84 N Oakley Ave · Columbus, OH 43204

$149,000

2 bd · 1.0 ba · 965 sqft · SingleFamily public records · 37 Days on market

Built 1900 3,920 sqft lot $154/sqft · 20% below area Est $187k · 20% 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 +12.0/30.0
• Livability +4.0/5.0
• Rent growth +3.6/5.0
• DSCR +3.5/10.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Ideal for owner or investor! This 2-bed, 1-bath Columbus home (84 N Oakley Ave, OH 43204) is brimming with potential. Cosmetic updates will enhance its charm. Enjoy a bright living room, functional kitchen, and roomy bedrooms. The backyard is a blank slate. Convenient to parks, schools, and shops. Don't miss this chance to shape a promising property!

Key facts

• Backyard
• Comfortable layout
• Cozy living area

Tags

• COMFORTABLE LAYOUT
• COZY LIVING AREA
• PRACTICAL KITCHEN
• BACKYARD
• OUTDOOR LIVING

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story; Built in 1900; No common walls
• Construction: Block foundation noted; Built in 1900
• Exterior features: Block foundation; Lot approximately 0.09 acres

Interior

• Bedrooms: Two main-level bedrooms
• Bathrooms: One full bathroom
• Interior features: Has a basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $149k.

Deal economics

• At list price, monthly cash flow is $-36 ($-433/yr) — negative.
• To cash-flow at today's rent, offer at most $143k (4.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $116k (21.9% below list).
• Recommended offer: $116k (21.9% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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.
• Zoned schools: Indianola Informal K-8 School (math 43% / reading 58%, grade D+, #896 of 1,584 statewide, top 57%, 684 students, 0% FRL); Arts Impact Middle School (Aims) (math 17% / reading 25%, grade F, #608 of 654 statewide, top 93%, 532 students, 0% FRL); West High School (math 2% / reading 17%, grade F, #749 of 781 statewide, top 97%, 837 students, 0% FRL) — zoned schools average 0% FRL vs 72% district-wide (72 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+4.5%/yr); 187 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $4k 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 37 days — a 3% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago; this cycle's ask has dropped $16k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $76k; list at $149k implies a 96% 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 $116,409 (21.9% 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 37 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
3. Built in 1900 — 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: 0.78% ✗
• Cap rate: 6.00%
• Cash-on-cash: -1.04%
• DSCR: 0.95
• GRM: 10.7

CMA / ARV

• ARV (median comp): $187,215
• List price: $149,000
• Delta: -20.41%
• 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
151 S Eureka Ave	0.38mi	3/1.0 (+1)	936 (-3%)	1mo	$80,000	$85	71
299 Whitethorne Ave	0.64mi	2/1.0	959 (-1%)	2mo	$65,000	$68	68
349 S Richardson Ave	0.69mi	2/1.0	1,004 (+4%)	2mo	$169,900	$169	60
310 S Ogden Ave	0.70mi	3/1.5 (+1)	960 (-0%)	1mo	$200,000	$208	59
314 N Ogden Ave	0.53mi	2/1.0	1,064 (+10%)	1mo	$212,500	$200	57
184 S Ogden Ave	0.56mi	2/1.0	1,051 (+9%)	2mo	$172,000	$164	57
307 S Wheatland Ave	0.57mi	2/1.0	864 (-10%)	3mo	$60,000	$69	54
2629 Elliott Ave	0.70mi	2/2.0	1,016 (+5%)	2mo	$240,000	$236	53
151 Columbian Ave	0.73mi	3/1.0 (+1)	1,012 (+5%)	2mo	$146,500	$145	51
334 S Wayne Ave	0.61mi	3/1.0 (+1)	1,057 (+10%)	2mo	$188,500	$178	49
498 Murray Ave	0.63mi	3/1.0 (+1)	825 (-14%)	2mo	$175,000	$212	40
258 Wrexham Ave	0.70mi	3/2.0 (+1)	1,068 (+11%)	2mo	$194,000	$182	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 · 4.49% rent growth · sell at horizon

5-year hold

• IRR: -16.5%
• Equity multiple: 0.41×
• Total profit: $-24,700
• Equity at exit: $22,216

10-year hold

• IRR: -6.0%
• Equity multiple: 0.59×
• Total profit: $-17,089
• Equity at exit: $12,883

Cash invested: $41,720 (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 43204

• Rents YoY: 4.5%
• Active inventory: 187
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $1,164 high
• Mortgage (P&I): −$781
• Tax from tax record: −$112 /mo · $1,347/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$244
• Net cashflow: $-36

Break-even live

Break-even rent $1,210

Max offer price $142,625

Occupancy floor 98%

Sensitivity live

Price	-10% $48	-5% $6	+0% $-36	+5% $-78	+10% $-120
Rent	-10% $-128	-5% $-82	+0% $-36	+5% $10	+10% $56
Rate	-1.0pp $39	-0.5pp $2	base $-36	+0.5pp $-75	+1.0pp $-114

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
174 N Wheatland Ave Columbus, OH	2.0	1.0	917	$1,046	$1.14	4d	3	0.19mi
39 Eldon Ave Unit 1 Columbus, OH	3.0	2.0	1043	$1,500	$1.44	25d	1	0.21mi
216 N Wheatland Ave Columbus, OH	1.0	1.0	750	$823	$1.10	9d	2	0.24mi
261 N Wheatland Ave Columbus, OH	2.0	1.0	796	$1,300	$1.63	25d	1	0.27mi
87-97 N Burgess Ave Unit 93 Columbus, OH	2.0	1.5	1050	$1,250	$1.19	25d	1	0.36mi
87-97 N Burgess Ave Columbus, OH	2.0	1.0	950	$1,250	$1.32	45d	1	0.36mi
170 S Highland Ave Columbus, OH	2.0	1.0	950	$895	$0.94	45d	1	0.37mi
252-254 S Wayne Ave Unit 254 Columbus, OH	3.0	1.0	1120	$1,300	$1.16	19d	1	0.48mi
257 Clarendon Ave Unit 257,259,261,263 Columbus, OH	2.0	1.0	1000	$1,200	$1.20	45d	1	0.51mi
1963 W Broad St Apt 8 Columbus, OH	1.0	1.0	600	$820	$1.37	25d	1	0.57mi
329 S Wayne Ave Columbus, OH	3.0	1.0	1120	$1,425	$1.27	4d	1	0.59mi
2735 Sutton Ave Columbus, OH	3.0	1.0	1099	$1,175	$1.07	5d	1	0.62mi
190 Nashoba Ave Columbus, OH	2.0	1.0	1030	$1,450	$1.41	21d	1	0.72mi
190 Nashoba Ave Columbus, OH	2.0	1.0	1030	$1,450	$1.41	13d	1	0.72mi
148 S Powell Ave Columbus, OH	2.0	1.0	900	$1,050	$1.17	45d	1	0.72mi
148 S Powell Ave Unit B Columbus, OH	2.0	1.0	900	$1,000	$1.11	9d	1	0.72mi
108 Columbian Ave Unit B Columbus, OH	2.0	1.0	820	$900	$1.10	9d	1	0.72mi
375 S Burgess Ave Columbus, OH	2.0	1.0	732	$950	$1.30	21d	1	0.74mi
375 S Burgess Ave Columbus, OH	2.0	1.0	732	$950	$1.30	5d	1	0.74mi
264-276 N Powell Ave Apt C Columbus, OH	2.0	1.0	750	$975	$1.30	9d	1	0.76mi
2174 Sullivant Ave Columbus, OH	1.0	1.0	800	$775	$0.97	45d	1	0.77mi
427 S Ogden Ave Unit 427 Columbus, OH	2.0	1.0	980	$1,350	$1.38	9d	1	0.84mi
322 S Powell Ave Columbus, OH	2.0	1.0	1100	$950	$0.86	21d	1	0.86mi
521-523 S Wayne Ave Columbus, OH	3.0	1.0	1092	$1,195	$1.09	5d	1	0.86mi
2545-2547 Sullivant Ave Columbus, OH	3.0	1.0	1064	$1,100	$1.03	12d	1	0.88mi
530 S Terrace Ave Columbus, OH	2.0	1.0	896	$900	$1.00	25d	1	0.88mi
548 S Wayne Ave Columbus, OH	3.0	1.0	1008	$1,225	$1.22	21d	1	0.89mi
2203 Clarendon Ln Unit 2203 Columbus, OH	2.0	1.0	835	$1,000	$1.20	14d	1	0.89mi
475 S Ogden Ave Columbus, OH	2.0	1.0	888	$1,100	$1.24	25d	1	0.90mi
406 1/2 S Hague Ave Columbus, OH	2.0	1.0	918	$765	$0.83	45d	1	0.90mi
390 S Powell Ave Columbus, OH	2.0	1.0	775	$1,025	$1.32	4d	1	0.93mi
396 S Powell Ave Unit 396 Columbus, OH	2.0	1.0	1022	$925	$0.91	45d	1	0.93mi
18 N Huron Ave Unit C Columbus, OH	1.0	1.0	1000	$1,050	$1.05	45d	1	0.94mi
364 S Chase Ave Unit B Columbus, OH	2.0	1.0	1010	$975	$0.97	45d	1	0.95mi
616-618 S Ogden Ave Columbus, OH	3.0	1.0	1100	$1,125	$1.02	45d	1	1.05mi
664 S Wheatland Ave Unit 1 Columbus, OH	1.0	1.0	700	$895	$1.28	13d	1	1.06mi
685 S Wheatland Ave Columbus, OH	1.0	1.0	640	$850	$1.33	45d	1	1.10mi
661-663 S Burgess Ave Columbus, OH	3.0	1.0	1100	$1,028	$0.93	45d	1	1.11mi
85 Stevens Ave Columbus, OH	2.0	1.0	816	$995	$1.22	45d	1	1.15mi
721 Grandview Crossing Way Columbus, OH	2.0	1.0–2.0	701	$2,068	$2.95	4d	8	1.15mi

Listing history 27 events

1. 2026-06-21
   days on market $149,000 Active 37 DOM
2. 2026-06-18
   days on market $149,000 Active 34 DOM
3. 2026-06-17
   days on market $149,000 Active 33 DOM
4. 2026-06-16
   days on market $149,000 Active 32 DOM
5. 2026-06-15
   days on market $149,000 Active 31 DOM
6. 2026-06-13
   days on market $149,000 Active 29 DOM
7. 2026-06-13
   days on market $149,000 Active 28 DOM
8. 2026-06-09
   days on market $149,000 Active 25 DOM
9. 2026-06-08
   pricedays on market $149,000 Active 24 DOM
10. 2026-06-07
    days on market $165,000 Active 23 DOM
11. 2026-06-05
    days on market $165,000 Active 20 DOM
12. 2026-06-03
    days on market $165,000 Active 19 DOM
13. 2026-06-02
    days on market $165,000 Active 18 DOM
14. 2026-06-01
    days on market $165,000 Active 17 DOM
15. 2026-05-31
    days on market $165,000 Active 16 DOM
16. 2026-05-13
    listed $165,000 Active 488-char remark
17. 2025-09-22
    historical $1,395
18. 2025-08-14
    price $1,395
19. 2025-07-30
    price $1,450
20. 2025-06-17
    listed $1,495
21. 2023-10-05
    soldstatus $76,000
22. 2023-10-04
    soldstatus $76,000 Closed 352-char remark

    Show marketing remark (352 chars)

    Ideal for owner or investor! This 2-bed, 1-bath Columbus home (84 N Oakley Ave, OH 43204) is brimming with potential. Cosmetic updates will enhance its charm. Enjoy a bright living room, functional kitchen, and roomy bedrooms. The backyard is a blank slate. Convenient to parks, schools, and shops. Don't miss this chance to shape a promising property!

23. 2023-08-22
    status Pending 352-char remark

    Show marketing remark (352 chars)

    Ideal for owner or investor! This 2-bed, 1-bath Columbus home (84 N Oakley Ave, OH 43204) is brimming with potential. Cosmetic updates will enhance its charm. Enjoy a bright living room, functional kitchen, and roomy bedrooms. The backyard is a blank slate. Convenient to parks, schools, and shops. Don't miss this chance to shape a promising property!

24. 2023-08-19
    listed $90,000 Active 352-char remark

    Show marketing remark (352 chars)

    Ideal for owner or investor! This 2-bed, 1-bath Columbus home (84 N Oakley Ave, OH 43204) is brimming with potential. Cosmetic updates will enhance its charm. Enjoy a bright living room, functional kitchen, and roomy bedrooms. The backyard is a blank slate. Convenient to parks, schools, and shops. Don't miss this chance to shape a promising property!

25. 2023-08-18
    historical $90,000 352-char remark

    Show marketing remark (352 chars)

    Ideal for owner or investor! This 2-bed, 1-bath Columbus home (84 N Oakley Ave, OH 43204) is brimming with potential. Cosmetic updates will enhance its charm. Enjoy a bright living room, functional kitchen, and roomy bedrooms. The backyard is a blank slate. Convenient to parks, schools, and shops. Don't miss this chance to shape a promising property!

26. 2003-10-08
    soldstatus $50,000
27. 1995-06-29
    soldstatus $27,000

ⓘ 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: $1,347 · $112/mo
• Projected year-2 tax: $1,836 · $153/mo
• Expected delta: +$489/yr (+$41/mo · 36.3%)

ⓘ 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 ≥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 1 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,969
• − Mortgage interest: −$8,346
• − Property taxes: −$1,347
• − Insurance: −$745
• − Repairs & maintenance: −$1,118
• − Management: −$1,118
• − Depreciation: −$4,335
• Taxable loss: −$3,039
• Est. tax savings @ 24.0%: +$729
• After-tax cash flow: $296/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): 42,962
• Household income: $59,266
• Rent vs Own: 50.5% rent · 49.5% own
• Severe rent burden: 2290.0

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 0.58)
• Race & ethnicity: White 61% Hispanic / Latino 16% Black 13% Two or more races 12% Asian 3%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Lithuanian 1% Slovak 1% Romanian 1%
• Foreign-born: 13% · Canada
• Languages at home: 81% English-only · Spanish 13% Arabic 2% Other Asian/Pacific 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: ▼ -220.67%
• Current HPI: 265.7711
• Rent YoY: ▲ 4.49%
• 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

+451.9% since first listed

13 events — show timeline

• 2026-06-08 Price Changed $149,000 CBRMLS
• 2026-05-13 Listed $165,000 CBRMLS
• 2025-09-22 Rental Removed $1,395 TENANTTURNER2
• 2025-08-14 Price Changed $1,395 TENANTTURNER2
• 2025-07-30 Price Changed $1,450 TENANTTURNER2
• 2025-06-17 Listed for Rent $1,495 TENANTTURNER2
• 2023-10-05 Sold (Public Records) $76,000 Public Records
• 2023-10-04 Sold (MLS) $76,000 CBRMLS
• 2023-08-22 Pending — CBRMLS
• 2023-08-19 Listed $90,000 CBRMLS
• 2023-08-18 Coming Soon $90,000 CBRMLS
• 2003-10-08 Sold (Public Records) $50,000 Public Records
• 1995-06-29 Sold (Public Records) $27,000 Public Records

Property tax history

+3.6%/yr

Latest (2024): $1,347 · +25.2% YoY. Source: county tax records.