1660 S 4th St · Columbus, OH 43207

$164,900

2 bd · 1.0 ba · 848 sqft · SingleFamily public records · 60 Days on market

Built 1941 3,484 sqft lot $194/sqft · 23% below area Est $213k · 23% under

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Why this score? — see what drove the D 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).

• ARV discount +15.0/15.0
• Cash flow +10.2/30.0
• Livability +4.0/5.0
• Rent growth +3.1/5.0
• 1% rule +2.9/10.0
• DSCR +2.9/10.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

2 bedroom home with full basement . Fenced in backyard with detached garage . Large concrete porch, open floor plan with basement and attic for added space.

Key facts

• Open floor plan
• Fenced in backyard
• Full basement

Tags

• FULL BASEMENT
• FENCED IN BACKYARD
• DETACHED GARAGE
• LARGE CONCRETE PORCH
• OPEN FLOOR PLAN
• ATTIC FOR ADDED SPACE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $-93 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $148k (10.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $131k (20.6% below list).
• Recommended offer: $131k (20.6% below list) — sets the bar for 1% rule.
• Cap rate 5.6% vs local median 3.8% in Columbus — 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 81/100 on livability (#97 in OH, #1,491 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+; Watch: employment C-, crime F.
• Columbus City School District (urban): math 15% / reading 26% proficiency, ranked #626 of 656 in OH (top 95%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 72% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+2.3%/yr); 196 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 8,139 units permitted in Franklin County in 2024 (5,940 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Franklin County population projected at +34% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 60 days — a 3% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 31y ago; this cycle's ask has dropped $75k (31%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $19k; list at $165k implies a 772% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1941 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $130,961 (20.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 60 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
3. Built in 1941 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Crime grade is F 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.79% ✗
• Cap rate: 5.62%
• Cash-on-cash: -2.42%
• DSCR: 0.89
• GRM: 10.5

CMA / ARV

• ARV (median comp): $212,918
• List price: $164,900
• Delta: -22.55%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1367 City Park Ave	0.42mi	2/1.0	832 (-2%)	3mo	$285,000	$343	75
1756 Bruck St	0.23mi	2/2.0	896 (+6%)	4mo	$125,000	$140	73
255 E Woodrow Ave	0.24mi	2/1.0	772 (-9%)	4mo	$195,000	$253	70
1352 City Park Ave	0.44mi	2/1.5	850 (+0%)	10mo	$250,000	$294	69
539 Southwood Ave	0.66mi	2/1.5	826 (-3%)	0mo	$185,750	$225	62
472 E Hinman Ave	0.53mi	2/1.0	900 (+6%)	6mo	$149,775	$166	60
274 E Barthman Ave	0.39mi	2/1.0	960 (+13%)	1mo	$125,000	$130	59
238 E Barthman Ave	0.36mi	2/1.0	736 (-13%)	4mo	$158,000	$215	58
326 Frebis Ave	0.60mi	2/1.5	922 (+9%)	2mo	$277,000	$300	54
297 Frebis Ave	0.56mi	2/1.0	912 (+8%)	9mo	$300,000	$329	54
360 Sheldon Ave	0.53mi	2/1.0	748 (-12%)	3mo	$146,000	$195	53
523 E Hinman Ave	0.60mi	2/1.0	726 (-14%)	9mo	$158,000	$218	40

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 · 2.32% rent growth · sell at horizon

5-year hold

• IRR: -21.1%
• Equity multiple: 0.27×
• Total profit: $-33,522
• Equity at exit: $24,587

10-year hold

• IRR: -16.1%
• Equity multiple: 0.13×
• Total profit: $-40,370
• Equity at exit: $14,258

Cash invested: $46,172 (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 43207

• Rents YoY: 2.3%
• Active inventory: 196
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,310 high
• Mortgage (P&I): −$865
• Tax from tax record: −$194 /mo · $2,330/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$275
• Net cashflow: $-93

Break-even live

Break-even rent $1,427

Max offer price $148,470

Occupancy floor —

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: $41,225
• Closing costs: $4,947
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1598-1600 S 4th St Columbus, OH	2.0	1.0	855	$1,250	$1.46	43d	1	0.11mi
206 E Woodrow Ave Columbus, OH	2.0	1.0	999	$1,295	$1.30	43d	1	0.16mi
1808 S 6th St Unit 1808 Columbus, OH	2.0	1.0	975	$1,050	$1.08	43d	1	0.21mi
22 E Welch Ave Apt 4 Columbus, OH	1.0	1.0	537	$923	$1.72	3d	1	0.23mi
33 W Morrill Ave Columbus, OH	1.0–3.0	1.0–2.0	935	$1,134	$1.21	7d	4	0.24mi
274 E Barthman Ave Columbus, OH	2.0	1.0	960	$1,500	$1.56	17d	1	0.37mi
362 E Hinman Ave Columbus, OH	2.0	1.0	879	$1,149	$1.31	43d	1	0.38mi
367 E Morrill Ave Columbus, OH	2.0	1.0	977	$1,450	$1.48	43d	1	0.39mi
27 W Jenkins Ave Columbus, OH	2.0–3.0	1.0–1.5	1013	$1,137	$1.12	7d	4	0.42mi
1843 Parsons Ave Columbus, OH	2.0	1.0	899	$1,331	$1.48	23d	1	0.48mi
61 E Moler St #63 Columbus, OH	2.0	1.0	1050	$1,950	$1.86	14d	1	0.49mi
205 E Moler St Unit B Columbus, OH	2.0	1.0	891	$995	$1.12	7d	1	0.49mi
112 Hanford St Unit A Columbus, OH	1.0	1.0	550	$1,373	$2.50	23d	1	0.61mi
6 Hanford St #6 Columbus, OH	2.0	1.0	1080	$1,850	$1.71	43d	1	0.63mi
490-492 E Jenkins Ave Unit 490 Columbus, OH	3.0	1.0	1050	$1,325	$1.26	43d	1	0.65mi
546 E Jenkins Ave Unit 1 Columbus, OH	2.0	1.0	975	$1,295	$1.33	23d	1	0.72mi
19 E Mithoff St Columbus, OH	2.0	1.0	828	$1,650	$1.99	43d	1	0.73mi
1116 S High St Columbus, OH	1.0	1.0	525	$999	$1.90	10d	1	0.80mi
426 E Mithoff St Columbus, OH	1.0	1.0	991	$1,625	$1.64	43d	1	0.85mi
19 E Deshler Ave Columbus, OH	2.0	1.0	1104	$2,000	$1.81	21d	1	0.90mi
554 E Gates St Columbus, OH	2.0	1.0	902	$1,295	$1.44	10d	1	0.91mi
55 Fornof Rd Columbus, OH	1.0–4.0	1.0–2.0	924	$1,620	$1.75	1d	1	0.97mi
967-971 S High St Columbus, OH	2.0	1.0	1050	$1,700	$1.62	43d	1	1.01mi
1175 Ann St Columbus, OH	2.0	1.0	904	$1,495	$1.65	43d	1	1.04mi
726 Frebis Ave Columbus, OH	2.0	1.0	850	$1,175	$1.38	3d	1	1.04mi
476 Stewart Ave Columbus, OH	1.0	1.0	1000	$995	$0.99	43d	1	1.07mi
672 E Mithoff St Columbus, OH	2.0	1.0	768	$1,200	$1.56	21d	1	1.07mi
54-56 Benfield Ave Unit 56 Columbus, OH	2.0	1.0	800	$925	$1.16	23d	1	1.09mi
735-737 E Mithoff St Columbus, OH	2.0	1.0	800	$1,395	$1.74	23d	1	1.13mi
257 Benfield Ave Unit NA Columbus, OH	3.0	1.0	1094	$1,400	$1.28	7d	1	1.17mi
850 Jaeger St Columbus, OH	2.0	1.0–2.5	910	$4,241	$4.66	1d	27	1.21mi
1416 S Ohio Ave Columbus, OH	3.0	1.5	1056	$1,595	$1.51	21d	1	1.22mi
100 Frankfort Sq Columbus, OH	1.0–2.0	1.0–2.0	986	$2,264	$2.30	2d	25	1.30mi
761 Siebert St Columbus, OH	2.0	2.0	1050	$2,350	$2.24	3d	1	1.32mi
1460 Oakwood Ave Columbus, OH	2.0	1.0	901	$900	$1.00	43d	1	1.34mi
1460 Oakwood Ave Columbus, OH	2.0	1.0	901	$900	$1.00	14d	1	1.34mi
838 Lock Ave Columbus, OH	3.0	1.0	988	$1,578	$1.60	2d	1	1.40mi
755 E Whittier St Columbus, OH	1.0–2.0	1.0	776	$1,335	$1.72	23d	1	1.41mi
691 S Front St Columbus, OH	1.0	1.0	550	$895	$1.63	44d	1	1.41mi
1225 S Champion Ave Unit 1225 Columbus, OH	3.0	1.0	1110	$1,095	$0.99	3d	1	1.42mi

Listing history 32 events

1. 2026-06-18
   days on market $164,900 Active 60 DOM
2. 2026-06-17
   days on market $164,900 Active 59 DOM
3. 2026-06-16
   days on market $164,900 Active 58 DOM
4. 2026-06-15
   days on market $164,900 Active 57 DOM
5. 2026-06-13
   days on market $164,900 Active 55 DOM
6. 2026-06-13
   pricedays on market $164,900 Active 54 DOM
7. 2026-06-09
   days on market $179,900 Active 51 DOM
8. 2026-06-08
   days on market $179,900 Active 50 DOM
9. 2026-06-07
   days on market $179,900 Active 49 DOM
10. 2026-06-05
    days on market $179,900 Active 46 DOM
11. 2026-06-03
    days on market $179,900 Active 45 DOM
12. 2026-06-02
    days on market $179,900 Active 44 DOM
13. 2026-06-01
    days on market $179,900 Active 43 DOM
14. 2026-05-31
    days on market $179,900 Active 42 DOM
15. 2026-05-09
    price $199,900 156-char remark

    Show marketing remark (156 chars)

    2 bedroom home with full basement . Fenced in backyard with detached garage . Large concrete porch, open floor plan with basement and attic for added space.

16. 2026-04-29
    price $213,900 156-char remark

    Show marketing remark (156 chars)

    2 bedroom home with full basement . Fenced in backyard with detached garage . Large concrete porch, open floor plan with basement and attic for added space.

17. 2026-04-19
    listed $239,900 Active 156-char remark

    Show marketing remark (156 chars)

    2 bedroom home with full basement . Fenced in backyard with detached garage . Large concrete porch, open floor plan with basement and attic for added space.

18. 2010-10-08
    soldstatus $18,900 235-char remark

    Show marketing remark (235 chars)

    Bank owned, sold ''as is''. Buyers must be pre-approved or have proof of funds. The property condition may restrict FHA/VA financing options. Must be listed 3 days before client will consider offers. New carpet installed by the seller.

19. 2010-09-29
    historical 235-char remark

    Show marketing remark (235 chars)

    Bank owned, sold ''as is''. Buyers must be pre-approved or have proof of funds. The property condition may restrict FHA/VA financing options. Must be listed 3 days before client will consider offers. New carpet installed by the seller.

20. 2010-08-24
    listed $18,900 235-char remark

    Show marketing remark (235 chars)

    Bank owned, sold ''as is''. Buyers must be pre-approved or have proof of funds. The property condition may restrict FHA/VA financing options. Must be listed 3 days before client will consider offers. New carpet installed by the seller.

21. 2008-05-13
    historical
22. 2007-11-13
    listed $79,400
23. 2005-08-11
    soldstatus $50,000
24. 2005-07-29
    soldstatus $50,000
25. 2005-02-09
    listed $64,900
26. 2002-10-25
    historical
27. 2002-04-24
    listed $49,900
28. 2002-03-29
    historical
29. 2001-03-12
    listed $49,900
30. 1995-10-11
    historical
31. 1995-04-13
    listed $34,900
32. 1984-10-01
    soldstatus $28,000

ⓘ 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: $2,330 · $194/mo
• Projected year-2 tax: $2,451 · $204/mo
• Expected delta: +$121/yr (+$10/mo · 5.2%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 70% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥100°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,715
• − Mortgage interest: −$9,237
• − Property taxes: −$2,330
• − Insurance: −$824
• − Repairs & maintenance: −$1,257
• − Management: −$1,257
• − Depreciation: −$4,797
• Taxable loss: −$3,987
• Est. tax savings @ 24.0%: +$957
• After-tax cash flow: $-159/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: Columbus City School District
• NCES district ID: 3904380
• Math proficiency: 15% ▼ -17.00%
• Reading proficiency: 26% ▼ -12.00%
• Median HH income: $38,483
• Composite: 17.19/100
• National rank: #9105
• State rank: #626 of 656 in OH

Livability — Columbus

• Score: 81/100
• State rank: #97
• US rank: #1491

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Columbus, OH
• County: Franklin County · 1,351,780 people
• City population: 612,189
• Metro: Columbus, OH
• Population (ZIP): 47,272
• Household income: $63,310
• Rent vs Own: 41.0% rent · 59.0% own
• Severe rent burden: 1679.0

Population outlook (Franklin County) Hauer SSP2

• Today (2025): 1,456,139 people
• By 2030: 1,556,890 · +6.9%
• By 2040: 1,757,349 · +20.7%
• By 2050: 1,950,539 · +34.0%
• By 2075: 2,376,171 · +63.2%
• By 2100: 2,636,796 · +81.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 59% Black 28% Two or more races 7% Hispanic / Latino 5% Asian 1%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Italian 2% Romanian 2% Slovak 1%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Spanish 3% Other Indo-European 1%

Political lean MEDSL · Franklin

• 2024 margin: Strong D (+28.4) · D 63.7% · R 35.3% · Other 1.0%
• 2008→2024 swing: +7.7pp toward D · 2008: 20.7pp · 2024: 28.4pp
• All cycles: 2024: D+28.4 2020: D+31.4 2016: D+25.9 2012: D+21.7 2008: D+20.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -244.33%
• Current HPI: 268.3028
• Rent YoY: ▲ 2.32%
• Metro: Columbus, 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

+613.9% since first listed

18 events — show timeline

• 2026-05-09 Price Changed $199,900 CBRMLS
• 2026-04-29 Price Changed $213,900 CBRMLS
• 2026-04-19 Listed $239,900 CBRMLS
• 2010-10-08 Sold (MLS) $18,900 CBRMLS
• 2010-09-29 Listing Removed — CBRMLS
• 2010-08-24 Listed $18,900 CBRMLS
• 2008-05-13 Listing Removed — CBRMLS
• 2007-11-13 Listed $79,400 CBRMLS
• 2005-08-11 Sold (Public Records) $50,000 Public Records
• 2005-07-29 Sold (MLS) $50,000 CBRMLS
• 2005-02-09 Listed $64,900 CBRMLS
• 2002-10-25 Listing Removed — CBRMLS
• 2002-04-24 Listed $49,900 CBRMLS
• 2002-03-29 Listing Removed — CBRMLS
• 2001-03-12 Listed $49,900 CBRMLS
• 1995-10-11 Listing Removed — CBRMLS
• 1995-04-13 Listed $34,900 CBRMLS
• 1984-10-01 Sold (Public Records) $28,000 Public Records

Property tax history

+1.8%/yr

Latest (2024): $2,330 · +0.1% YoY. Source: county tax records.