731-733 Seymour Ave · Columbus, OH 43205

$335,000

6 bd · 2.0 ba · 2,520 sqft · MultiFamily public records · 2 Days on market

Built 1922 4,791 sqft lot Est $365k · 8% under

---

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).

• Cash flow +17.1/30.0
• ARV discount +11.2/15.0
• DSCR +5.3/10.0
• 1% rule +4.1/10.0
• Livability +4.0/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

Fully Remodeled Duplex in Prime Location! This beautifully updated duplex offers ample space in one of the city's fastest-growing neighborhoods, surrounded by exciting new developments--giving buyers a strong equity advantage. Eligible for Tax Abatement! Perfect for owner-occupants or investors as both sides are vacant. Both units have been completely renovated with: • New electrical and plumbing systems • Modern LVP flooring throughout • Fresh, contemporary finishes Located just minutes from Downtown, Olde Towne East, Nationwide Children's Hospital, and Bexley, this property combines convenience, growth potential, and long-term value. (Agent Owned)

Key facts

• Remodeled duplex
• New plumbing systems
• Modern lvp flooring

Tags

• REMODELED DUPLEX
• PRIME LOCATION
• NEW ELECTRICAL SYSTEMS
• NEW PLUMBING SYSTEMS
• MODERN LVP FLOORING
• FRESH CONTEMPORARY FINISHES

Property features AI

Finance

• Financial info: Owner pays gas, sewer, and water; Annual tax listed (2024)

Exterior

• Parking: 2 parking spaces
• Utilities: Natural gas available; Electricity available; Public water; Public sewer
• Home design: Duplex; Originally built in 1922; effective year built 2022
• Exterior features: Lot approximately 0.11 acres; No additional parcels

Interior

• Heating & cooling: Central cooling; Forced-air heating
• Interior features: Duplex with two separate units; Has cooling; Forced air heating

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1.5-bath units multifamily listed at $335k.

Deal economics

• At list price, monthly cash flow is $235 ($3k/yr) — positive. Per door: $118/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $304k (9.1% below list).
• Recommended offer: $304k (9.1% below list) — sets the bar for 1% rule.
• Cap rate 7.1% 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); South High School (math 10% / reading 26%, grade F, #687 of 781 statewide, top 88%, 903 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 (+1.4%/yr); 145 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); 8,139 units permitted in Franklin County in 2024 (5,940 in 5+ unit buildings).
• At $3,044/mo this rent would consume 61% of the median local household income ($60k/yr) (locally 823% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k 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

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 11y ago; this cycle's ask has dropped $80k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $92k; list at $335k implies a 262% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1922 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $304,400 (9.1% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1922 — 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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.91% ✗
• Cap rate: 7.14%
• Cash-on-cash: 3.01%
• DSCR: 1.13
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $365,400
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
773 Berkeley Rd	0.13mi	6/—	2,560 (+2%)	8mo	$238,500	$93	85
1555-1557 E Rich St	0.49mi	6/—	2,520 (0%)	2mo	$384,000	$152	75
862 Fairwood Ave	0.20mi	6/—	2,352 (-7%)	8mo	$230,000	$98	72
440 Stoddart Ave #442	0.44mi	6/—	2,576 (+2%)	8mo	$350,000	$136	69
810-812 Seymour Ave	0.11mi	6/—	2,268 (-10%)	14mo	$227,000	$100	67
564-566 Kelton Ave	0.29mi	6/—	2,240 (-11%)	4mo	$340,000	$152	64
1456-1458 Bryden	0.66mi	6/—	2,576 (+2%)	1mo	$463,500	$180	64
1469-1471 Bryden Rd	0.63mi	6/—	2,520 (0%)	14mo	$237,500	$94	59
1021-1023 Miller Ave	0.60mi	6/—	2,352 (-7%)	4mo	$372,000	$158	58
238-240 Miller Ave	0.72mi	6/2.5	2,550 (+1%)	6mo	$369,900	$145	57
1422 Bryden Rd	0.69mi	5/— (-1)	2,482 (-2%)	4mo	$400,000	$161	57
917 Lockbourne Rd	0.55mi	6/—	2,700 (+7%)	12mo	$380,000	$141	52

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 · 1.43% rent growth · sell at horizon

5-year hold

• IRR: -13.2%
• Equity multiple: 0.53×
• Total profit: $-44,069
• Equity at exit: $49,950

10-year hold

• IRR: -6.8%
• Equity multiple: 0.59×
• Total profit: $-38,070
• Equity at exit: $28,965

Cash invested: $93,800 (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 →

ZIP-level market 43205

• Rents YoY: 1.4%
• Active inventory: 145
• Price-to-rent: 18.3×

Monthly cashflow live

• Estimated rent: $3,044 high
• Mortgage (P&I): −$1,757
• Tax from tax record: −$273 /mo · $3,276/yr
• Insurance: −$140
• HOA: −$0
• Vacancy / Maint / Mgmt: −$639
• Net cashflow: $235

Break-even live

Break-even rent $2,746

Max offer price $335,000

Occupancy floor 87%

Sensitivity live

Price	-10% $425	-5% $330	+0% $235	+5% $141	+10% $46
Rent	-10% $-5	-5% $115	+0% $235	+5% $356	+10% $476
Rate	-1.0pp $404	-0.5pp $321	base $235	+0.5pp $149	+1.0pp $60

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	1.5	$3,044
Total (2 units)			$3,044

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: $83,750
• Closing costs: $10,050
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
438 S Ohio Ave Columbus, OH	5.0	2.0	1900	$2,195	$1.16	45d	1	0.89mi
78 Auburn Ave Columbus, OH	5.0	3.5	2799	$3,950	$1.41	3d	1	0.95mi
1445 E Broad St Columbus, OH	1.0–5.0	1.0–5.0	2164	$3,500	$1.62	3d	4	1.02mi

Listing history 3 events

1. 2026-06-21
   statusdays on market $335,000 Active 2 DOM
2. 2026-06-18
   remarks 670-char remark
3. 2026-06-18
   listed $335,000 Coming Soon 1 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: $3,276 · $273/mo
• Projected year-2 tax: $4,251 · $354/mo
• Expected delta: +$975/yr (+$81/mo · 29.8%)

ⓘ 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 3/10 Moderate 7 d/yr ≥100°F today · 17 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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $36,528
• − Mortgage interest: −$18,765
• − Property taxes: −$3,276
• − Insurance: −$1,675
• − Repairs & maintenance: −$2,922
• − Management: −$2,922
• − Depreciation: −$9,745
• Taxable loss: −$2,778
• Est. tax savings @ 24.0%: +$667
• After-tax cash flow: $3,492/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): 12,618
• Household income: $60,181
• Rent vs Own: 62.7% rent · 37.3% own
• Severe rent burden: 823.0

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 0.60)
• Race & ethnicity: Black 47% White 42% Two or more races 7% Hispanic / Latino 3% Asian 1%
• Common ancestry: Lithuanian 2% Slovak 2% Romanian 2%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 1% Other Asian/Pacific 1% 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: ▼ -282.36%
• Current HPI: 212.5692
• Rent YoY: ▲ 1.43%
• 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

+570.0% since first listed

10 events — show timeline

• 2026-06-18 Coming Soon $335,000 CBRMLS
• 2025-10-30 Listing Removed — CBRMLS
• 2025-09-24 Price Changed $385,000 CBRMLS
• 2025-08-15 Listed $415,000 CBRMLS
• 2020-05-11 Sold (Public Records) $92,500 Public Records
• 2015-08-06 Sold (Public Records) $42,000 Public Records
• 2015-07-15 Listing Removed — CBRMLS
• 2015-05-30 Price Changed $49,900 CBRMLS
• 2015-05-14 Listed $59,900 CBRMLS
• 2004-05-27 Sold (Public Records) $50,000 Public Records

Property tax history

+1.2%/yr

Latest (2024): $3,276 · +1.3% YoY. Source: county tax records.