614 Cutler St · Marietta, OH 45750

$175,000

5 bd · 2.0 ba · 2,970 sqft · SingleFamily public records · 76 Days on market

Built 1900 0.42 ac lot $59/sqft · 49% below area Est $340k · 49% under

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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 +21.4/30.0
• ARV discount +15.0/15.0
• DSCR +6.8/10.0
• 1% rule +6.1/10.0
• 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

This classic 6 bedroom, 2 bathroom Victorian home is filled with character and endless potential. Offering approximately 2,970 finished square feet, this home provides an incredible amount of space and opportunity. From the beautiful hardwood floors ready for restoration to the stunning original woodwork, built-ins, decorative fireplaces, and intricate plaster detail throughout several first-floor rooms, this property offers the kind of charm that is hard to find. An inviting front porch welcomes you, while a spacious sunroom lined with windows adds even more natural light and appeal. The home also features a large deck offering privacy and a sense of seclusion, perfect for relaxing or entertaining. A large unfinished basement and unfinished attic provide unique character and abundant storage space, with additional potential for future use. A furnace was added in the attic to provide heat to the second floor, and a new metal roof was installed in 2023/2024. Both bathrooms are in need of full renovation, giving the next owner a great opportunity to add value and make it their own. Conveniently located in downtown Marietta, this property is just minutes from restaurants, shopping, entertainment, and Marietta College. This home would make an excellent investment opportunity, rental, or sweat equity project. The property is being sold as-is. The seller is offering multiple properties for sale and would consider a bundle package, presenting an excellent opportunity to expand your investment portfolio.

Key facts

• Front porch
• Sunroom
• Original woodwork

Tags

• HARDWOOD FLOORS
• ORIGINAL WOODWORK
• DECORATIVE FIREPLACES
• PLASTER DETAIL
• FRONT PORCH
• SUNROOM

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $259 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $164k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.1% vs local median 6.3% in Marietta — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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).
• This rent runs 39% 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 76 days — a 6% lower offer ($164k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y 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 $6k; list at $175k implies a 2597% 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 $164,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 76 days. Have you received any prior offers? Is the seller open to a 6% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.11% ✓
• Cap rate: 8.07%
• Cash-on-cash: 6.35%
• DSCR: 1.28
• GRM: 7.5

CMA / ARV

• ARV (median comp): $340,000
• List price: $175,000
• Delta: -48.53%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
323 5th St	0.17mi	4/4.5 (-1)	2,790 (-6%)	12mo	$520,000	$186	57
527 3rd St	0.50mi	4/2.5 (-1)	2,979 (+0%)	20mo	$500,000	$168	53
304 Washington St	0.49mi	4/2.5 (-1)	3,012 (+1%)	23mo	$310,000	$103	49
607 3rd St	0.58mi	4/1.5 (-1)	2,788 (-6%)	20mo	$116,555	$42	39
213 Washington St	0.56mi	4/2.5 (-1)	2,632 (-11%)	19mo	$250,000	$95	32

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: -6.5%
• Equity multiple: 0.76×
• Total profit: $-11,764
• Equity at exit: $26,093

10-year hold

• IRR: 3.2%
• Equity multiple: 1.23×
• Total profit: $11,312
• Equity at exit: $15,131

Cash invested: $49,000 (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: 7.5×

Monthly cashflow live

• Estimated rent: $1,940 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$282 /mo · $3,388/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$407
• Net cashflow: $259

Break-even live

Break-even rent $1,611

Max offer price $175,000

Occupancy floor 82%

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-19
   days on market $175,000 Active 76 DOM
2. 2026-06-18
   days on market $175,000 Active 75 DOM
3. 2026-06-17
   days on market $175,000 Active 74 DOM
4. 2026-06-16
   days on market $175,000 Active 73 DOM
5. 2026-06-15
   days on market $175,000 Active 72 DOM
6. 2026-06-14
   days on market $175,000 Active 70 DOM
7. 2026-06-12
   days on market $175,000 Active 69 DOM
8. 2026-06-09
   days on market $175,000 Active 66 DOM
9. 2026-06-08
   days on market $175,000 Active 65 DOM
10. 2026-06-07
    days on market $175,000 Active 64 DOM
11. 2026-06-07
    days on market $175,000 Active 63 DOM
12. 2026-06-03
    days on market $175,000 Active 60 DOM
13. 2026-06-02
    days on market $175,000 Active 59 DOM
14. 2026-06-01
    days on market $175,000 Active 58 DOM
15. 2026-05-31
    days on market $175,000 Active 57 DOM
16. 2026-05-30
    days on market $175,000 Active 56 DOM
17. 2026-04-03
    listed $175,000 Active 1521-char remark

    Show marketing remark (1521 chars)

    This classic 6 bedroom, 2 bathroom Victorian home is filled with character and endless potential. Offering approximately 2,970 finished square feet, this home provides an incredible amount of space and opportunity. From the beautiful hardwood floors ready for restoration to the stunning original woodwork, built-ins, decorative fireplaces, and intricate plaster detail throughout several first-floor rooms, this property offers the kind of charm that is hard to find. An inviting front porch welcomes you, while a spacious sunroom lined with windows adds even more natural light and appeal. The home also features a large deck offering privacy and a sense of seclusion, perfect for relaxing or entertaining. A large unfinished basement and unfinished attic provide unique character and abundant storage space, with additional potential for future use. A furnace was added in the attic to provide heat to the second floor, and a new metal roof was installed in 2023/2024. Both bathrooms are in need of full renovation, giving the next owner a great opportunity to add value and make it their own. Conveniently located in downtown Marietta, this property is just minutes from restaurants, shopping, entertainment, and Marietta College. This home would make an excellent investment opportunity, rental, or sweat equity project. The property is being sold as-is. The seller is offering multiple properties for sale and would consider a bundle package, presenting an excellent opportunity to expand your investment portfolio.

18. 2019-03-14
    soldstatus $6,488
19. 2019-03-07
    soldstatus $122,000 449-char remark

    Show marketing remark (449 chars)

    This large 6 bedroom, 2 bathroom house has beautiful original hardwood trim, plaster reliefs on ceilings and built-ins. Tons of charm! There is a living room, family room and den on the first floor with a beautiful sun room complete with skylights. First floor bathroom and 6 bedrooms as well as a bathroom on the second floor. Walk-up attic and large basement. Next to steps that could be used to go to shopping and very close to Marietta College.

20. 2018-08-01
    listed $139,000 449-char remark

    Show marketing remark (449 chars)

    This large 6 bedroom, 2 bathroom house has beautiful original hardwood trim, plaster reliefs on ceilings and built-ins. Tons of charm! There is a living room, family room and den on the first floor with a beautiful sun room complete with skylights. First floor bathroom and 6 bedrooms as well as a bathroom on the second floor. Walk-up attic and large basement. Next to steps that could be used to go to shopping and very close to Marietta College.

21. 2018-03-29
    historical
22. 2018-03-15
    listed $162,000

ⓘ 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: $3,388 · $282/mo
• Projected year-2 tax: $3,388 · $282/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 2/10 Low
• 🌡 Heat 4/10 Moderate 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 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,277
• − Mortgage interest: −$9,803
• − Property taxes: −$3,388
• − Insurance: −$875
• − Repairs & maintenance: −$1,862
• − Management: −$1,862
• − Depreciation: −$5,091
• Taxable income: $396
• Est. tax owed @ 24.0%: −$95
• After-tax cash flow: $3,018/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

+8.0% since first listed

6 events — show timeline

• 2026-04-03 Listed $175,000 MLSNOW
• 2019-03-14 Sold (Public Records) $6,488 Public Records
• 2019-03-07 Sold (MLS) $122,000 MLSNOW
• 2018-08-01 Listed $139,000 MLSNOW
• 2018-03-29 Listing Removed — MLSNOW
• 2018-03-15 Listed $162,000 MLSNOW

Property tax history

+10.5%/yr

Latest (2025): $3,388 · +38.7% YoY. Source: county tax records.