519 Mound St · Marion, OH 43302

$50,000

2 bd · 1.0 ba · 1,158 sqft · SingleFamily public records · 24 Days on market

Built 1910 7,840 sqft lot

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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 +7.5/15.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Calling All Investors, Flippers & Visionaries! 519 Mound St is your chance to take on a project with major upside. The home has already undergone partial demo, saving you time and money as you jump straight into the rebuild phase. The bones are ready for your redesign--open concept, modern finishes, rental-ready layout. .. the possibilities are wide open. If you're looking for your next value-add opportunity, this is it.

Key facts

• Open concept
• Modern finishes
• Rental-ready layout

Tags

• OPEN CONCEPT
• MODERN FINISHES
• RENTAL-READY LAYOUT

Property features AI

Finance

• Other: Standard listing conditions

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer
• Home design: Single family residence; Two levels; Built in 1910; No one below (no shared unit underneath)
• Construction: Constructed in 1910
• Exterior features: Block and stone foundation; Lot of about 0.18 acre

Interior

• Bathrooms: 1 full bathroom
• Interior features: Approximately 1,158 finished living area

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $553 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $49k (1.5% below list) — sets the bar for market timing.
• Cap rate 19.6% vs local median 6.9% in Marion — 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 65/100 on livability (#704 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools D+, crime D+, amenities F.
• Marion City (town): math 22% / reading 31% proficiency, ranked #600 of 656 in OH (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 210 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 53 units permitted in Marion County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $346 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Marion County population projected at -18% 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 $14k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($49k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price; built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $49,250 (1.5% below list)

Questions for the listing agent

1. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 2.38% ✓
• Cap rate: 19.57%
• Cash-on-cash: 47.44%
• DSCR: 3.11
• GRM: 3.5

CMA / ARV

• ARV (on-the-fly): $120,432
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
589 Uncapher Ave	0.21mi	2/1.0	1,144 (-1%)	2mo	$70,000	$61	87
329 Mound St	0.27mi	2/1.0	1,112 (-4%)	3mo	$29,900	$27	78
579 Henry St	0.15mi	3/1.0 (+1)	1,236 (+7%)	1mo	$181,000	$146	76
696 Florence St	0.38mi	3/1.0 (+1)	1,176 (+2%)	2mo	$34,000	$29	73
589 Girard Ave	0.49mi	3/1.0 (+1)	1,155 (-0%)	1mo	$77,000	$67	70
245 Park Blvd	0.41mi	2/1.0	1,232 (+6%)	3mo	$20,000	$16	68
764 Merkle Ave	0.47mi	3/1.5 (+1)	1,174 (+1%)	3mo	$175,000	$149	66
358 Nye St	0.60mi	3/1.5 (+1)	1,138 (-2%)	1mo	$199,000	$175	62
797 Waples Ave	0.69mi	3/2.0 (+1)	1,146 (-1%)	1mo	$148,000	$129	57
981 Davids St	0.64mi	3/1.0 (+1)	1,056 (-9%)	2mo	$110,000	$104	49
314 Windsor St	0.48mi	3/1.0 (+1)	1,323 (+14%)	4mo	$120,000	$91	46
767 W Center St	0.63mi	3/1.0 (+1)	1,024 (-12%)	2mo	$138,000	$135	45

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: 44.9%
• Equity multiple: 2.94×
• Total profit: $27,189
• Equity at exit: $7,455

10-year hold

• IRR: 50.8%
• Equity multiple: 5.95×
• Total profit: $69,240
• Equity at exit: $4,323

Cash invested: $14,000 (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 43302

• Home prices YoY: -33.9%
• Active inventory: 210
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $1,191 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$105 /mo · $1,256/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$250
• Net cashflow: $553

Break-even live

Break-even rent $491

Max offer price $50,000

Occupancy floor 49%

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
133 Garden St Unit 131 Marion, OH	2.0	1.0	752	$900	$1.20	43d	1	0.64mi

Listing history 18 events

1. 2026-06-19
   days on market $50,000 Active 24 DOM
2. 2026-06-18
   price $50,000 Active 23 DOM
3. 2026-06-18
   days on market $55,000 Active 23 DOM
4. 2026-06-17
   days on market $55,000 Active 22 DOM
5. 2026-06-16
   days on market $55,000 Active 21 DOM
6. 2026-06-15
   days on market $55,000 Active 20 DOM
7. 2026-06-14
   days on market $55,000 Active 18 DOM
8. 2026-06-12
   days on market $55,000 Active 17 DOM
9. 2026-06-09
   days on market $55,000 Active 14 DOM
10. 2026-06-08
    days on market $55,000 Active 13 DOM
11. 2026-06-07
    days on market $55,000 Active 12 DOM
12. 2026-06-05
    days on market $55,000 Active 9 DOM
13. 2026-06-03
    days on market $55,000 Active 8 DOM
14. 2026-06-02
    days on market $55,000 Active 7 DOM
15. 2026-06-01
    days on market $55,000 Active 6 DOM
16. 2026-05-31
    days on market $55,000 Active 5 DOM
17. 2026-05-30
    days on market $55,000 Active 4 DOM
18. 2026-05-26
    listed $55,000 Active

ⓘ 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: $1,256 · $105/mo
• Projected year-2 tax: $1,256 · $105/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 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥99°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,296
• − Mortgage interest: −$2,801
• − Property taxes: −$1,256
• − Insurance: −$250
• − Repairs & maintenance: −$1,144
• − Management: −$1,144
• − Depreciation: −$1,455
• Taxable income: $6,247
• Est. tax owed @ 24.0%: −$1,499
• After-tax cash flow: $5,142/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: Marion City
• NCES district ID: 3904433
• Math proficiency: 22% ▼ -17.00%
• Reading proficiency: 31% ▼ -8.00%
• Median HH income: $32,327
• Composite: 21.58/100
• National rank: #8306
• State rank: #600 of 656 in OH

Livability — Marion

• Score: 65/100
• State rank: #704
• US rank: #12605

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Marion, OH
• County: Marion County · 53,702 people
• City population: 53,702
• Metro: Marion, OH
• Population (ZIP): 53,702
• Household income: $55,057
• Rent vs Own: 36.6% rent · 63.4% own
• Severe rent burden: 1554.0

Population outlook (Marion County) Hauer SSP2

• Today (2025): 62,078 people
• By 2030: 60,049 · -3.3%
• By 2040: 55,413 · -10.7%
• By 2050: 50,604 · -18.5%
• By 2075: 40,162 · -35.3%
• By 2100: 29,105 · -53.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Black 6% Two or more races 6% Hispanic / Latino 3%
• Common ancestry: Slovak 2% Romanian 2% Lithuanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2% Arabic 1%

Political lean MEDSL · Marion

• 2024 margin: Solid R (+41.4) · D 28.9% · R 70.3%
• 2008→2024 swing: -32.5pp toward R · 2008: -8.9pp · 2024: -41.4pp
• All cycles: 2024: R+41.4 2020: R+38.6 2016: R+34.4 2012: R+7.6 2008: R+8.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -114.52%
• Current HPI: 223.5344
• Rent YoY: —
• Metro: Marion, 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

1 event — show timeline

• 2026-05-26 Listed $55,000 CBRMLS

Property tax history

+7.2%/yr

Latest (2025): $1,256 · +0.0% YoY. Source: county tax records.