100 W Spring St · Marietta, OH 45750

$85,000

1 bd · 1.0 ba · 934 sqft · SingleFamily public records · 127 Days on market

Built 1900 Fair condition 5,967 sqft lot $91/sqft · 58% below area Est $138k · 39% 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
• Schools +4.7/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

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.

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 (~$138,212) 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. Condition is rated fair.

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: $75k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.4% vs local median 6.0% 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.
• Zoned schools: Marietta Elementary School (math 37% / reading 57%, grade D-, #942 of 1,584 statewide, top 61%, 655 students, 50% FRL); Marietta High School (math 32% / reading 61%, grade D-, #460 of 781 statewide, top 59%, 1,016 students, 42% FRL) — zoned schools at 46% FRL track the district average.
• Market conditions: 145 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 127 days — a 12% lower offer ($75k) 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 $74,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 127 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 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): $138,212
• List price: $85,000
• Delta: -38.50%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 6 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%)	22mo	$132,500	$135	48
106 State St	0.71mi	2/1.0 (+1)	1,026 (+10%)	7mo	$50,000	$49	40
617 10th St	1.09mi	2/1.0 (+1)	1,024 (+10%)	16mo	$147,500	$144	30
311 3rd St	1.02mi	2/1.0 (+1)	840 (-10%)	19mo	$125,000	$149	27
630 Cisler Dr	1.11mi	2/1.0 (+1)	806 (-14%)	16mo	$78,900	$98	24
1319 Cisler Dr	0.84mi	2/1.0 (+1)	1,056 (+13%)	18mo	$130,000	$123	23

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 →

Active competition Active MLS

• For sale now: 0 active · 2 under contract

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 45750

• Home prices YoY: -32.4%
• Active inventory: 145
• 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
• Club membership (one-time): —
• 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	93d	1	1.11mi
628 2nd St Unit Downstairs Marietta, OH	1.0	1.0	1024	$1,600	$1.56	93d	1	1.41mi

Property features AI

Finance

• Other: Below-grade finished area: 298 (assessor)Above-grade finished area: 634 (assessor)

Exterior

• Parking: DrivewayGravel parkingOn-street parking
• Utilities: Public waterPublic sewer
• Home design: Single-story home
• Construction: Asbestos construction materialAsphalt/fiberglass flat roof
• Exterior features: Front porchChain link and partial fencingCity lot with irregular shape, rolling slope and sloped topographyHill setting

Interior

• Kitchen: Eat-in kitchen (first level, 14 x 13) with laminate flooring
• Bedrooms: 1 main-level bedroom (14 x 11)
• Flooring: Laminate flooring in bedroom, living room, and kitchenLinoleum flooring in bathroom
• Bathrooms: 1 full bathroom (main level) — linoleum flooring (10 x 6)
• Interior features: 3 total roomsFull, partially finished walk-out basement
• Laundry & utility: Laundry located in basement

Listing history 50 events

1. 2026-08-08
   days on market $85,000 Active 127 DOM
2. 2026-08-07
   days on market $85,000 Active 126 DOM
3. 2026-08-06
   days on market $85,000 Active 125 DOM
4. 2026-08-05
   days on market $85,000 Active 124 DOM
5. 2026-08-04
   days on market $85,000 Active 123 DOM
6. 2026-08-03
   days on market $85,000 Active 122 DOM
7. 2026-07-31
   days on market $85,000 Active 119 DOM
8. 2026-07-30
   days on market $85,000 Active 118 DOM
9. 2026-07-29
   days on market $85,000 Active 117 DOM
10. 2026-07-27
    days on market $85,000 Active 115 DOM
11. 2026-07-25
    days on market $85,000 Active 113 DOM
12. 2026-07-24
    days on market $85,000 Active 112 DOM
13. 2026-07-23
    days on market $85,000 Active 111 DOM
14. 2026-07-22
    days on market $85,000 Active 110 DOM
15. 2026-07-21
    days on market $85,000 Active 109 DOM
16. 2026-07-18
    days on market $85,000 Active 106 DOM
17. 2026-07-16
    days on market $85,000 Active 104 DOM
18. 2026-07-15
    days on market $85,000 Active 103 DOM
19. 2026-07-14
    days on market $85,000 Active 102 DOM
20. 2026-07-13
    days on market $85,000 Active 101 DOM
21. 2026-07-12
    days on market $85,000 Active 100 DOM
22. 2026-07-11
    days on market $85,000 Active 99 DOM
23. 2026-07-11
    days on market $85,000 Active 98 DOM
24. 2026-07-09
    days on market $85,000 Active 97 DOM
25. 2026-07-08
    days on market $85,000 Active 96 DOM
26. 2026-07-07
    days on market $85,000 Active 95 DOM
27. 2026-07-06
    days on market $85,000 Active 94 DOM
28. 2026-07-05
    days on market $85,000 Active 93 DOM
29. 2026-07-04
    days on market $85,000 Active 92 DOM
30. 2026-07-03
    days on market $85,000 Active 91 DOM
31. 2026-07-03
    days on market $85,000 Active 90 DOM
32. 2026-07-01
    days on market $85,000 Active 89 DOM
33. 2026-06-30
    days on market $85,000 Active 88 DOM
34. 2026-06-29
    days on market $85,000 Active 87 DOM
35. 2026-06-28
    days on market $85,000 Active 86 DOM
36. 2026-06-27
    days on market $85,000 Active 85 DOM
37. 2026-06-26
    days on market $85,000 Active 83 DOM
38. 2026-06-22
    days on market $85,000 Active 80 DOM
39. 2026-06-19
    days on market $85,000 Active 77 DOM
40. 2026-06-18
    days on market $85,000 Active 76 DOM
41. 2026-06-17
    days on market $85,000 Active 75 DOM
42. 2026-06-16
    days on market $85,000 Active 74 DOM
43. 2026-06-15
    days on market $85,000 Active 73 DOM
44. 2026-06-14
    days on market $85,000 Active 71 DOM
45. 2026-06-12
    days on market $85,000 Active 70 DOM
46. 2026-06-09
    days on market $85,000 Active 67 DOM
47. 2026-06-08
    days on market $85,000 Active 66 DOM
48. 2026-06-07
    days on market $85,000 Active 65 DOM
49. 2026-06-07
    days on market $85,000 Active 64 DOM
50. 2026-06-03
    days on market $85,000 Active 61 DOM

ⓘ 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.

Condition & rehab AI · 9 photos

Fair 45/100 Moderate rehab Est. rehab $23,350–$42,030 screening

The home requires moderate renovations, including repairs to the roof, windows, and exterior siding, as well as maintenance to the interior walls, flooring, and landscaping. Updates to the interior walls and ceilings, flooring, and landscaping can significantly increase its resale and rental value.

Components & finishes AI

Roof asphalt shingle · good Flooring wood

Deferred maintenance Est. $3,000–$12,000 screening

• Minor Roof (roof) — No visible signs of damage or wear
• Minor Windows (windows) — No visible signs of damage or wear
• Minor Electrical (electrical) — No visible signs of damage or wear
• Minor Plumbing (plumbing) — No visible signs of damage or wear
• Minor Exterior (exterior) — No visible signs of damage or wear
• Minor Other — No visible signs of damage or wear

Repairs flagged

• Major Roof — Further inspection is needed to confirm, but the roof appears to be in fair condition.
• Moderate Exterior siding — The siding shows some wear and tear, and the paint appears faded.
• Major Windows — The windows appear to be in poor condition, with some showing signs of damage or wear.

Value-add opportunities

• Both Painting interior walls and ceilings — Fresh paint can improve the overall appearance and value of the home. ↑
• Both Replacing hardwood flooring — New flooring can significantly improve the home's appearance and value. ↑
• Both Landscaping and trimming the yard — A well-maintained yard can enhance the home's curb appeal and value. ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 47/100

Zoned Schools

Elementary Marietta Elementary School D- OH #942/1,584 Nat'l #14,504/41,679 High Marietta High School D- OH #460/781 Nat'l #6,621/17,239

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

A Composite livability gradescore 80/100

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 · 59,640 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: 11% of renters

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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%

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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%

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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

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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

Property features AI

Finance

• Other: Below-grade finished area: 298 (assessor)Above-grade finished area: 634 (assessor)

Exterior

• Parking: DrivewayGravel parkingOn-street parking
• Utilities: Public waterPublic sewer
• Home design: Single-story home
• Construction: Asbestos construction materialAsphalt/fiberglass flat roof
• Exterior features: Front porchChain link and partial fencingCity lot with irregular shape, rolling slope and sloped topographyHill setting

Interior

• Kitchen: Eat-in kitchen (first level, 14 x 13) with laminate flooring
• Bedrooms: 1 main-level bedroom (14 x 11)
• Flooring: Laminate flooring in bedroom, living room, and kitchenLinoleum flooring in bathroom
• Bathrooms: 1 full bathroom (main level) — linoleum flooring (10 x 6)
• Interior features: 3 total roomsFull, partially finished walk-out basement
• Laundry & utility: Laundry located in basement

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.