952 Whitethorne Ave · Columbus, OH 43223

$65,000

2 bd · 1.0 ba · 1,054 sqft · SingleFamily public records · 82 Days on market

Built 1957 4,791 sqft lot $62/sqft · 59% below area

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Rent growth +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Attention all rehabbers and Investors! A great set of bones to start. Redesigned floor plan and ready for 3 bedrooms, bath and laundry. Located south of Sullivant in a low traffic area! Plenty of room for repairs and equity!

Key facts

• 4,791 sq ft lot
• Built 1957
• Listed 82 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $462 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $61k (6.0% below list) — sets the bar for market timing.
• Cap rate 14.8% 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); Briggs High School (math 2% / reading 22%, grade F, #726 of 781 statewide, top 94%, 980 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 (+4.6%/yr); 147 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 8,139 units permitted in Franklin County in 2024 (5,940 in 5+ unit buildings).
• This rent runs 30% of the median local income ($47k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $449 of loan paydown is wiped out by about $2k 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 + 4.6% rent growth), your $18k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 82 days — a 6% lower offer ($61k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 28y ago; this cycle's ask has dropped $15k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $7k; list at $65k implies a 829% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $61,100 (6.0% below list)

Questions for the listing agent

1. It's been on market 82 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
7. 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.
8. 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: 1.83% ✓
• Cap rate: 14.82%
• Cash-on-cash: 30.45%
• DSCR: 2.35
• GRM: 4.6

CMA / ARV

• ARV (median comp): $158,892
• List price: $65,000
• Delta: -59.09%
• 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
676 Butler Ave	0.37mi	3/1.5 (+1)	1,054 (0%)	4mo	$165,000	$157	72
481 Wrexham Ave	0.65mi	2/1.0	1,064 (+1%)	5mo	$139,000	$131	64
611 Whitethorne Ave	0.46mi	3/1.0 (+1)	1,110 (+5%)	3mo	$110,000	$99	62
635 Clark Ave	0.56mi	2/1.0	997 (-5%)	4mo	$172,500	$173	62
2538 Vanderberg Ave	0.59mi	2/1.0	988 (-6%)	5mo	$195,000	$197	58
640 S Eureka Ave	0.64mi	2/1.0	1,104 (+5%)	6mo	$98,175	$89	57
2188 Amherst Ave	0.52mi	3/1.0 (+1)	1,136 (+8%)	4mo	$165,000	$145	55
2600 Plainview Ave	0.71mi	3/1.0 (+1)	976 (-7%)	1mo	$69,405	$71	49
1819 Ransburg Ave	0.46mi	3/1.0 (+1)	900 (-15%)	1mo	$150,000	$167	48
509 Belvidere Ave	0.60mi	3/2.0 (+1)	990 (-6%)	6mo	$192,500	$194	48
1864 Rosemont Ave	0.46mi	3/1.5 (+1)	1,186 (+12%)	4mo	$222,000	$187	47
724 S Eureka Ave	0.55mi	3/1.0 (+1)	1,208 (+15%)	6mo	$120,000	$99	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 · 4.61% rent growth · sell at horizon

5-year hold

• IRR: 27.0%
• Equity multiple: 2.15×
• Total profit: $20,873
• Equity at exit: $9,692

10-year hold

• IRR: 35.6%
• Equity multiple: 4.54×
• Total profit: $64,501
• Equity at exit: $5,620

Cash invested: $18,200 (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 43223

• Rents YoY: 4.6%
• Active inventory: 147
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,190 high
• Mortgage (P&I): −$341
• Tax from tax record: −$111 /mo · $1,326/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$250
• Net cashflow: $462

Break-even live

Break-even rent $606

Max offer price $65,000

Occupancy floor 56%

Sensitivity live

Price	-10% $499	-5% $480	+0% $462	+5% $443	+10% $425
Rent	-10% $368	-5% $415	+0% $462	+5% $509	+10% $556
Rate	-1.0pp $495	-0.5pp $478	base $462	+0.5pp $445	+1.0pp $428

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2167 W Mound St Unit C Columbus, OH	2.0	1.0	825	$900	$1.09	45d	1	0.17mi
791-793 Butler Ave Unit 791 Columbus, OH	3.0	1.0	1000	$1,395	$1.40	4d	1	0.18mi
2173 W Mound St Unit A Columbus, OH	2.0	1.0	825	$900	$1.09	45d	1	0.20mi
2157 W Mound St Unit C Columbus, OH	2.0	1.0	825	$900	$1.09	45d	1	0.24mi
947 E Forest Creek Dr Columbus, OH	2.0	1.5	950	$1,200	$1.26	45d	2	0.24mi
1928-1930 Vaughn St Unit 1928 Columbus, OH	2.0	1.0	919	$957	$1.04	45d	1	0.41mi
664 S Wheatland Ave Unit 1 Columbus, OH	1.0	1.0	700	$895	$1.28	13d	1	0.45mi
2203 Clarendon Ln Unit 2203 Columbus, OH	2.0	1.0	835	$1,000	$1.20	14d	1	0.57mi
695 S Eureka Ave Columbus, OH	3.0	1.0	1344	$1,425	$1.06	22d	1	0.58mi
1231 Woodbrook Ct Columbus, OH	1.0	1.0	718	$925	$1.29	18d	1	0.61mi
1773 W Mound St Unit 1799 Columbus, OH	1.0	1.0	700	$900	$1.29	45d	1	0.64mi
1773 W Mound St Unit 1803 Columbus, OH	1.0	1.0	700	$925	$1.32	45d	1	0.64mi
543 Woodbury Ave Unit NA Columbus, OH	3.0	1.0	1308	$1,645	$1.26	16d	1	0.66mi
2205 Sullivant Ave Columbus, OH	3.0	1.0	1275	$1,200	$0.94	45d	1	0.67mi
548 S Wayne Ave Columbus, OH	3.0	1.0	1008	$1,225	$1.22	21d	1	0.68mi
945 Hodges Dr Columbus, OH	3.0	1.0	1078	$1,640	$1.52	25d	1	0.69mi
2174 Sullivant Ave Columbus, OH	1.0	1.0	800	$775	$0.97	45d	1	0.69mi
2210 October Ridge Dr Unit 2232 Columbus, OH	2.0	1.5	950	$1,200	$1.26	4d	1	0.72mi
2210 October Ridge Dr Unit 2224 Columbus, OH	2.0	1.5	950	$1,200	$1.26	25d	1	0.72mi
521-523 S Wayne Ave Columbus, OH	3.0	1.0	1092	$1,195	$1.09	5d	1	0.73mi
488 Woodbury Ave Columbus, OH	3.0	1.5	1222	$1,250	$1.02	45d	1	0.73mi
530 S Terrace Ave Columbus, OH	2.0	1.0	896	$900	$1.00	25d	1	0.80mi
661-663 S Burgess Ave Columbus, OH	3.0	1.0	1100	$1,028	$0.93	45d	1	0.80mi
2545-2547 Sullivant Ave Columbus, OH	3.0	1.0	1064	$1,100	$1.03	12d	1	0.85mi
839-841 S Ogden Ave Columbus, OH	2.0	1.0	727	$1,000	$1.38	3d	1	0.85mi
616-618 S Ogden Ave Columbus, OH	3.0	1.0	1100	$1,125	$1.02	45d	1	0.87mi
802 Harrisburg Pike Columbus, OH	2.0	1.0	1250	$995	$0.80	4d	1	0.88mi
800 Harrisburg Pike Unit 2 bedroom townhomes Columbus, OH	2.0	1.0	1250	$995	$0.80	45d	1	0.89mi
490 Helen St Columbus, OH	2.0	1.0	840	$1,200	$1.43	45d	1	0.90mi
255 Belvidere Ave Columbus, OH	2.0	1.0	1144	$1,195	$1.04	17d	1	0.93mi
257 Clarendon Ave Unit 257,259,261,263 Columbus, OH	2.0	1.0	1000	$1,200	$1.20	45d	1	0.95mi
329 S Wayne Ave Columbus, OH	3.0	1.0	1120	$1,425	$1.27	4d	1	0.96mi
436 Catherine St Columbus, OH	2.0	1.5	960	$1,300	$1.35	9d	1	0.99mi
608 Racine Ave #610 Columbus, OH	3.0	1.0	1168	$1,195	$1.02	45d	1	0.99mi
432 Catherine St Columbus, OH	3.0	1.0	1073	$1,325	$1.23	14d	1	0.99mi
432 Catherine St Columbus, OH	3.0	1.0	1073	$1,325	$1.23	16d	1	0.99mi
1475 Stimmel Rd Columbus, OH	1.0–4.0	1.0	868	$1,205	$1.39	17d	1	1.00mi
2709-2711 Sullivant Ave Columbus, OH	3.0	2.0	1344	$1,380	$1.03	4d	1	1.01mi
2709-2711 Sullivant Ave Unit 2709 Columbus, OH	3.0	2.0	1344	$1,380	$1.03	4d	1	1.01mi
475 S Ogden Ave Columbus, OH	2.0	1.0	888	$1,100	$1.24	25d	1	1.03mi

Listing history 29 events

1. 2026-06-21
   days on market $65,000 Active 82 DOM
2. 2026-06-18
   days on market $65,000 Active 79 DOM
3. 2026-06-17
   days on market $65,000 Active 78 DOM
4. 2026-06-16
   days on market $65,000 Active 77 DOM
5. 2026-06-15
   days on market $65,000 Active 76 DOM
6. 2026-06-13
   days on market $65,000 Active 74 DOM
7. 2026-06-13
   pricedays on market $65,000 Active 73 DOM
8. 2026-06-09
   days on market $75,000 Active 70 DOM
9. 2026-06-08
   days on market $75,000 Active 69 DOM
10. 2026-06-07
    days on market $75,000 Active 68 DOM
11. 2026-06-05
    days on market $75,000 Active 65 DOM
12. 2026-06-03
    days on market $75,000 Active 64 DOM
13. 2026-06-02
    days on market $75,000 Active 63 DOM
14. 2026-06-01
    days on market $75,000 Active 62 DOM
15. 2026-05-31
    days on market $75,000 Active 61 DOM
16. 2026-04-29
    price $75,000 224-char remark

    Show marketing remark (224 chars)

    Attention all rehabbers and Investors! A great set of bones to start. Redesigned floor plan and ready for 3 bedrooms, bath and laundry. Located south of Sullivant in a low traffic area! Plenty of room for repairs and equity!

17. 2026-04-16
    status Active 224-char remark

    Show marketing remark (224 chars)

    Attention all rehabbers and Investors! A great set of bones to start. Redesigned floor plan and ready for 3 bedrooms, bath and laundry. Located south of Sullivant in a low traffic area! Plenty of room for repairs and equity!

18. 2026-04-03
    historical Contingent 224-char remark

    Show marketing remark (224 chars)

    Attention all rehabbers and Investors! A great set of bones to start. Redesigned floor plan and ready for 3 bedrooms, bath and laundry. Located south of Sullivant in a low traffic area! Plenty of room for repairs and equity!

19. 2026-03-31
    listed $80,000 Active 224-char remark

    Show marketing remark (224 chars)

    Attention all rehabbers and Investors! A great set of bones to start. Redesigned floor plan and ready for 3 bedrooms, bath and laundry. Located south of Sullivant in a low traffic area! Plenty of room for repairs and equity!

20. 2009-10-09
    soldstatus $7,000 276-char remark

    Show marketing remark (276 chars)

    Sold 'AS-IS' With No Warranties Or Representations Made By Seller. Bank Addendum Required. Earnest Money And Pre-Approval Required With All Offers. $1,000 Bonus To Buyers Agent. Professional Property Management Services Available. * * * See A2A Remarks for Details * * *

21. 2009-09-23
    historical 276-char remark

    Show marketing remark (276 chars)

    Sold 'AS-IS' With No Warranties Or Representations Made By Seller. Bank Addendum Required. Earnest Money And Pre-Approval Required With All Offers. $1,000 Bonus To Buyers Agent. Professional Property Management Services Available. * * * See A2A Remarks for Details * * *

22. 2009-06-17
    listed $9,900 276-char remark

    Show marketing remark (276 chars)

    Sold 'AS-IS' With No Warranties Or Representations Made By Seller. Bank Addendum Required. Earnest Money And Pre-Approval Required With All Offers. $1,000 Bonus To Buyers Agent. Professional Property Management Services Available. * * * See A2A Remarks for Details * * *

23. 2005-03-23
    soldstatus $20,000
24. 2005-02-28
    historical
25. 2004-12-16
    listed $26,000
26. 2000-02-08
    soldstatus $55,000
27. 1998-12-30
    historical
28. 1998-07-13
    listed $29,900
29. 1983-09-01
    soldstatus $24,900

ⓘ 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: $1,326 · $111/mo
• Projected year-2 tax: $1,326 · $111/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 6 d/yr ≥100°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,282
• − Mortgage interest: −$3,641
• − Property taxes: −$1,326
• − Insurance: −$325
• − Repairs & maintenance: −$1,143
• − Management: −$1,143
• − Depreciation: −$1,891
• Taxable income: $4,814
• Est. tax owed @ 24.0%: −$1,155
• After-tax cash flow: $4,386/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): 28,187
• Household income: $46,911
• Rent vs Own: 55.7% rent · 44.3% own
• Severe rent burden: 1689.0

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 0.55)
• Race & ethnicity: White 63% Black 22% Two or more races 8% Hispanic / Latino 8%
• Hispanic origin (detail): Mexican 4% Puerto Rican 3%
• Common ancestry: Romanian 4% Italian 1% Slovak 1%
• Foreign-born: 5% · Canada
• Languages at home: 91% English-only · Spanish 5%

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: ▼ -135.33%
• Current HPI: 211.6742
• Rent YoY: ▲ 4.61%
• 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

+201.2% since first listed

14 events — show timeline

• 2026-04-29 Price Changed $75,000 CBRMLS
• 2026-04-16 Relisted — CBRMLS
• 2026-04-03 Contingent — CBRMLS
• 2026-03-31 Listed $80,000 CBRMLS
• 2009-10-09 Sold (MLS) $7,000 CBRMLS
• 2009-09-23 Listing Removed — CBRMLS
• 2009-06-17 Listed $9,900 CBRMLS
• 2005-03-23 Sold (MLS) $20,000 CBRMLS
• 2005-02-28 Listing Removed — CBRMLS
• 2004-12-16 Listed $26,000 CBRMLS
• 2000-02-08 Sold (Public Records) $55,000 Public Records
• 1998-12-30 Listing Removed — CBRMLS
• 1998-07-13 Listed $29,900 CBRMLS
• 1983-09-01 Sold (Public Records) $24,900 Public Records

Property tax history

+4.1%/yr

Latest (2024): $1,326 · -10.8% YoY. Source: county tax records.