401 Lancaster St · Marietta, OH 45750

$150,000

3 bd · 3.0 ba · 2,088 sqft · MultiFamily public records · 27 Days on market

Built 1900 8,999 sqft lot

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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 +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

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

Great Income!! Triplex now available and is all occupied with renters!! All three GFA furnaces were installed 2017. Laundry hook-ups in units two and three. Refrigerator in Unit 2 is owned by the tenant. Window AC units owned by the tenants also. 24 HOUR NOTICE TO SHOW.

Key facts

• Marietta college
• Downtown marietta
• 100 occupied

Tags

• 3 TOTAL UNITS
• 100 OCCUPIED
• POSITIVE CASH FLOW
• WELL KEPT
• DOWNTOWN MARIETTA
• MARIETTA COLLEGE

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath multifamily listed at $150k.

Deal economics

• At list price, monthly cash flow is $2k ($28k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $150k).
• Recommended offer: $148k (1.5% below list) — sets the bar for market timing.
• Cap rate 25.5% 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.
• Zoned schools: Marietta Elementary School (math 37% / reading 57%, grade D-, #942 of 1,584 statewide, top 61%, 655 students, 50% FRL); Marietta High School (math 32% / reading 61%, grade D-, #460 of 781 statewide, top 59%, 1,016 students, 42% FRL) — zoned schools at 46% FRL track the district average.
• Market conditions: 118 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 3 units permitted in Washington County in 2024 (0 in 5+ unit buildings).

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 ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• 3 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.
• Current owner paid $125k; 20% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $147,750 (1.5% below list)

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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 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: 2.81% ✓
• Cap rate: 25.46%
• Cash-on-cash: 68.45%
• DSCR: 4.05
• GRM: 3.0

CMA / ARV

• ARV (on-the-fly): $96,048
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
516 1/2 3rd St	0.54mi	4/2.0 (+1)	2,058 (-1%)	4mo	$55,000	$27	60
610 2nd St	0.51mi	3/3.0	2,184 (+5%)	19mo	$100,000	$46	52
435 Third St	0.47mi	4/1.5 (+1)	1,978 (-5%)	18mo	$130,000	$66	43

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: 66.2%
• Equity multiple: 3.97×
• Total profit: $124,784
• Equity at exit: $22,365

10-year hold

• IRR: 70.4%
• Equity multiple: 8.16×
• Total profit: $300,729
• 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: 8.9×

Monthly cashflow live

• Estimated rent: $4,211 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$82 /mo · $980/yr
• Insurance: −$62
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$884
• Net cashflow: $2,340

Break-even live

Break-even rent $1,249

Max offer price $150,000

Occupancy floor 39%

Sensitivity live

Price	-10% $2,425	-5% $2,383	+0% $2,340	+5% $2,298	+10% $2,255
Rent	-10% $2,008	-5% $2,174	+0% $2,340	+5% $2,507	+10% $2,673
Rate	-1.0pp $2,416	-0.5pp $2,379	base $2,340	+0.5pp $2,301	+1.0pp $2,262

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

Units	Beds	Baths	Est. rent
▸ 3× units	3	1.5	$4,212
Total (3 units)			$4,211

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: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
803 3rd St Marietta, OH	3.0	2.0	1659	$2,000	$1.21	45d	1	0.77mi

Listing history 11 events

1. 2026-04-14
   soldstatus $125,000
2. 2026-03-04
   status Pending
3. 2026-02-19
   status Active
4. 2026-02-09
   historical Contingent
5. 2026-02-04
   listed $150,000 Active
6. 2024-07-10
   soldstatus $115,000
7. 2024-07-01
   soldstatus $115,000 Closed 272-char remark

   Show marketing remark (272 chars)

   Great Income!! Triplex now available and is all occupied with renters!! All three GFA furnaces were installed 2017. Laundry hook-ups in units two and three. Refrigerator in Unit 2 is owned by the tenant. Window AC units owned by the tenants also. 24 HOUR NOTICE TO SHOW.

8. 2024-06-17
   status Pending 272-char remark

   Show marketing remark (272 chars)

   Great Income!! Triplex now available and is all occupied with renters!! All three GFA furnaces were installed 2017. Laundry hook-ups in units two and three. Refrigerator in Unit 2 is owned by the tenant. Window AC units owned by the tenants also. 24 HOUR NOTICE TO SHOW.

9. 2024-06-05
   listed $129,900 Active 272-char remark

   Show marketing remark (272 chars)

   Great Income!! Triplex now available and is all occupied with renters!! All three GFA furnaces were installed 2017. Laundry hook-ups in units two and three. Refrigerator in Unit 2 is owned by the tenant. Window AC units owned by the tenants also. 24 HOUR NOTICE TO SHOW.

10. 2017-10-24
    soldstatus $80,000
11. 2017-10-24
    soldstatus $40,000

ⓘ 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: $980 · $82/mo
• Projected year-2 tax: $1,660 · $138/mo
• Expected delta: +$680/yr (+$57/mo · 69.4%)

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 78% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥101°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 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: $50,532
• − Mortgage interest: −$8,402
• − Property taxes: −$980
• − Insurance: −$1,416
• − Repairs & maintenance: −$4,043
• − Management: −$4,043
• − Depreciation: −$4,364
• Taxable income: $27,284
• Est. tax owed @ 24.0%: −$6,548
• After-tax cash flow: $21,536/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

+56.2% since first listed

11 events — show timeline

• 2026-04-14 Sold (Public Records) $125,000 Public Records
• 2026-03-04 Pending — MLSNOW
• 2026-02-19 Relisted — MLSNOW
• 2026-02-09 Contingent — MLSNOW
• 2026-02-04 Listed $150,000 MLSNOW
• 2024-07-10 Sold (Public Records) $115,000 Public Records
• 2024-07-01 Sold (MLS) $115,000 MLSNOW
• 2024-06-17 Pending — MLSNOW
• 2024-06-05 Listed $129,900 MLSNOW
• 2017-10-24 Sold (Public Records) $40,000 Public Records
• 2017-10-24 Sold (Public Records) $80,000 Public Records

Property tax history

+3.3%/yr

Latest (2025): $980 · +1.8% YoY. Source: county tax records.