100 W Spring St · Marietta, OH 45750

$85,000

1 bd · 1.0 ba · 934 sqft · SingleFamily public records · 77 Days on market

Built 1900 5,967 sqft lot $91/sqft · 58% below area Est $136k · 38% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Solid 1-bedroom, 1-bath investment property located in the heart of Marietta, Ohio, offering reliable rental income and consistent tenant demand. The property is currently tenant-occupied, with the tenant paying all utilities, providing immediate income potential. Features include both off-street driveway parking and additional on-street parking, a small porch, and a partially fenced yard with chain-link fencing. The property is conveniently located near Marietta College, Washington State College of Ohio, as well as restaurants, shopping, and everyday amenities, making it an appealing option for tenants and homeowners alike. 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

• Tenant occupied
• Investment property
• On street parking

Tags

• INVESTMENT PROPERTY
• RELIABLE RENTAL INCOME
• TENANT OCCUPIED
• OFF STREET DRIVEWAY PARKING
• ON STREET PARKING
• SMALL PORCH

🏷️ Possibly a rental listed for sale. The $85,000 price doesn't fit this home's estimated sale value (~$136,274) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $502 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $80k (6.0% below list) — sets the bar for market timing.
• Cap rate 13.4% 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; 2 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 $588 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 $24k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 77 days — a 6% lower offer ($80k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y 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 $38k; list at $85k implies a 127% 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 $79,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 77 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: 1.56% ✓
• Cap rate: 13.38%
• Cash-on-cash: 25.30%
• DSCR: 2.13
• GRM: 5.3

CMA / ARV

• ARV (median comp): $136,274
• List price: $85,000
• Delta: -37.63%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
626 Phillips St	0.42mi	2/1.0 (+1)	984 (+5%)	21mo	$132,500	$135	49
106 State St	0.71mi	2/1.0 (+1)	1,026 (+10%)	5mo	$50,000	$49	41

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: 18.8%
• Equity multiple: 1.76×
• Total profit: $18,183
• Equity at exit: $12,674

10-year hold

• IRR: 27.2%
• Equity multiple: 3.39×
• Total profit: $56,970
• Equity at exit: $7,349

Cash invested: $23,800 (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: 5.3×

Monthly cashflow live

• Estimated rent: $1,329 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$67 /mo · $801/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$279
• Net cashflow: $502

Break-even live

Break-even rent $694

Max offer price $85,000

Occupancy floor 57%

Sensitivity live

Price	-10% $550	-5% $526	+0% $502	+5% $478	+10% $454
Rent	-10% $397	-5% $449	+0% $502	+5% $554	+10% $607
Rate	-1.0pp $545	-0.5pp $523	base $502	+0.5pp $480	+1.0pp $457

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
108 Putnam St Unit A Marietta, OH	1.0	1.0	1100	$1,499	$1.36	44d	1	1.11mi
628 2nd St Unit Downstairs Marietta, OH	1.0	1.0	1024	$1,600	$1.56	44d	1	1.41mi

Listing history 20 events

1. 2026-06-19
   days on market $85,000 Active 77 DOM
2. 2026-06-18
   days on market $85,000 Active 76 DOM
3. 2026-06-17
   days on market $85,000 Active 75 DOM
4. 2026-06-16
   days on market $85,000 Active 74 DOM
5. 2026-06-15
   days on market $85,000 Active 73 DOM
6. 2026-06-14
   days on market $85,000 Active 71 DOM
7. 2026-06-12
   days on market $85,000 Active 70 DOM
8. 2026-06-09
   days on market $85,000 Active 67 DOM
9. 2026-06-08
   days on market $85,000 Active 66 DOM
10. 2026-06-07
    days on market $85,000 Active 65 DOM
11. 2026-06-07
    days on market $85,000 Active 64 DOM
12. 2026-06-03
    days on market $85,000 Active 61 DOM
13. 2026-06-02
    days on market $85,000 Active 60 DOM
14. 2026-06-01
    days on market $85,000 Active 59 DOM
15. 2026-05-31
    days on market $85,000 Active 58 DOM
16. 2026-05-30
    days on market $85,000 Active 57 DOM
17. 2026-04-03
    listed $85,000 Active 828-char remark

    Show marketing remark (828 chars)

    Solid 1-bedroom, 1-bath investment property located in the heart of Marietta, Ohio, offering reliable rental income and consistent tenant demand. The property is currently tenant-occupied, with the tenant paying all utilities, providing immediate income potential. Features include both off-street driveway parking and additional on-street parking, a small porch, and a partially fenced yard with chain-link fencing. The property is conveniently located near Marietta College, Washington State College of Ohio, as well as restaurants, shopping, and everyday amenities, making it an appealing option for tenants and homeowners alike. 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. 2019-05-30
    soldstatus $37,500 214-char remark

    Show marketing remark (214 chars)

    This one floor plan bungalow is situated on a corner lot in the Norwood section of Marietta. Has been a good investment property for the present owners. Currently rented at $550 per month and tenant pays utilities.

19. 2019-01-14
    listed $49,000 214-char remark

    Show marketing remark (214 chars)

    This one floor plan bungalow is situated on a corner lot in the Norwood section of Marietta. Has been a good investment property for the present owners. Currently rented at $550 per month and tenant pays utilities.

20. 2005-02-15
    soldstatus $25,500

ⓘ 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: $801 · $67/mo
• Projected year-2 tax: $1,063 · $89/mo
• Expected delta: +$263/yr (+$22/mo · 32.8%)

ⓘ 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 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: $15,945
• − Mortgage interest: −$4,761
• − Property taxes: −$801
• − Insurance: −$425
• − Repairs & maintenance: −$1,276
• − Management: −$1,276
• − Depreciation: −$2,473
• Taxable income: $4,934
• Est. tax owed @ 24.0%: −$1,184
• After-tax cash flow: $4,838/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

+233.3% since first listed

4 events — show timeline

• 2026-04-03 Listed $85,000 MLSNOW
• 2019-05-30 Sold (MLS) $37,500 MLSNOW
• 2019-01-14 Listed $49,000 MLSNOW
• 2005-02-15 Sold (Public Records) $25,500 Public Records

Property tax history

+2.9%/yr

Latest (2025): $801 · +27.9% YoY. Source: county tax records.