289 Redwood Dr · Marysville, OH 43040

$119,900

3 bd · 2.0 ba · 1,120 sqft · SingleFamily · 96 Days on market

Built 2023 Good condition $107/sqft · 31% below area Est $173k · 31% under ↓ 4% since listing

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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 +26.6/30.0
• ARV discount +15.0/15.0
• DSCR +9.1/10.0
• 1% rule +7.1/10.0
• Schools +6.1/10.0
• Condition / age +4.0/5.0
• Livability +3.9/5.0
• Rent growth +2.7/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Built in 2023 and meticulously cared for, this better-than-new 3-bedroom, 2-bath home offers the perfect combination of modern design, peaceful surroundings, and everyday convenience. Situated on a premium lot backing directly to the wooded trails and pond at McCarthy Park, this property provides a rare opportunity to enjoy scenic views, mature trees, and walking paths right outside your backyard. Designed for true main-floor living, the owner's suite, additional bedrooms, full bathrooms, and laundry are all conveniently located on the primary level -- creating effortless daily living without the need for stairs. The open layout allows for comfortable flow between living spaces while still offering defined areas for relaxing and entertaining. The home feels fresh and move-in ready, delivering all the benefits of new construction without the wait, added costs, or construction timelines. Pride of ownership is evident throughout. The natural backdrop creates a private and serene setting, perfect for enjoying morning coffee, evening sunsets, or a quiet walk along the park trails. Whether you love outdoor recreation or simply appreciate peaceful views, this lot delivers a truly special setting. Many upgrades including: Owner Suite Bath/Custom cabinets by Closets by Design; IKEA Cabinet; Window Blinds/Curtains; New Gutter covers; permanent LED lights outside; Ring System (Exterior camera/Interior Camera and hardware) Located just minutes from Route 33 and 36, commuting is simple and convenient. You're also close to all the shopping, dining, and amenities that Marysville has to offer, making this home ideal for those seeking both tranquility and accessibility.

Key facts

• Premium lot
• Wooded trails
• Scenic views

Tags

• PREMIUM LOT
• WOODED TRAILS
• POND AT MCCARTHY PARK
• SCENIC VIEWS
• MATURE TREES
• WALKING PATHS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $120k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $319 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $109k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.5% vs local median 2.2% in Marysville — 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 78/100 on livability (#157 in OH, #2,377 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: amenities F, commute F.
• Marysville Exempted Village (town): math 67% / reading 73% proficiency, ranked #137 of 656 in OH (top 21%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: Rents flat; 227 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 1,498 units permitted in Union County in 2024 (831 in 5+ unit buildings).
• This rent is only 18% of the median local income ($99k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $829 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Union County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 96 days — a 9% lower offer ($109k) is reasonable based on typical stale-listing flexibility.

Recommended offer $109,109 (9.0% below list)

Questions for the listing agent

1. It's been on market 96 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.21% ✓
• Cap rate: 9.49%
• Cash-on-cash: 11.42%
• DSCR: 1.51
• GRM: 6.9

CMA / ARV

• ARV (median comp): $173,469
• List price: $119,900
• Delta: -30.88%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
117 W 3rd St	0.32mi	3/1.0	1,112 (-1%)	2mo	$195,000	$175	78
78 Aspen Dr	0.29mi	3/2.0	1,040 (-7%)	7mo	$75,000	$72	69
130 2nd St	0.35mi	3/1.0	1,036 (-8%)	2mo	$232,000	$224	66
568 Wagon Wheel Ln	0.56mi	3/1.5	1,064 (-5%)	0mo	$255,000	$240	64
825 Columbus Ave	0.52mi	3/2.0	1,162 (+4%)	8mo	$220,000	$189	63
627 E 6th St	0.47mi	3/1.0	1,162 (+4%)	7mo	$172,000	$148	62
160 Buerger St	0.48mi	3/1.0	1,164 (+4%)	11mo	$200,000	$172	58
203 W Third St	0.37mi	2/1.0 (-1)	1,020 (-9%)	7mo	$188,900	$185	53
544 E 6th St	0.41mi	2/1.0 (-1)	1,264 (+13%)	1mo	$247,500	$196	50
526 W 4th St	0.66mi	3/2.0	1,252 (+12%)	0mo	$105,000	$84	49
566 E 10th St	0.72mi	2/2.0 (-1)	1,205 (+8%)	1mo	$286,200	$238	48
317 S Walnut St	0.53mi	2/1.0 (-1)	984 (-12%)	9mo	$238,000	$242	39

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 · 0.75% rent growth · sell at horizon

5-year hold

• IRR: -1.8%
• Equity multiple: 0.93×
• Total profit: $-2,282
• Equity at exit: $17,877

10-year hold

• IRR: 5.2%
• Equity multiple: 1.35×
• Total profit: $11,676
• Equity at exit: $10,367

Cash invested: $33,572 (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 43040

• Rents YoY: 0.8%
• Active inventory: 227
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,453 high
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,798/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$305
• Net cashflow: $319

Break-even live

Break-even rent $1,049

Max offer price $119,900

Occupancy floor 73%

Sensitivity live

Price	-10% $402	-5% $361	+0% $319	+5% $278	+10% $237
Rent	-10% $205	-5% $262	+0% $319	+5% $377	+10% $434
Rate	-1.0pp $380	-0.5pp $350	base $319	+0.5pp $288	+1.0pp $257

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
548 N Main St Marysville, OH	2.0–3.0	2.0	1022	$1,050	$1.03	2d	1	0.27mi
331 S Walnut St Unit 2nd floor Marysville, OH	2.0	1.0	800	$1,150	$1.44	24d	1	0.56mi
316 W 5th St Marysville, OH	2.0	1.0	700	$950	$1.36	2d	1	0.58mi
316 W 5th St Unit 9 Marysville, OH	2.0	1.0	700	$875	$1.25	2d	1	0.58mi
316 W 5th St Marysville, OH	2.0	1.0	700	$950	$1.36	44d	1	0.58mi
291 Pearlash Rd Marysville, OH	2.0	2.0	1223	$1,834	$1.50	2d	10	0.69mi
1001 Columbus Ave Marysville, OH	1.0–2.0	1.0–2.0	775	$1,466	$1.89	2d	18	0.78mi
650 1/2 Chestnut St Marysville, OH	2.0	1.0	1000	$1,200	$1.20	44d	1	0.81mi
780 Doss DR Marysville, OH	1.0–2.0	1.0–2.0	829	$1,440	$1.74	2d	34	0.94mi
950 Professional Pkwy Marysville, OH	2.0	1.0–2.0	812	$1,655	$2.04	2d	81	0.98mi
722 Collins Ave Unit 722-L Marysville, OH	2.0	1.0	780	$1,099	$1.41	2d	1	1.08mi
201 Professional Pkwy Marysville, OH	2.0	1.0	899	$1,834	$2.04	2d	1	1.08mi
925 W 5th St Marysville, OH	1.0–2.0	1.0	812	$1,204	$1.48	2d	2	1.09mi
259 Honeysuckle Ln Marysville, OH	2.0	2.0	1501	$2,180	$1.45	2d	8	1.15mi
777 Milcrest Dr Unit 779 Marysville, OH	2.0	2.0	1000	$1,350	$1.35	44d	1	1.16mi
777 Milcrest Dr Unit 791 Marysville, OH	2.0	2.0	1000	$1,525	$1.52	2d	1	1.16mi
777 Milcrest Dr Unit 799 Marysville, OH	2.0	2.0	1000	$1,400	$1.40	13d	1	1.16mi
179 Emmaus Rd Marysville, OH	1.0–2.0	1.0–1.5	796	$1,521	$1.91	2d	7	1.21mi
300 Iron Way Marysville, OH	1.0–2.0	1.0–2.0	892	$1,620	$1.82	2d	24	1.27mi
341 Riverwind Dr Marysville, OH	2.0	2.0	906	$1,240	$1.37	2d	6	1.34mi
630 Watkins Glen Blvd Marysville, OH	1.0–3.0	1.0–2.5	1009	$2,585	$2.56	2d	13	1.47mi

Listing history 3 events

1. 2026-05-31
   days on market $119,900 Active 96 DOM
2. 2026-04-24
   price $119,900 1684-char remark

   Show marketing remark (1684 chars)

   Built in 2023 and meticulously cared for, this better-than-new 3-bedroom, 2-bath home offers the perfect combination of modern design, peaceful surroundings, and everyday convenience. Situated on a premium lot backing directly to the wooded trails and pond at McCarthy Park, this property provides a rare opportunity to enjoy scenic views, mature trees, and walking paths right outside your backyard. Designed for true main-floor living, the owner's suite, additional bedrooms, full bathrooms, and laundry are all conveniently located on the primary level -- creating effortless daily living without the need for stairs. The open layout allows for comfortable flow between living spaces while still offering defined areas for relaxing and entertaining. The home feels fresh and move-in ready, delivering all the benefits of new construction without the wait, added costs, or construction timelines. Pride of ownership is evident throughout. The natural backdrop creates a private and serene setting, perfect for enjoying morning coffee, evening sunsets, or a quiet walk along the park trails. Whether you love outdoor recreation or simply appreciate peaceful views, this lot delivers a truly special setting. Many upgrades including: Owner Suite Bath/Custom cabinets by Closets by Design; IKEA Cabinet; Window Blinds/Curtains; New Gutter covers; permanent LED lights outside; Ring System (Exterior camera/Interior Camera and hardware) Located just minutes from Route 33 and 36, commuting is simple and convenient. You're also close to all the shopping, dining, and amenities that Marysville has to offer, making this home ideal for those seeking both tranquility and accessibility.

3. 2026-02-24
   listed $125,000 Active 1684-char remark

   Show marketing remark (1684 chars)

   Built in 2023 and meticulously cared for, this better-than-new 3-bedroom, 2-bath home offers the perfect combination of modern design, peaceful surroundings, and everyday convenience. Situated on a premium lot backing directly to the wooded trails and pond at McCarthy Park, this property provides a rare opportunity to enjoy scenic views, mature trees, and walking paths right outside your backyard. Designed for true main-floor living, the owner's suite, additional bedrooms, full bathrooms, and laundry are all conveniently located on the primary level -- creating effortless daily living without the need for stairs. The open layout allows for comfortable flow between living spaces while still offering defined areas for relaxing and entertaining. The home feels fresh and move-in ready, delivering all the benefits of new construction without the wait, added costs, or construction timelines. Pride of ownership is evident throughout. The natural backdrop creates a private and serene setting, perfect for enjoying morning coffee, evening sunsets, or a quiet walk along the park trails. Whether you love outdoor recreation or simply appreciate peaceful views, this lot delivers a truly special setting. Many upgrades including: Owner Suite Bath/Custom cabinets by Closets by Design; IKEA Cabinet; Window Blinds/Curtains; New Gutter covers; permanent LED lights outside; Ring System (Exterior camera/Interior Camera and hardware) Located just minutes from Route 33 and 36, commuting is simple and convenient. You're also close to all the shopping, dining, and amenities that Marysville has to offer, making this home ideal for those seeking both tranquility and accessibility.

ⓘ 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: $17,438
• − Mortgage interest: −$6,716
• − Property taxes: −$1,798
• − Insurance: −$600
• − Repairs & maintenance: −$1,395
• − Management: −$1,395
• − Depreciation: −$3,488
• Taxable income: $2,046
• Est. tax owed @ 24.0%: −$491
• After-tax cash flow: $3,342/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 · 6 photos

Good 80/100 Cosmetic rehab

This 2023-built home is in excellent condition with modern amenities and a well-maintained exterior. Minor touch-ups and landscaping improvements would further enhance its value.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhances curb appeal and adds value to the property.
• Both Deck cleaning and maintenance — Maintains the deck's appearance and adds value to the property.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhances curb appeal and adds value to the property. ↑
• Both Deck cleaning and maintenance — Maintains the deck's appearance and adds value to the property. ↑

ⓘ 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: Marysville Exempted Village
• NCES district ID: 3904547
• Math proficiency: 67% ▼ -11.00%
• Reading proficiency: 73% ▼ -5.00%
• Median HH income: $65,329
• Composite: 60.81/100
• National rank: #819
• State rank: #137 of 656 in OH

Livability — Marysville

• Score: 78/100
• State rank: #157
• US rank: #2377

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment A+ Housing A+ Health & safety A- User ratings C-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Marysville, OH
• County: Union County · 57,133 people
• City population: 38,990
• Metro: Columbus, OH
• Population (ZIP): 38,990
• Household income: $99,321
• Rent vs Own: 25.7% rent · 74.3% own
• Severe rent burden: 437.0

Population outlook (Union County) Hauer SSP2

• Today (2025): 58,316 people
• By 2030: 60,024 · +2.9%
• By 2040: 62,846 · +7.8%
• By 2050: 64,195 · +10.1%
• By 2075: 65,468 · +12.3%
• By 2100: 60,748 · +4.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 6% Hispanic / Latino 4% Black 2% Asian 1%
• Common ancestry: Slovak 3% Italian 2% Romanian 2%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Spanish 2% Other Asian/Pacific 1% Arabic 1%

Political lean MEDSL · Union

• 2024 margin: Strong R (+29.6) · D 34.7% · R 64.3% · Other 1.0%
• 2008→2024 swing: -1.6pp toward R · 2008: -28.0pp · 2024: -29.6pp
• All cycles: 2024: R+29.6 2020: R+31.5 2016: R+38.0 2012: R+29.7 2008: R+28.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -266.67%
• Current HPI: 237.0968
• Rent YoY: ▲ 0.75%
• Metro: Columbus, 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

-4.1% since first listed

2 events — show timeline

• 2026-04-24 Price Changed $119,900 CBRMLS
• 2026-02-24 Listed $125,000 CBRMLS