716 Herman St · Marion, OH 43302

$109,900

2 bd · 1.0 ba · 1,324 sqft · SingleFamily public records · 52 Days on market

Built 1900 7,405 sqft lot $83/sqft · at area comps Est $111k · 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 +27.9/30.0
• DSCR +9.9/10.0
• ARV discount +8.0/15.0
• 1% rule +6.8/10.0
• 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

Listing remarks

All this two bedroom home needs is a new owner. Remodeled kitchen and bath/ utility room. Freshly painted with all new flooring. New roof, furnace, and hot water tank. Fenced backyard with small storage shed.

Key facts

• New furnace
• New hot water tank
• Remodeled kitchen

Tags

• REMODELED KITCHEN
• FENCED BACKYARD
• SMALL STORAGE SHED
• NEW ROOF
• NEW FURNACE
• NEW HOT WATER TANK

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer
• Home design: Single family residence; Two stories; Built in 1900; No shared/common walls
• Construction: Other foundation
• Exterior features: Fenced yard; Shed(s)

Interior

• Flooring: Laminate flooring; Carpet
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Has heating
• Interior features: Insulated windows throughout; Cellar / basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $340 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $107k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.0% vs local median 6.8% 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: crime D+, amenities F, commute 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.
• Zoned schools: William Mckinley Elementary School (math 12% / reading 27%, grade F, #1,293 of 1,584 statewide, top 83%, 348 students, 0% FRL); Ulysses S. Grant Middle School (math 22% / reading 25%, grade F, #597 of 654 statewide, top 92%, 998 students, 0% FRL); Harding High School (math 16% / reading 36%, grade F, #636 of 781 statewide, top 82%, 1,050 students, 0% FRL) — zoned schools average 0% FRL vs 67% district-wide (67 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 208 active listings in the ZIP; 53 units permitted in Marion County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $760 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 $31k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 21y ago; this cycle's ask has dropped $20k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $36k; list at $110k implies a 207% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $106,603 (3.0% below list)

Questions for the listing agent

1. It's been on market 52 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 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.18% ✓
• Cap rate: 10.00%
• Cash-on-cash: 13.24%
• DSCR: 1.59
• GRM: 7.1

CMA / ARV

• ARV (median comp): $111,172
• List price: $109,900
• Delta: -1.14%
• 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
602 Uncapher Ave	0.22mi	2/1.5	1,340 (+1%)	3mo	$145,000	$108	83
564 Uncapher Ave	0.17mi	3/1.0 (+1)	1,358 (+3%)	0mo	$155,000	$114	82
579 Henry St	0.19mi	3/1.0 (+1)	1,236 (-7%)	1mo	$181,000	$146	74
245 Park Blvd	0.39mi	2/1.0	1,232 (-7%)	3mo	$20,000	$16	68
589 Uncapher Ave	0.21mi	2/1.0	1,144 (-14%)	2mo	$70,000	$61	66
696 Florence St	0.24mi	3/1.0 (+1)	1,176 (-11%)	2mo	$34,000	$29	64
373 W Church St	0.60mi	3/1.5 (+1)	1,354 (+2%)	1mo	$84,000	$62	60
618 Blaine Ave	0.56mi	3/1.0 (+1)	1,376 (+4%)	3mo	$101,000	$73	60
780 Sheridan Rd	0.61mi	3/1.0 (+1)	1,388 (+5%)	2mo	$90,000	$65	57
358 Nye St	0.40mi	3/1.5 (+1)	1,138 (-14%)	1mo	$199,000	$175	50
764 Merkle Ave	0.54mi	3/1.5 (+1)	1,174 (-11%)	3mo	$175,000	$149	47
589 Girard Ave	0.68mi	3/1.0 (+1)	1,155 (-13%)	2mo	$77,000	$67	40

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: 3.2%
• Equity multiple: 1.12×
• Total profit: $3,790
• Equity at exit: $16,386

10-year hold

• IRR: 12.7%
• Equity multiple: 2.01×
• Total profit: $31,038
• Equity at exit: $9,502

Cash invested: $30,772 (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: 208
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,296 medium
• Mortgage (P&I): −$576
• Tax from tax record: −$62 /mo · $748/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$272
• Net cashflow: $340

Break-even live

Break-even rent $866

Max offer price $109,900

Occupancy floor 69%

Sensitivity live

Price	-10% $402	-5% $371	+0% $340	+5% $308	+10% $277
Rent	-10% $237	-5% $288	+0% $340	+5% $391	+10% $442
Rate	-1.0pp $395	-0.5pp $367	base $340	+0.5pp $311	+1.0pp $282

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-21
   days on market $109,900 Active 52 DOM
2. 2026-06-19
   days on market $109,900 Active 50 DOM
3. 2026-06-18
   days on market $109,900 Active 49 DOM
4. 2026-06-17
   days on market $109,900 Active 48 DOM
5. 2026-06-17
   price $109,900 Active 47 DOM
6. 2026-06-16
   days on market $119,900 Active 47 DOM
7. 2026-06-15
   days on market $119,900 Active 46 DOM
8. 2026-06-14
   days on market $119,900 Active 44 DOM
9. 2026-06-12
   days on market $119,900 Active 43 DOM
10. 2026-06-09
    days on market $119,900 Active 40 DOM
11. 2026-06-08
    days on market $119,900 Active 39 DOM
12. 2026-06-07
    days on market $119,900 Active 38 DOM
13. 2026-06-05
    days on market $119,900 Active 35 DOM
14. 2026-06-03
    days on market $119,900 Active 34 DOM
15. 2026-06-02
    days on market $119,900 Active 33 DOM
16. 2026-06-01
    days on market $119,900 Active 32 DOM
17. 2026-05-31
    days on market $119,900 Active 31 DOM
18. 2026-05-30
    days on market $119,900 Active 30 DOM
19. 2026-05-13
    price $119,900 208-char remark
20. 2026-04-30
    listed $129,900 Active 208-char remark
21. 2021-06-02
    historical
22. 2021-06-02
    historical
23. 2009-04-29
    listed $39,900
24. 2005-10-14
    soldstatus $35,750
25. 2005-08-30
    listed $37,900
26. 2005-08-30
    listed $37,900

ⓘ 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: $748 · $62/mo
• Projected year-2 tax: $1,231 · $103/mo
• Expected delta: +$483/yr (+$40/mo · 64.6%)

ⓘ 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
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,554
• − Mortgage interest: −$6,156
• − Property taxes: −$748
• − Insurance: −$550
• − Repairs & maintenance: −$1,244
• − Management: −$1,244
• − Depreciation: −$3,197
• Taxable income: $2,415
• Est. tax owed @ 24.0%: −$580
• After-tax cash flow: $3,495/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

+190.0% since first listed

9 events — show timeline

• 2026-06-16 Price Changed $109,900 CBRMLS
• 2026-05-13 Price Changed $119,900 CBRMLS
• 2026-04-30 Listed $129,900 CBRMLS
• 2021-06-02 Listing Removed — CBRMLS
• 2021-06-02 Listing Removed — CBRMLS
• 2009-04-29 Listed $39,900 CBRMLS
• 2005-10-14 Sold (MLS) $35,750 CBRMLS
• 2005-08-30 Listed $37,900 CBRMLS
• 2005-08-30 Listed $37,900 CBRMLS

Property tax history

+1.6%/yr

Latest (2025): $748 · +0.0% YoY. Source: county tax records.