213 E Montgomery St · Marietta, OH 45750

$169,900

3 bd · 1.5 ba · 1,556 sqft · SingleFamily public records · 49 Days on market

Built 1935 1,306 sqft lot $109/sqft · at area comps Est $167k · at est.

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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 +25.1/30.0
• DSCR +8.2/10.0
• ARV discount +6.6/15.0
• 1% rule +5.9/10.0
• 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

Completely renovated and thoughtfully restored, this move-in ready home has been brought back to life from top to bottom! With major updates already completed, you can enjoy peace of mind and immediate possession from day one. Nearly every major mechanical has been replaced, including a new 90% efficient furnace, central HVAC system, hot water tank, updated plumbing, new electrical box, wiring, and new exterior service. A new roof adds even more long-term value and reliability. Inside, you’ll find fresh updates throughout including new flooring, some new drywall, and an updated kitchen! The kitchen offers new cabinetry, countertops, and brand-new appliances including the stove, dishwasher, and microwave. Convenient 1st floor laundry is located just off the kitchen for everyday ease. The main level features a full bathroom, while the upper level offers a second full bath and 3 generously sized bedrooms. Some upstairs windows have also been replaced. A walkout basement provides excellent storage space and added convenience. Located in the Marietta Local School District, this beautifully updated home offers the perfect blend of character, comfort, and modern improvements. Move-in ready and immediate possession available!

Key facts

• Hot water tank
• New furnace
• Central hvac system

Tags

• NEW FURNACE
• CENTRAL HVAC SYSTEM
• HOT WATER TANK
• UPDATED PLUMBING
• NEW ELECTRICAL BOX
• NEW ROOF

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer
• Home design: Single family residence; Two levels; Built in 1935; No shared/common walls
• Construction: Built in 1935
• Exterior features: Foundation: Other; Small lot (approximately 0.03 acre)

Interior

• Flooring: Ceramic/porcelain flooring; Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Forced-air heating
• Interior features: Insulated windows throughout; Decorative fireplace (one); Basement with walk-up access

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $375 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $165k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.9% 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; 2 comparable units currently listed for rent nearby; 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 $5k 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.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($165k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 17y 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 $170k implies a 240% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1935 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $164,803 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 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 1935 — 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. 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.
6. 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.
7. 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: 1.09% ✓
• Cap rate: 8.94%
• Cash-on-cash: 9.45%
• DSCR: 1.42
• GRM: 7.6

CMA / ARV

• ARV (median comp): $166,659
• List price: $169,900
• Delta: 1.94%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
714 Front St	0.17mi	3/1.0	1,560 (+0%)	1mo	$170,000	$109	89
723 6th St	0.29mi	3/1.5	1,588 (+2%)	6mo	$244,000	$154	78
623 N 7th St	0.44mi	3/1.5	1,616 (+4%)	6mo	$225,000	$139	68
813 3rd St	0.05mi	2/1.0 (-1)	1,407 (-10%)	10mo	$200,000	$142	66
828 Fifth St	0.24mi	3/1.0	1,352 (-13%)	4mo	$135,000	$100	61
625 Front St	0.30mi	3/2.5	1,700 (+9%)	8mo	$169,900	$100	60
517 8th St	0.63mi	3/2.0	1,570 (+1%)	10mo	$100,000	$64	59
606 Front St	0.35mi	2/2.0 (-1)	1,740 (+12%)	5mo	$157,200	$90	53
623 Front St	0.30mi	4/2.5 (+1)	1,400 (-10%)	10mo	$185,151	$132	52
503 3rd St	0.52mi	3/1.5	1,758 (+13%)	4mo	$155,000	$88	51
131 Cullen Rd	0.71mi	2/2.0 (-1)	1,511 (-3%)	12mo	$85,000	$56	45
111 High St	0.75mi	2/1.0 (-1)	1,440 (-8%)	9mo	$132,500	$92	38

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: -2.1%
• Equity multiple: 0.92×
• Total profit: $-3,682
• Equity at exit: $25,333

10-year hold

• IRR: 7.6%
• Equity multiple: 1.58×
• Total profit: $27,446
• Equity at exit: $14,690

Cash invested: $47,572 (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: 7.6×

Monthly cashflow live

• Estimated rent: $1,859 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$132 /mo · $1,589/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$390
• Net cashflow: $375

Break-even live

Break-even rent $1,385

Max offer price $169,900

Occupancy floor 75%

Sensitivity live

Price	-10% $471	-5% $423	+0% $375	+5% $327	+10% $279
Rent	-10% $228	-5% $301	+0% $375	+5% $448	+10% $522
Rate	-1.0pp $460	-0.5pp $418	base $375	+0.5pp $331	+1.0pp $286

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	0.01mi
621 Virginia St #5 Marietta, OH	3.0	2.0	1240	$1,695	$1.37	44d	1	1.43mi

Listing history 29 events

1. 2026-06-19
   days on market $169,900 Active 49 DOM
2. 2026-06-18
   days on market $169,900 Active 48 DOM
3. 2026-06-17
   days on market $169,900 Active 47 DOM
4. 2026-06-16
   days on market $169,900 Active 46 DOM
5. 2026-06-15
   days on market $169,900 Active 45 DOM
6. 2026-06-14
   days on market $169,900 Active 43 DOM
7. 2026-06-12
   days on market $169,900 Active 42 DOM
8. 2026-06-09
   days on market $169,900 Active 39 DOM
9. 2026-06-08
   days on market $169,900 Active 38 DOM
10. 2026-06-07
    days on market $169,900 Active 37 DOM
11. 2026-06-07
    days on market $169,900 Active 36 DOM
12. 2026-06-03
    days on market $169,900 Active 33 DOM
13. 2026-06-02
    days on market $169,900 Active 32 DOM
14. 2026-06-01
    days on market $169,900 Active 31 DOM
15. 2026-05-31
    days on market $169,900 Active 30 DOM
16. 2026-05-30
    days on market $169,900 Active 29 DOM
17. 2026-05-01
    listed $169,900 Active 1243-char remark

    Show marketing remark (1243 chars)

    Completely renovated and thoughtfully restored, this move-in ready home has been brought back to life from top to bottom! With major updates already completed, you can enjoy peace of mind and immediate possession from day one. Nearly every major mechanical has been replaced, including a new 90% efficient furnace, central HVAC system, hot water tank, updated plumbing, new electrical box, wiring, and new exterior service. A new roof adds even more long-term value and reliability. Inside, you’ll find fresh updates throughout including new flooring, some new drywall, and an updated kitchen! The kitchen offers new cabinetry, countertops, and brand-new appliances including the stove, dishwasher, and microwave. Convenient 1st floor laundry is located just off the kitchen for everyday ease. The main level features a full bathroom, while the upper level offers a second full bath and 3 generously sized bedrooms. Some upstairs windows have also been replaced. A walkout basement provides excellent storage space and added convenience. Located in the Marietta Local School District, this beautifully updated home offers the perfect blend of character, comfort, and modern improvements. Move-in ready and immediate possession available!

18. 2026-05-01
    listed $169,900 Active 1216-char remark

    Show marketing remark (1243 chars)

    Completely renovated and thoughtfully restored, this move-in ready home has been brought back to life from top to bottom! With major updates already completed, you can enjoy peace of mind and immediate possession from day one. Nearly every major mechanical has been replaced, including a new 90% efficient furnace, central HVAC system, hot water tank, updated plumbing, new electrical box, wiring, and new exterior service. A new roof adds even more long-term value and reliability. Inside, you’ll find fresh updates throughout including new flooring, some new drywall, and an updated kitchen! The kitchen offers new cabinetry, countertops, and brand-new appliances including the stove, dishwasher, and microwave. Convenient 1st floor laundry is located just off the kitchen for everyday ease. The main level features a full bathroom, while the upper level offers a second full bath and 3 generously sized bedrooms. Some upstairs windows have also been replaced. A walkout basement provides excellent storage space and added convenience. Located in the Marietta Local School District, this beautifully updated home offers the perfect blend of character, comfort, and modern improvements. Move-in ready and immediate possession available!

19. 2025-11-26
    soldstatus $50,000
20. 2025-11-19
    soldstatus $50,000 Closed

    Show marketing remark (780 chars)

    Your chance to own a piece of downtown history and make it yours. Home was in the process of a complete remodel. You have newer kitchen cabinets and a new first floor bathroom. Upper level has essentially been stripped and waiting on new owner to put their touch on it. There was an additional full bath on second level, and plumbing still in place. Home offers most of the original woodwork, hardwood floors, trim and decorative fireplaces. Home has not had utilities on for many years and owner will not be turning on utilities. So much of the character and charm is here and just waiting for a new owner to make it shine again! Furnace does not work. Home has little yard for those that do not want a lot of yard work. A unique opportunity. Cash or conventional financing only!

21. 2025-11-11
    status Pending

    Show marketing remark (780 chars)

    Your chance to own a piece of downtown history and make it yours. Home was in the process of a complete remodel. You have newer kitchen cabinets and a new first floor bathroom. Upper level has essentially been stripped and waiting on new owner to put their touch on it. There was an additional full bath on second level, and plumbing still in place. Home offers most of the original woodwork, hardwood floors, trim and decorative fireplaces. Home has not had utilities on for many years and owner will not be turning on utilities. So much of the character and charm is here and just waiting for a new owner to make it shine again! Furnace does not work. Home has little yard for those that do not want a lot of yard work. A unique opportunity. Cash or conventional financing only!

22. 2025-09-05
    status Active

    Show marketing remark (780 chars)

    Your chance to own a piece of downtown history and make it yours. Home was in the process of a complete remodel. You have newer kitchen cabinets and a new first floor bathroom. Upper level has essentially been stripped and waiting on new owner to put their touch on it. There was an additional full bath on second level, and plumbing still in place. Home offers most of the original woodwork, hardwood floors, trim and decorative fireplaces. Home has not had utilities on for many years and owner will not be turning on utilities. So much of the character and charm is here and just waiting for a new owner to make it shine again! Furnace does not work. Home has little yard for those that do not want a lot of yard work. A unique opportunity. Cash or conventional financing only!

23. 2025-09-05
    price $69,500

    Show marketing remark (780 chars)

    Your chance to own a piece of downtown history and make it yours. Home was in the process of a complete remodel. You have newer kitchen cabinets and a new first floor bathroom. Upper level has essentially been stripped and waiting on new owner to put their touch on it. There was an additional full bath on second level, and plumbing still in place. Home offers most of the original woodwork, hardwood floors, trim and decorative fireplaces. Home has not had utilities on for many years and owner will not be turning on utilities. So much of the character and charm is here and just waiting for a new owner to make it shine again! Furnace does not work. Home has little yard for those that do not want a lot of yard work. A unique opportunity. Cash or conventional financing only!

24. 2025-09-03
    historical

    Show marketing remark (780 chars)

    Your chance to own a piece of downtown history and make it yours. Home was in the process of a complete remodel. You have newer kitchen cabinets and a new first floor bathroom. Upper level has essentially been stripped and waiting on new owner to put their touch on it. There was an additional full bath on second level, and plumbing still in place. Home offers most of the original woodwork, hardwood floors, trim and decorative fireplaces. Home has not had utilities on for many years and owner will not be turning on utilities. So much of the character and charm is here and just waiting for a new owner to make it shine again! Furnace does not work. Home has little yard for those that do not want a lot of yard work. A unique opportunity. Cash or conventional financing only!

25. 2025-06-26
    price $79,500

    Show marketing remark (780 chars)

    Your chance to own a piece of downtown history and make it yours. Home was in the process of a complete remodel. You have newer kitchen cabinets and a new first floor bathroom. Upper level has essentially been stripped and waiting on new owner to put their touch on it. There was an additional full bath on second level, and plumbing still in place. Home offers most of the original woodwork, hardwood floors, trim and decorative fireplaces. Home has not had utilities on for many years and owner will not be turning on utilities. So much of the character and charm is here and just waiting for a new owner to make it shine again! Furnace does not work. Home has little yard for those that do not want a lot of yard work. A unique opportunity. Cash or conventional financing only!

26. 2025-03-06
    listed $89,500 Active

    Show marketing remark (780 chars)

    Your chance to own a piece of downtown history and make it yours. Home was in the process of a complete remodel. You have newer kitchen cabinets and a new first floor bathroom. Upper level has essentially been stripped and waiting on new owner to put their touch on it. There was an additional full bath on second level, and plumbing still in place. Home offers most of the original woodwork, hardwood floors, trim and decorative fireplaces. Home has not had utilities on for many years and owner will not be turning on utilities. So much of the character and charm is here and just waiting for a new owner to make it shine again! Furnace does not work. Home has little yard for those that do not want a lot of yard work. A unique opportunity. Cash or conventional financing only!

27. 2009-09-17
    soldstatus $39,000
28. 2009-09-02
    soldstatus $39,000
29. 2009-05-27
    listed $41,900

ⓘ 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: $1,589 · $132/mo
• Projected year-2 tax: $2,120 · $177/mo
• Expected delta: +$531/yr (+$44/mo · 33.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥101°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 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: $22,314
• − Mortgage interest: −$9,517
• − Property taxes: −$1,589
• − Insurance: −$850
• − Repairs & maintenance: −$1,785
• − Management: −$1,785
• − Depreciation: −$4,943
• Taxable income: $1,845
• Est. tax owed @ 24.0%: −$443
• After-tax cash flow: $4,055/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

+305.5% since first listed

13 events — show timeline

• 2026-05-01 Listed $169,900 CBRMLS
• 2026-05-01 Listed $169,900 MLSNOW
• 2025-11-26 Sold (Public Records) $50,000 Public Records
• 2025-11-19 Sold (MLS) $50,000 MLSNOW
• 2025-11-11 Pending — MLSNOW
• 2025-09-05 Relisted — MLSNOW
• 2025-09-05 Price Changed $69,500 MLSNOW
• 2025-09-03 Listing Removed — MLSNOW
• 2025-06-26 Price Changed $79,500 MLSNOW
• 2025-03-06 Listed $89,500 MLSNOW
• 2009-09-17 Sold (Public Records) $39,000 Public Records
• 2009-09-02 Sold (MLS) $39,000 MLSNOW
• 2009-05-27 Listed $41,900 MLSNOW

Property tax history

+11.6%/yr

Latest (2025): $1,589 · +18.3% YoY. Source: county tax records.