753 Glendale Rd · Marietta, OH 45750

$110,000

3 bd · 2.0 ba · 1,466 sqft · MultiFamily public records · 2 Days on market

Built 1900 0.28 ac lot $75/sqft · at area comps Est $115k · at est.

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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 +9.5/15.0
• 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: 2 units. confirmed

Listing remarks MLS

Investment Opportunity! Duplex conveniently located near the college, shopping, public schools, park and other amenities. The property has two units: a one-story, one bedroom unit which needs a kitchen overhaul. There is a large bathroom and a partially screened porch. The other unit is two-story with two rooms and bath on the second level. One is a bedroom while the other could be a bedroom with the addition of a closet or armoire. Main level has a living room and eat-in kitchen plus patio off the rear. Each unit has a separate entrance with a covered porch or shaded stoop plus rear patio or porch. Large front and rear yards - partially fenced. Property needs renovation, updating, some broken window panes, furnaces have had annual service calls; one is a Luxaire and the other is a Carrier, both gas forced air. Newer water heater. Parking is available both in front of the house and on the rear corner. Property will be Sold AS-IS.

Key facts

• Covered porch
• 0.28 acre lot
• Built 1900

Tags

• INCOME PRODUCING DUPLEX
• PRIVATE FENCED IN YARD
• COVERED PORCH

Property features AI

Finance

• Other: Owner pays water; tenants pay all utilities and trash collection
• Financial info: Gross income reported at $1,790

Exterior

• Parking: Gravel parking
• Utilities: Public water; Public sewer
• Home design: 2-story building; Above-grade finished living area reported at 1,466
• Construction: Built per assessor records; Vinyl siding; Asphalt/fiberglass roof
• Exterior features: Partial wood privacy fencing

Interior

• Kitchen: Dishwasher; Freezer; Microwave; Range; Refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air; Ceiling fans; Forced air heating
• Interior features: 8 total rooms
• Laundry & utility: In-unit laundry

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/2.0-bath units multifamily listed at $110k.

Deal economics

• At list price, monthly cash flow is $1k ($18k/yr) — positive. Per door: $742/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $110k).
• Cap rate 23.1% 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; 1 comparable units currently listed for rent nearby; 3 units permitted in Washington County in 2024 (0 in 5+ unit buildings).
• At $2,876/mo this rent would consume 57% of the median local household income ($60k/yr) (locally 727% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $761 of loan paydown is wiped out by about $3k 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 $31k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 3y 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.

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 — expect insurance premiums to compound above CPI over the hold.

Recommended offer $110,000

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 2.61% ✓
• Cap rate: 23.09%
• Cash-on-cash: 59.99%
• DSCR: 3.67
• GRM: 3.2

CMA / ARV

• ARV (median comp): $115,171
• List price: $110,000
• Delta: -4.49%
• Verdict: FAIR
• Comps: 6 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
753 Glendale Rd	0.00mi	3/2.0	1,466 (0%)	1mo	$100,000	$68	99

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: 56.4%
• Equity multiple: 3.49×
• Total profit: $76,769
• Equity at exit: $16,401

10-year hold

• IRR: 61.3%
• Equity multiple: 7.13×
• Total profit: $188,822
• Equity at exit: $9,511

Cash invested: $30,800 (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: 6.4×

Monthly cashflow live

• Estimated rent: $2,876 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$110 /mo · $1,315/yr
• Insurance: −$46
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$604
• Net cashflow: $1,484

Break-even live

Break-even rent $997

Max offer price $110,000

Occupancy floor 43%

Sensitivity live

Price	-10% $1,547	-5% $1,515	+0% $1,484	+5% $1,453	+10% $1,422
Rent	-10% $1,257	-5% $1,371	+0% $1,484	+5% $1,598	+10% $1,711
Rate	-1.0pp $1,540	-0.5pp $1,512	base $1,484	+0.5pp $1,456	+1.0pp $1,427

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$2,876
Total (2 units)			$2,876

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: $27,500
• Closing costs: $3,300
• 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	44d	1	1.02mi

Listing history 13 events

1. 2026-05-16
   status Pending 801-char remark
2. 2026-05-14
   listed $110,000 Active 801-char remark
3. 2024-04-27
   historical $995
4. 2024-04-12
   listed $995
5. 2024-04-10
   historical $995
6. 2024-03-28
   listed $995
7. 2024-01-02
   soldstatus $60,000
8. 2023-12-29
   status Pending 944-char remark

   Show marketing remark (944 chars)

   Investment Opportunity! Duplex conveniently located near the college, shopping, public schools, park and other amenities. The property has two units: a one-story, one bedroom unit which needs a kitchen overhaul. There is a large bathroom and a partially screened porch. The other unit is two-story with two rooms and bath on the second level. One is a bedroom while the other could be a bedroom with the addition of a closet or armoire. Main level has a living room and eat-in kitchen plus patio off the rear. Each unit has a separate entrance with a covered porch or shaded stoop plus rear patio or porch. Large front and rear yards - partially fenced. Property needs renovation, updating, some broken window panes, furnaces have had annual service calls; one is a Luxaire and the other is a Carrier, both gas forced air. Newer water heater. Parking is available both in front of the house and on the rear corner. Property will be Sold AS-IS.

9. 2023-12-28
   soldstatus $60,000 Closed 944-char remark

   Show marketing remark (944 chars)

   Investment Opportunity! Duplex conveniently located near the college, shopping, public schools, park and other amenities. The property has two units: a one-story, one bedroom unit which needs a kitchen overhaul. There is a large bathroom and a partially screened porch. The other unit is two-story with two rooms and bath on the second level. One is a bedroom while the other could be a bedroom with the addition of a closet or armoire. Main level has a living room and eat-in kitchen plus patio off the rear. Each unit has a separate entrance with a covered porch or shaded stoop plus rear patio or porch. Large front and rear yards - partially fenced. Property needs renovation, updating, some broken window panes, furnaces have had annual service calls; one is a Luxaire and the other is a Carrier, both gas forced air. Newer water heater. Parking is available both in front of the house and on the rear corner. Property will be Sold AS-IS.

10. 2023-12-11
    historical Contingent 944-char remark

    Show marketing remark (944 chars)

    Investment Opportunity! Duplex conveniently located near the college, shopping, public schools, park and other amenities. The property has two units: a one-story, one bedroom unit which needs a kitchen overhaul. There is a large bathroom and a partially screened porch. The other unit is two-story with two rooms and bath on the second level. One is a bedroom while the other could be a bedroom with the addition of a closet or armoire. Main level has a living room and eat-in kitchen plus patio off the rear. Each unit has a separate entrance with a covered porch or shaded stoop plus rear patio or porch. Large front and rear yards - partially fenced. Property needs renovation, updating, some broken window panes, furnaces have had annual service calls; one is a Luxaire and the other is a Carrier, both gas forced air. Newer water heater. Parking is available both in front of the house and on the rear corner. Property will be Sold AS-IS.

11. 2023-11-09
    price $65,000 944-char remark

    Show marketing remark (944 chars)

    Investment Opportunity! Duplex conveniently located near the college, shopping, public schools, park and other amenities. The property has two units: a one-story, one bedroom unit which needs a kitchen overhaul. There is a large bathroom and a partially screened porch. The other unit is two-story with two rooms and bath on the second level. One is a bedroom while the other could be a bedroom with the addition of a closet or armoire. Main level has a living room and eat-in kitchen plus patio off the rear. Each unit has a separate entrance with a covered porch or shaded stoop plus rear patio or porch. Large front and rear yards - partially fenced. Property needs renovation, updating, some broken window panes, furnaces have had annual service calls; one is a Luxaire and the other is a Carrier, both gas forced air. Newer water heater. Parking is available both in front of the house and on the rear corner. Property will be Sold AS-IS.

12. 2023-10-23
    listed $77,000 Active 944-char remark

    Show marketing remark (944 chars)

    Investment Opportunity! Duplex conveniently located near the college, shopping, public schools, park and other amenities. The property has two units: a one-story, one bedroom unit which needs a kitchen overhaul. There is a large bathroom and a partially screened porch. The other unit is two-story with two rooms and bath on the second level. One is a bedroom while the other could be a bedroom with the addition of a closet or armoire. Main level has a living room and eat-in kitchen plus patio off the rear. Each unit has a separate entrance with a covered porch or shaded stoop plus rear patio or porch. Large front and rear yards - partially fenced. Property needs renovation, updating, some broken window panes, furnaces have had annual service calls; one is a Luxaire and the other is a Carrier, both gas forced air. Newer water heater. Parking is available both in front of the house and on the rear corner. Property will be Sold AS-IS.

13. 1997-02-28
    soldstatus $29,000

ⓘ 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: $1,315 · $110/mo
• Projected year-2 tax: $1,515 · $126/mo
• Expected delta: +$201/yr (+$17/mo · 15.3%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥101°F today · 18 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: $34,512
• − Mortgage interest: −$6,162
• − Property taxes: −$1,315
• − Insurance: −$1,216
• − Repairs & maintenance: −$2,761
• − Management: −$2,761
• − Depreciation: −$3,200
• Taxable income: $17,097
• Est. tax owed @ 24.0%: −$4,103
• After-tax cash flow: $13,708/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

+244.8% since first listed

14 events — show timeline

• 2026-06-01 Sold (MLS) $100,000 MLSNOW
• 2026-05-16 Pending — MLSNOW
• 2026-05-14 Listed $110,000 MLSNOW
• 2024-04-27 Rental Removed $995 APPFOLIO
• 2024-04-12 Listed for Rent $995 APPFOLIO
• 2024-04-10 Rental Removed $995 APPFOLIO
• 2024-03-28 Listed for Rent $995 APPFOLIO
• 2024-01-02 Sold (Public Records) $60,000 Public Records
• 2023-12-29 Pending — MLSNOW
• 2023-12-28 Sold (MLS) $60,000 MLSNOW
• 2023-12-11 Contingent — MLSNOW
• 2023-11-09 Price Changed $65,000 MLSNOW
• 2023-10-23 Listed $77,000 MLSNOW
• 1997-02-28 Sold (Public Records) $29,000 Public Records

Property tax history

+5.5%/yr

Latest (2025): $1,315 · +38.6% YoY. Source: county tax records.