Are you sizing up a rental in Marion and want hard numbers before you write an offer? You are not alone. A solid pro forma starts with reliable public data so you can estimate taxes, expenses, and returns with confidence. In this guide, you’ll learn how to pull key facts from Marion County’s auditor and GIS tools, then plug them into simple formulas that investors use every day. Let’s dive in.
What the auditor data covers
Marion County’s auditor site gives you the public facts you need to start a rental pro forma: parcel ID, appraised value, assessed value, property class, building details, lot size, tax district, and recent sale history. Start by searching the parcel on the county’s auditor property search.
Some items will not be in the auditor record. You will not find current market rents, detailed operating statements, tenant leases, or interior condition. For recorded documents like deeds or mortgages, use the county Recorder resources listed for Marion at ohio.propertychecker.com. For rent comps, rely on live listings and HUD’s Fair Market Rents.
Where to find Marion County data
Auditor parcel search and tools
Use the county’s auditor property search to look up a property by address, owner, or parcel ID. The site includes advanced search filters and sales reports. You can also view tax district information and calculate estimates using the parcel’s millage.
GIS and zoning
To confirm parcel boundaries, lot dimensions, and zoning overlays, use the county GIS that the City of Marion references on its Zoning Code Information page. Zoning can affect allowable uses, off-street parking, and potential value-add plans.
Recorder and Treasurer
Check recorded deeds, mortgages, easements, and dates through the Marion County Recorder resources listed at ohio.propertychecker.com. For official tax bills and payment status, use the tax sections on the auditor property search.
Step-by-step: build your rental pro forma
Set up your worksheet
Include these rows and formulas in your spreadsheet:
- Potential Gross Income (PGI) = sum of all unit rents at market
- Vacancy & Credit Loss = PGI × vacancy rate
- Effective Gross Income (EGI) = PGI − Vacancy + Other income
- Operating Expenses = taxes + insurance + utilities + maintenance + management + reserves + other
- Net Operating Income (NOI) = EGI − Operating Expenses (NOI overview)
- Debt Service = annual principal + interest (if financed)
- Cash Flow Before Taxes = NOI − Debt Service
- Cap Rate = NOI ÷ Purchase Price; Cash-on-Cash = Annual Cash Flow ÷ Cash Invested
Pull property facts from the auditor
From the parcel page on the auditor property search, copy:
- Appraised (market) value and taxable value
- Parcel ID and tax district
- Year built, living area, bedrooms/baths
- Lot size and property class
- Sales history
Estimate property taxes for Marion County
Ohio sets taxable value at 35% of appraised value. Use:
- Taxable Value = Appraised Value × 0.35 (see the Ohio rules in the Administrative Code)
- Then find the parcel’s total millage in its tax district on the auditor search and compute:
- Gross Tax = (Taxable Value ÷ 1,000) × Total Millage
Credits vary by levy and ownership type. Owner-occupancy credits generally do not apply to rentals. Check current guidance with the county. For context on how millage funds are structured, see this millage primer.
Set rent and vacancy
Use live listings and HUD benchmarks to set market rent. HUD’s county-level Fair Market Rents offer a conservative reference point for Marion County. You can view them at HUD FMR for Marion County. For vacancy, many small residential rentals underwrite 5 to 10 percent depending on condition and location. Err on the conservative side if you do not have a current rent roll.
Fill in operating expenses
- Property management: 6 to 10 percent of gross rent is a common range for small residential rentals. (Pro forma guidance)
- Maintenance and repairs: 5 to 10 percent of gross rent, with older homes at the higher end. Budget separate capital reserves.
- Insurance: as a quick placeholder, 0.25 to 0.5 percent of property value, then replace with a local quote.
- Utilities and other: use owner bills if available. If not, estimate using local rates and similar properties.
Worked example (illustrative only)
These figures show how the math flows. Replace all numbers with the parcel’s specific data and your rent comps.
- Appraised value (auditor): $150,000 → Taxable value = $150,000 × 0.35 = $52,500. If total millage is 80 mills, Gross Tax = (52,500 ÷ 1,000) × 80 = $4,200. (Confirm the actual millage on your parcel.)
- PGI: market rent $900 per month → $10,800 per year. Vacancy 7 percent → Vacancy Loss = $756. EGI = $10,044.
- Expenses: Taxes $4,200; Insurance $600; Maintenance 7 percent of PGI = $756; Management 8 percent of PGI = $864; Utilities and other = $600. Total Expenses = $7,020.
- NOI = $10,044 − $7,020 = $3,024. If purchase price is $120,000, Cap Rate = $3,024 ÷ $120,000 = 2.52 percent. If that return is too low, revisit price, rents, or the value-add plan. (NOI overview)
Analyze multiple properties fast
Use the auditor’s advanced search and sales reports to pull lists of similar properties by property class, year built, living area, tax district, and sale date. Export or copy the results from the auditor search into your spreadsheet. You can then compare price per square foot, appraised values, and tax loads to build neighborhood benchmarks.
Common pitfalls to avoid
- Relying on a seller’s pro forma without verification. Always check public records and your own comps. (Pro forma guidance)
- Treating appraised value like a rent signal. In Ohio, taxable value is a statutory calculation, not a predictor of rent. (Administrative Code)
- Skipping the Recorder check. Liens and deed issues can derail a deal. Start with the Recorder resources at ohio.propertychecker.com.
- Assuming credits will reduce rental taxes. Owner-occupancy credits typically do not apply to rentals. Verify current rules with the auditor or state guidance. A neighboring county’s FAQ explains the concept and changes to rollbacks. (Example FAQ)
Quick checklist
- Find the parcel on the auditor property search. Copy appraised value, parcel ID, tax district, year built, beds/baths, living area, and sales history.
- Open the county GIS from the City’s Zoning Code Information. Confirm zoning, lot size, and aerial context.
- Pull the parcel’s millage on the auditor search. Compute taxes using the 35 percent rule in the Administrative Code.
- Gather rent comps and HUD benchmarks at HUD FMR for Marion County. Set a conservative vacancy rate.
- Build the spreadsheet: PGI → EGI → Expenses → NOI → Cap Rate and Cash-on-Cash. Use this NOI overview as a reference.
Get local help when you need it
If you want a second set of eyes on your numbers or need help sourcing comps and neighborhood context, our small, hands-on team is here to help. We work with local buyers, sellers, and owner-occupied investors across Marion County and the northern Columbus suburbs. Reach out to Josh Cooper for practical, hyperlocal guidance backed by a proven track record.
FAQs
How do I find a property’s appraised and taxable value in Marion County?
- Search the address on the county’s auditor property search, then copy the appraised value and taxable value shown on the parcel page.
How do I calculate Ohio property taxes for a rental using auditor data?
- Compute Taxable Value = Appraised Value × 0.35, then Gross Tax = (Taxable Value ÷ 1,000) × Total Millage from your parcel’s tax district on the auditor search. See Ohio’s rule in the Administrative Code.
Where can I find rent benchmarks for Marion County?
- Use live local listings and HUD’s county-level Fair Market Rents as a conservative reference at HUD FMR for Marion County.
Do rentals qualify for owner-occupancy credits or rollbacks in Ohio?
- Typically no. Credits vary by levy and ownership, and rental properties generally do not qualify. Verify current rules with the county auditor; this example FAQ explains how rollbacks work.
What if the auditor’s appraised value looks low compared to market comps?
- Auditor values follow a reappraisal schedule and can lag the market. Treat appraised value as a statutory baseline for taxes and use comps for market pricing. See Ohio’s framework in the Administrative Code.
