY! Harmar Village is one of Marietta's most charming neighborhoods. 118 Maple Street brings investment income opportunity in this area's recent revitalization. Completely renovated in 2022-2023, 118 Maple Street offers two commercial spaces on the first floor. The front is occupied by a nail salon and the rear is a local non-profit Harvest of Hope, whose mission is helping provide food for those in need. Upstairs are two apartments: the front one-bedroom and a larger two-bedroom in the rear. Both apartments are currently rented. Storefront & rear office remodeled in 2022-2023.

3. 2026-04-10
   listed $347,500 Active 613-char remark

   Show marketing remark (613 chars)

   INCOME-PRODUCING PROPERTY! Harmar Village is one of Marietta's most charming neighborhoods. 118 Maple Street brings investment income opportunity in this area's recent revitalization. Completely renovated in 2022-2023, 118 Maple Street offers two commercial spaces on the first floor. The front is occupied by a nail salon and the rear is a local non-profit Harvest of Hope, whose mission is helping provide food for those in need. Upstairs are two apartments: the front one-bedroom and a larger two-bedroom in the rear. Both apartments are currently rented. Storefront & rear office remodeled in 2022-2023.

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

Taxation est. · year 1

• Rental income: $50,304
• − Mortgage interest: −$19,465
• − Property taxes: −$5,212
• − Insurance: −$1,738
• − Repairs & maintenance: −$4,024
• − Management: −$4,024
• − Depreciation: −$10,109
• Taxable income: $5,731
• Est. tax owed @ 24.0%: −$1,375
• After-tax cash flow: $9,547/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 · 1 photo

Good 80/100 Cosmetic rehab

This multi-family property is in good condition with recent renovations, offering a good investment opportunity in a revitalized neighborhood.

Value-add opportunities

• Both Landscaping — Enhances curb appeal and adds value
• Resale Interior paint touch-up — Fresh paint can make a home more appealing
• Rental Window treatments — Improves privacy and comfort for tenants

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping — Enhances curb appeal and adds value ↑
• Resale Interior paint touch-up — Fresh paint can make a home more appealing ↑
• Rental Window treatments — Improves privacy and comfort for tenants ↑

ⓘ 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

3 events — show timeline

• 2026-05-18 Relisted — MLSNOW
• 2026-05-14 Pending — MLSNOW
• 2026-04-10 Listed $347,500 MLSNOW