311 Dakota Ave · Columbus, OH 43223

$165,000

3 bd · 2.0 ba · 1,472 sqft · SingleFamily public records · 129 Days on market

Built 1900 4,356 sqft lot $112/sqft · 38% below area Est $268k · 38% under

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Why this score? — see what drove the C- 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 +15.0/30.0
• ARV discount +15.0/15.0
• DSCR +4.6/10.0
• 1% rule +4.5/10.0
• 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

TURNKEY INVESTMENT PROPERTY - TENANT OCCUPIED 💰 Calling all investors! This 3-bedroom, 2-bath home is a solid, income-producing opportunity from day one. 🏡 Property Features: • 3 Bedrooms | 2 Full Bathrooms • Well-maintained - great condition • Spacious layout perfect for long-term tenants • Reliable tenant already in place 💸 Investor Highlights: • Immediate cash flow - no need to find a tenant • Tenant-occupied - please do not disturb • Ideal for buy-and-hold investors • Strong rental demand in the area 📍 Conveniently located near shopping, schools, and major routes. ⚠️ Curb offers only prior to viewing property - no interior showi

Key facts

• Large fenced yard
• Enclosed rear deck
• 4,356 sq ft lot

Tags

• ENCLOSED REAR DECK
• LARGE FENCED YARD
• GENEROUS STORAGE SPACE

🏷️ Possibly a rental listed for sale. The $165,000 price doesn't fit this home's estimated sale value (~$268,256) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $51 ($608/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $157k (5.0% below list).
• Recommended offer: $145k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.7% 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 fast (+4.6%/yr); 144 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).
• This rent runs 40% 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 $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 129 days — a 12% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $15k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $70k; list at $165k implies a 136% 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 $145,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 129 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — 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: 0.95% ✗
• Cap rate: 6.66%
• Cash-on-cash: 1.32%
• DSCR: 1.06
• GRM: 8.8

CMA / ARV

• ARV (median comp): $268,256
• List price: $165,000
• Delta: -38.49%
• 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
300 S Cypress Ave	0.04mi	2/2.0 (-1)	1,529 (+4%)	3mo	$255,000	$167	84
61 Dakota Ave	0.35mi	3/2.0	1,468 (-0%)	3mo	$280,000	$191	80
286 Avondale Ave	0.10mi	3/2.5	1,376 (-6%)	4mo	$276,000	$201	80
273 Avondale Ave	0.08mi	3/1.5	1,342 (-9%)	0mo	$246,000	$183	79
72 Avondale Ave	0.35mi	3/2.0	1,518 (+3%)	3mo	$255,000	$168	76
53 Rodgers Ave	0.53mi	4/1.5 (+1)	1,480 (+0%)	1mo	$75,000	$51	67
112 S Cypress Ave	0.28mi	3/1.5	1,320 (-10%)	4mo	$157,500	$119	64
104 S Cypress Ave	0.30mi	3/2.0	1,276 (-13%)	4mo	$269,900	$212	61
69 Rodgers Ave	0.55mi	3/2.0	1,348 (-8%)	2mo	$245,000	$182	59
44 Brehl Ave	0.59mi	3/1.5	1,368 (-7%)	2mo	$90,000	$66	57
158 Wisconsin Ave	0.71mi	3/1.5	1,343 (-9%)	2mo	$256,000	$191	49
63 Hayden Ave	0.72mi	3/2.5	1,672 (+14%)	1mo	$345,000	$206	41

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: -12.3%
• Equity multiple: 0.55×
• Total profit: $-20,878
• Equity at exit: $24,602

10-year hold

• IRR: -0.8%
• Equity multiple: 0.94×
• Total profit: $-2,870
• Equity at exit: $14,266

Cash invested: $46,200 (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: 144
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,568 high
• Mortgage (P&I): −$865
• Tax from tax record: −$254 /mo · $3,047/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$329
• Net cashflow: $51

Break-even live

Break-even rent $1,504

Max offer price $165,000

Occupancy floor 92%

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
185 S Cypress Ave Columbus, OH	2.0	1.0	1104	$1,695	$1.54	44d	1	0.17mi
378 Hawkes Ave Columbus, OH	3.0	2.0	1200	$1,649	$1.37	24d	1	0.18mi
158 Dakota Ave Columbus, OH	4.0	2.0	1800	$2,045	$1.14	8d	1	0.19mi
153 S Cypress Ave Columbus, OH	3.0	1.0	1472	$1,650	$1.12	8d	1	0.21mi
125 Avondale Ave Columbus, OH	3.0	1.5	1344	$1,695	$1.26	44d	1	0.23mi
827 W Rich St Unit 827 Columbus, OH	2.0	1.0	1078	$1,175	$1.09	24d	1	0.30mi
821 W Rich St Unit 821 Columbus, OH	2.0	1.0	1078	$1,175	$1.09	24d	1	0.30mi
189 W Park Ave Unit 189 Columbus, OH	3.0	2.0	1276	$1,395	$1.09	8d	1	0.33mi
1137 W Broad St Columbus, OH	1.0–2.0	1.0	770	$1,860	$2.42	44d	1	0.36mi
60 Martin Ave Columbus, OH	3.0	2.0	1807	$1,650	$0.91	24d	1	0.38mi
786 Thomas Ave Unit 786 Columbus, OH	2.0	1.5	876	$1,295	$1.48	24d	1	0.39mi
80 S Souder Ave Columbus, OH	2.0	1.0–2.0	744	$1,713	$2.30	2d	47	0.40mi
741 Sullivant Ave Columbus, OH	2.0	1.5	1250	$1,290	$1.03	24d	1	0.41mi
87-89 Dana Ave Columbus, OH	2.0	1.0	948	$1,100	$1.16	21d	1	0.51mi
76 Rodgers Ave Columbus, OH	3.0	1.5	1422	$1,695	$1.19	24d	1	0.53mi
120 S Central Ave Columbus, OH	1.0–3.0	1.0–2.0	944	$1,295	$1.37	15d	12	0.56mi
85 N Yale Ave Columbus, OH	3.0	1.0	1215	$1,100	$0.91	20d	1	0.58mi
85 N Yale Ave Columbus, OH	3.0	1.0	1215	$1,100	$0.91	8d	1	0.58mi
394 S Guilford Ave Columbus, OH	3.0	1.5	1404	$1,450	$1.03	8d	1	0.60mi
257 S Skidmore St Columbus, OH	3.0	2.0	1224	$1,895	$1.55	44d	1	0.61mi
735 Canonby Pl Apt B Columbus, OH	3.0	1.5	950	$1,095	$1.15	20d	1	0.62mi
717 Canonby Pl Unit B Columbus, OH	3.0	1.5	950	$1,095	$1.15	44d	1	0.62mi
713 Canonby Pl Apt E Columbus, OH	3.0	1.5	1200	$1,095	$0.91	44d	1	0.63mi
713 Canonby Pl Unit B Columbus, OH	3.0	1.5	1200	$1,095	$0.91	3d	1	0.63mi
274 S Skidmore St Columbus, OH	2.0	1.0	1402	$1,695	$1.21	44d	1	0.63mi
731 Canonby Pl Unit B Columbus, OH	3.0	1.5	950	$1,095	$1.15	44d	1	0.63mi
51 N Princeton Ave Columbus, OH	3.0	1.0	1188	$1,175	$0.99	24d	1	0.64mi
622 W State St Columbus, OH	2.0	2.0	1200	$2,190	$1.82	17d	1	0.65mi
749 Canonby Pl Apt E Columbus, OH	3.0	1.5	1200	$1,095	$0.91	17d	1	0.65mi
285 S Gift St Columbus, OH	3.0	2.0	1641	$1,700	$1.04	24d	1	0.66mi
285 S Gift St Columbus, OH	3.0	2.0	1641	$1,700	$1.04	16d	1	0.66mi
755 Canonby Pl Columbus, OH	3.0	1.5	950	$1,095	$1.15	44d	1	0.67mi
121 Chicago Ave Columbus, OH	2.0	2.0	1234	$1,550	$1.26	44d	1	0.68mi
129 Chicago Ave Columbus, OH	2.0	2.5	1260	$1,895	$1.50	24d	1	0.69mi
509 W Rich St Columbus, OH	2.0	1.0–2.0	870	$2,370	$2.72	8d	76	0.70mi
73 Hayden Ave Columbus, OH	2.0	1.0	894	$1,350	$1.51	8d	1	0.70mi
100 N Central Ave Columbus, OH	2.0	1.0	932	$1,043	$1.12	44d	1	0.76mi
58 Stevens Ave Columbus, OH	3.0	1.0	1176	$1,250	$1.06	44d	1	0.84mi
163 N Central Ave Columbus, OH	2.0	2.5	1100	$1,650	$1.50	44d	1	0.85mi
501 W Broad St Columbus, OH	3.0	1.0–2.5	1166	$3,599	$3.09	44d	15	0.86mi

Listing history 23 events

1. 2026-06-18
   days on market $165,000 Active 129 DOM
2. 2026-06-17
   days on market $165,000 Active 128 DOM
3. 2026-06-16
   days on market $165,000 Active 127 DOM
4. 2026-06-15
   days on market $165,000 Active 126 DOM
5. 2026-06-13
   days on market $165,000 Active 124 DOM
6. 2026-06-13
   days on market $165,000 Active 123 DOM
7. 2026-06-09
   days on market $165,000 Active 120 DOM
8. 2026-06-08
   days on market $165,000 Active 119 DOM
9. 2026-06-07
   days on market $165,000 Active 118 DOM
10. 2026-06-05
    pricedays on market $165,000 Active 115 DOM
11. 2026-06-03
    days on market $170,000 Active 114 DOM
12. 2026-06-02
    days on market $170,000 Active 113 DOM
13. 2026-06-01
    days on market $170,000 Active 112 DOM
14. 2026-05-31
    days on market $170,000 Active 111 DOM
15. 2026-05-04
    status Active
16. 2026-05-04
    price $170,000
17. 2026-04-18
    historical Contingent
18. 2026-03-10
    price $175,000
19. 2026-02-09
    listed $180,000 Active
20. 2024-10-02
    historical $1,395
21. 2024-08-22
    listed $1,395
22. 2022-01-04
    soldstatus $70,000
23. 1992-05-21
    soldstatus $35,500

ⓘ 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: $3,047 · $254/mo
• Projected year-2 tax: $3,047 · $254/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 · 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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,814
• − Mortgage interest: −$9,243
• − Property taxes: −$3,047
• − Insurance: −$825
• − Repairs & maintenance: −$1,505
• − Management: −$1,505
• − Depreciation: −$4,800
• Taxable loss: −$2,111
• Est. tax savings @ 24.0%: +$507
• After-tax cash flow: $1,114/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

+378.9% since first listed

9 events — show timeline

• 2026-05-04 Relisted — CBRMLS
• 2026-05-04 Price Changed $170,000 CBRMLS
• 2026-04-18 Contingent — CBRMLS
• 2026-03-10 Price Changed $175,000 CBRMLS
• 2026-02-09 Listed $180,000 CBRMLS
• 2024-10-02 Rental Removed $1,395 COLUMBUSMLS
• 2024-08-22 Listed for Rent $1,395 COLUMBUSMLS
• 2022-01-04 Sold (Public Records) $70,000 Public Records
• 1992-05-21 Sold (Public Records) $35,500 Public Records

Property tax history

+17.8%/yr

Latest (2024): $3,047 · +2.0% YoY. Source: county tax records.