1175 Oakwood Ave · Columbus, OH 43206

$254,900

6 bd · 0.0 ba · 2,688 sqft · MultiFamily · 23 Days on market

Built 1924 Fair condition 5,662 sqft lot Est $425k · 40% under ↓ 15% since listing

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.8/10.0
• Livability +4.0/5.0
• Rent growth +3.4/5.0
• Condition / age +2.2/5.0
• 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

Large duplex with each side having 3 bedrooms and 1 bath. Live in 1 side and rent the other to cover your mortgage. Call your Realtor today for a viewing.

Key facts

• 5,662 sq ft lot
• 2 parking spots
• Built 1924

Property features AI

Finance

• Other: Listing marked as Real Estate Owned
• Financial info: Taxes reported for 2024

Exterior

• Parking: 2 parking spaces
• Utilities: Public water; Public sewer
• Home design: Duplex; Built in 1924
• Exterior features: Lot approximately 0.13 acres (about 5,662.8 sq ft); Located near Stewart Ave

Interior

• Bedrooms: 2 total units
• Interior features: Duplex (multi-unit property)

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1-bath units multifamily listed at $255k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive. Per door: $509/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $255k).
• Recommended offer: $251k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.1% 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.
• Market conditions: Rents rising (+3.5%/yr); 193 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 8,139 units permitted in Franklin County in 2024 (5,940 in 5+ unit buildings).
• At $3,518/mo this rent would consume 56% of the median local household income ($76k/yr) (locally 846% 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 $8k 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.
• At projected returns (-3.0% appreciation + 3.5% rent growth), your $71k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($251k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1924 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $251,076 (1.5% 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. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. Built in 1924 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.38% ✓
• Cap rate: 11.08%
• Cash-on-cash: 17.11%
• DSCR: 1.76
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $424,704
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1165-1167 E Whittier St	0.27mi	6/—	2,596 (-3%)	3mo	$411,000	$158	79
1113-1115 S Ohio Ave	0.15mi	6/—	2,576 (-4%)	11mo	$387,000	$150	77
1167-1169 Wilson Ave	0.09mi	6/—	2,464 (-8%)	7mo	$220,000	$89	76
1314 S Champion Ave	0.21mi	6/—	2,464 (-8%)	2mo	$220,000	$89	75
917 Lockbourne Rd	0.54mi	6/—	2,700 (+0%)	12mo	$380,000	$141	64
519-521 E Deshler Ave	0.66mi	6/—	2,610 (-3%)	2mo	$415,000	$159	63
1306-1308 Wilson Ave	0.21mi	6/—	2,352 (-12%)	9mo	$373,450	$159	62
1142-1144 Wilson Ave	0.14mi	6/—	2,376 (-12%)	15mo	$237,500	$100	62
1328-1330 S Champion Ave	0.23mi	6/—	2,432 (-10%)	16mo	$479,900	$197	60
1021-1023 Miller Ave	0.49mi	6/—	2,352 (-12%)	4mo	$372,000	$158	53
887 E Livingston Ave	0.64mi	6/—	2,496 (-7%)	9mo	$400,000	$160	51
857-859 Wilson Ave	0.49mi	6/—	3,055 (+14%)	13mo	$465,000	$152	44

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 · 3.51% rent growth · sell at horizon

5-year hold

• IRR: 9.0%
• Equity multiple: 1.36×
• Total profit: $25,378
• Equity at exit: $38,006

10-year hold

• IRR: 18.6%
• Equity multiple: 2.59×
• Total profit: $113,298
• Equity at exit: $22,039

Cash invested: $71,372 (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 43206

• Rents YoY: 3.5%
• Active inventory: 193
• Price-to-rent: 12.1×

Monthly cashflow live

• Estimated rent: $3,518 high
• Mortgage (P&I): −$1,337
• Tax est. 1.5%: −$319 /mo · $3,824/yr
• Insurance: −$106
• HOA: −$0
• Vacancy / Maint / Mgmt: −$739
• Net cashflow: $1,018

Break-even live

Break-even rent $2,230

Max offer price $254,900

Occupancy floor 66%

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$3,518
Total (2 units)			$3,518

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: $63,725
• Closing costs: $7,647
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	43d	1	1.06mi
2089 Lockbourne Rd Columbus, OH	5.0	2.0	2534	$2,800	$1.10	10d	1	1.25mi

Listing history 19 events

1. 2026-06-18
   days on market $254,900 Active 23 DOM
2. 2026-06-17
   days on market $254,900 Active 22 DOM
3. 2026-06-16
   days on market $254,900 Active 21 DOM
4. 2026-06-15
   days on market $254,900 Active 20 DOM
5. 2026-06-13
   days on market $254,900 Active 18 DOM
6. 2026-06-13
   days on market $254,900 Active 17 DOM
7. 2026-06-09
   days on market $254,900 Active 14 DOM
8. 2026-06-08
   days on market $254,900 Active 13 DOM
9. 2026-06-07
   days on market $254,900 Active 12 DOM
10. 2026-06-05
    days on market $254,900 Active 9 DOM
11. 2026-06-03
    days on market $254,900 Active 8 DOM
12. 2026-06-02
    days on market $254,900 Active 7 DOM
13. 2026-06-01
    days on market $254,900 Active 6 DOM
14. 2026-05-31
    days on market $254,900 Active 5 DOM
15. 2026-05-26
    listed $254,900 Active
16. 2025-09-30
    price $259,000
17. 2025-09-30
    historical
18. 2025-09-18
    price $269,000
19. 2025-08-01
    listed $300,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $42,216
• − Mortgage interest: −$14,278
• − Property taxes: −$3,824
• − Insurance: −$1,274
• − Repairs & maintenance: −$3,377
• − Management: −$3,377
• − Depreciation: −$7,415
• Taxable income: $8,670
• Est. tax owed @ 24.0%: −$2,081
• After-tax cash flow: $10,131/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.

Condition & rehab AI · 13 photos

Fair 45/100 Extensive rehab

This two-unit property requires extensive repairs and maintenance to improve its condition and increase its resale and rental value.

Repairs flagged

• Major Exposed wiring in the kitchen — Safety hazard
• Major Missing cabinets in the kitchen — Aesthetically unappealing and functional
• Major Exposed plumbing in the bathrooms — Safety hazard
• Major Missing fixtures in the bathrooms — Aesthetically unappealing and functional
• Major Peeling paint on exterior — Reduces curb appeal
• Major Rusted railings on exterior — Safety hazard
• Major Overgrown landscaping — Reduces curb appeal
• Major Exposed drywall in multiple rooms — Safety hazard
• Major Worn hardwood floors — Reduces value
• Major No visible HVAC or mechanical systems — Safety hazard

Value-add opportunities

• Both Painting and re-staining the exterior — Improves curb appeal and rental value
• Both Re-roofing — Fixes a major safety hazard and improves resale value
• Both Re-painting interior walls and cabinets — Improves aesthetics and rental value
• Both Re-finishing hardwood floors — Improves aesthetics and rental value
• Both Re-plumbing and re-installing fixtures in bathrooms — Fixes safety hazard and improves aesthetics
• Both Re-installing cabinets in kitchen — Fixes safety hazard and improves aesthetics
• Both Re-installing HVAC and mechanical systems — Fixes safety hazard and improves aesthetics

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exposed wiring in the kitchen · Safety hazard	Major	$15,000–50,000
Missing cabinets in the kitchen · Aesthetically unappealing and functional	Major	$15,000–50,000
Exposed plumbing in the bathrooms · Safety hazard	Major	$15,000–50,000
Missing fixtures in the bathrooms · Aesthetically unappealing and functional	Major	$15,000–50,000
Peeling paint on exterior · Reduces curb appeal	Major	$15,000–50,000
Rusted railings on exterior · Safety hazard	Major	$15,000–50,000
Overgrown landscaping · Reduces curb appeal	Major	$15,000–50,000
Exposed drywall in multiple rooms · Safety hazard	Major	$15,000–50,000
Worn hardwood floors · Reduces value	Major	$15,000–50,000
No visible HVAC or mechanical systems · Safety hazard	Major	$15,000–50,000
Total estimated repair cost · 10 items		$150,000–500,000

Value-add ROI direction

• Both Painting and re-staining the exterior — Improves curb appeal and rental value ↑
• Both Re-roofing — Fixes a major safety hazard and improves resale value ↑
• Both Re-painting interior walls and cabinets — Improves aesthetics and rental value ↑
• Both Re-finishing hardwood floors — Improves aesthetics and rental value ↑
• Both Re-plumbing and re-installing fixtures in bathrooms — Fixes safety hazard and improves aesthetics ↑
• Both Re-installing cabinets in kitchen — Fixes safety hazard and improves aesthetics ↑
• Both Re-installing HVAC and mechanical systems — Fixes safety hazard and improves aesthetics ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 21,996
• Household income: $75,806
• Rent vs Own: 51.3% rent · 48.7% own
• Severe rent burden: 846.0

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 0.59)
• Race & ethnicity: White 56% Black 31% Two or more races 9% Hispanic / Latino 4% Asian 1% Native American 1%
• Common ancestry: Romanian 3% Slovak 2% Lithuanian 1%
• Foreign-born: 4% · Canada
• Languages at home: 96% English-only · Spanish 2% 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: ▼ -576.73%
• Current HPI: 173.8569
• Rent YoY: ▲ 3.51%
• 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

-15.0% since first listed

5 events — show timeline

• 2026-05-26 Listed $254,900 CBRMLS
• 2025-09-30 Price Changed $259,000 CBRMLS
• 2025-09-30 Listing Removed — CBRMLS
• 2025-09-18 Price Changed $269,000 CBRMLS
• 2025-08-01 Listed $300,000 CBRMLS