721 Campbell Ave · Columbus, OH 43222

$129,900

2 bd · 1.0 ba · 767 sqft · SingleFamily public records · 56 Days on market

Built 1920 3,484 sqft lot $169/sqft · 8% above area Est $121k · 8% over

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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 +26.1/30.0
• Appreciation +10.0/10.0
• DSCR +8.8/10.0
• 1% rule +6.8/10.0
• ARV discount +4.0/15.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0

Listing remarks MLS

A New Home This Spring!!!!! Quaint and charming Franklinton home with updated kitchen and bathroom. A spacious living room/dining combination. Huge bathroom with a large closet. Ceiling Fans. Enjoy the breeze on the front porch or relax in the shade of the backyard. Limited street traffic because it is located on a dead end street. Rear alley access too. Full basement. Seller related to Broker.

Key facts

• 3,484 sq ft lot
• Built 1920
• Listed 56 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $326 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $126k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.3% 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: 50 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 8,139 units permitted in Franklin County in 2024 (5,940 in 5+ unit buildings).
• At $1,538/mo this rent would consume 57% of the median local household income ($32k/yr) (locally 126% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $14k of equity ($898 loan paydown + $13k appreciation (10.0% local appreciation)).
• Franklin County population projected at +34% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 28y ago 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.
• Current owner paid $23k; list at $130k implies a 465% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $126,003 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.18% ✓
• Cap rate: 9.30%
• Cash-on-cash: 10.75%
• DSCR: 1.48
• GRM: 7.0

CMA / ARV

• ARV (median comp): $120,509
• List price: $129,900
• Delta: 7.79%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
303 S Yale Ave	0.67mi	2/1.0	832 (+8%)	7mo	$125,000	$150	49
425 S Glenwood Ave	0.57mi	2/1.0	880 (+15%)	1mo	$142,500	$162	48
1141 Campbell Ave	0.60mi	2/1.0	660 (-14%)	24mo	$173,000	$262	29

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 32.2%
• Equity multiple: 3.52×
• Total profit: $91,514
• Equity at exit: $117,024

10-year hold

• IRR: 27.8%
• Equity multiple: 7.96×
• Total profit: $253,212
• Equity at exit: $252,367

Cash invested: $36,372 (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 43222

• Active inventory: 50
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,538 high
• Mortgage (P&I): −$681
• Tax from tax record: −$154 /mo · $1,848/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$323
• Net cashflow: $326

Break-even live

Break-even rent $1,126

Max offer price $129,900

Occupancy floor 74%

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
786 Thomas Ave Unit 786 Columbus, OH	2.0	1.5	876	$1,295	$1.48	23d	1	0.13mi
821 W Rich St Unit 821 Columbus, OH	2.0	1.0	1078	$1,175	$1.09	23d	1	0.27mi
827 W Rich St Unit 827 Columbus, OH	2.0	1.0	1078	$1,175	$1.09	23d	1	0.28mi
878 1/2 Sullivant Ave Columbus, OH	1.0	1.0	616	$965	$1.57	7d	1	0.28mi
509 W Rich St Columbus, OH	2.0	1.0–2.0	870	$2,370	$2.72	7d	76	0.29mi
927 W Town St Columbus, OH	1.0	1.0	850	$1,125	$1.32	3d	1	0.43mi
401 W Rich St Columbus, OH	1.0–2.0	1.0–2.0	957	$2,383	$2.49	2d	18	0.45mi
80 S Souder Ave Columbus, OH	2.0	1.0–2.0	744	$1,713	$2.30	2d	47	0.46mi
548 W State St Columbus, OH	1.0	1.0	577	$1,225	$2.12	11d	1	0.48mi
717 Canonby Pl Unit B Columbus, OH	3.0	1.5	950	$1,095	$1.15	43d	1	0.56mi
731 Canonby Pl Unit B Columbus, OH	3.0	1.5	950	$1,095	$1.15	43d	1	0.58mi
735 Canonby Pl Apt B Columbus, OH	3.0	1.5	950	$1,095	$1.15	19d	1	0.59mi
185 S Cypress Ave Columbus, OH	2.0	1.0	1104	$1,695	$1.54	43d	1	0.61mi
755 Canonby Pl Columbus, OH	3.0	1.5	950	$1,095	$1.15	43d	1	0.61mi
501 W Broad St Columbus, OH	3.0	1.0–2.5	1166	$2,766	$2.37	43d	15	0.62mi
501 W Broad St Columbus, OH	3.0	1.0–2.5	1166	$2,804	$2.40	1d	52	0.62mi
433 W Broad St Columbus, OH	2.0	1.0–2.0	975	$3,371	$3.46	1d	35	0.64mi
411 S Yale Ave Columbus, OH	2.0	1.0	784	$1,425	$1.82	43d	1	0.65mi
1137 W Broad St Columbus, OH	1.0–2.0	1.0	770	$1,860	$2.42	43d	1	0.76mi
917 Eaton Ave Columbus, OH	1.0–2.0	1.0	675	$975	$1.44	10d	6	0.76mi
250 Liberty St Columbus, OH	1.0–3.0	1.0–2.0	1130	$1,972	$1.74	1d	25	0.82mi
1287 Sullivant Ave Unit 3 Columbus, OH	2.0	1.0	650	$1,250	$1.92	23d	1	0.83mi
1287 Sullivant Ave Unit 1 Columbus, OH	2.0	1.0	650	$1,200	$1.85	23d	1	0.83mi
303 S Front St Columbus, OH	2.0	1.0–2.0	746	$2,292	$3.07	1d	12	0.91mi
142 Dana Ave Unit 142 Columbus, OH	2.0	1.0	700	$825	$1.18	43d	1	0.93mi
87-89 Dana Ave Columbus, OH	2.0	1.0	948	$1,100	$1.16	21d	1	0.99mi
691 S Front St Columbus, OH	1.0	1.0	550	$895	$1.63	44d	1	1.00mi
100 Frankfort Sq Columbus, OH	1.0–2.0	1.0–2.0	986	$2,264	$2.30	2d	25	1.01mi
287 S Central Ave Unit 285 Columbus, OH	1.0	1.0	704	$870	$1.24	17d	1	1.02mi
209 S High St Columbus, OH	1.0–3.0	1.0–3.0	1396	$2,348	$1.68	1d	22	1.04mi
120 S Central Ave Columbus, OH	1.0–3.0	1.0–2.0	944	$912	$0.97	14d	12	1.04mi
1485 Walsh Ave Columbus, OH	2.0	1.0	720	$1,450	$2.01	23d	1	1.11mi
50 W Broad St Columbus, OH	1.0–2.0	1.0–2.5	1287	$3,760	$2.92	2d	4	1.12mi
73 Hayden Ave Columbus, OH	2.0	1.0	894	$1,350	$1.51	7d	1	1.15mi
1307 Bluff Ave Columbus, OH	2.0	1.0	830	$1,350	$1.63	19d	1	1.17mi
51 N High St #304 Columbus, OH	1.0	1.0	786	$2,300	$2.93	43d	1	1.19mi
100 N Central Ave Columbus, OH	2.0	1.0	932	$1,043	$1.12	43d	1	1.20mi
12 W Gay St Columbus, OH	2.0	1.0–2.0	893	$2,738	$3.07	1d	32	1.20mi
11 E Gay St Columbus, OH	1.0	1.0	789	$1,392	$1.76	3d	5	1.23mi
70 N High St Columbus, OH	1.0–2.0	1.0–3.0	1193	$5,789	$4.85	3d	17	1.23mi

Listing history 31 events

1. 2026-06-18
   days on market $129,900 Active 56 DOM
2. 2026-06-17
   days on market $129,900 Active 55 DOM
3. 2026-06-16
   days on market $129,900 Active 54 DOM
4. 2026-06-15
   days on market $129,900 Active 53 DOM
5. 2026-06-13
   days on market $129,900 Active 51 DOM
6. 2026-06-13
   days on market $129,900 Active 50 DOM
7. 2026-06-09
   days on market $129,900 Active 47 DOM
8. 2026-06-08
   days on market $129,900 Active 46 DOM
9. 2026-06-07
   days on market $129,900 Active 45 DOM
10. 2026-06-05
    days on market $129,900 Active 42 DOM
11. 2026-06-03
    days on market $129,900 Active 41 DOM
12. 2026-06-02
    days on market $129,900 Active 40 DOM
13. 2026-06-01
    days on market $129,900 Active 39 DOM
14. 2026-05-31
    days on market $129,900 Active 38 DOM
15. 2026-05-01
    status Active 398-char remark

    Show marketing remark (398 chars)

    A New Home This Spring!!!!! Quaint and charming Franklinton home with updated kitchen and bathroom. A spacious living room/dining combination. Huge bathroom with a large closet. Ceiling Fans. Enjoy the breeze on the front porch or relax in the shade of the backyard. Limited street traffic because it is located on a dead end street. Rear alley access too. Full basement. Seller related to Broker.

16. 2026-04-28
    historical Contingent 398-char remark

    Show marketing remark (398 chars)

    A New Home This Spring!!!!! Quaint and charming Franklinton home with updated kitchen and bathroom. A spacious living room/dining combination. Huge bathroom with a large closet. Ceiling Fans. Enjoy the breeze on the front porch or relax in the shade of the backyard. Limited street traffic because it is located on a dead end street. Rear alley access too. Full basement. Seller related to Broker.

17. 2026-04-23
    listed $129,900 Active 398-char remark

    Show marketing remark (398 chars)

    A New Home This Spring!!!!! Quaint and charming Franklinton home with updated kitchen and bathroom. A spacious living room/dining combination. Huge bathroom with a large closet. Ceiling Fans. Enjoy the breeze on the front porch or relax in the shade of the backyard. Limited street traffic because it is located on a dead end street. Rear alley access too. Full basement. Seller related to Broker.

18. 2026-04-16
    historical $129,900 398-char remark

    Show marketing remark (398 chars)

    A New Home This Spring!!!!! Quaint and charming Franklinton home with updated kitchen and bathroom. A spacious living room/dining combination. Huge bathroom with a large closet. Ceiling Fans. Enjoy the breeze on the front porch or relax in the shade of the backyard. Limited street traffic because it is located on a dead end street. Rear alley access too. Full basement. Seller related to Broker.

19. 2025-03-20
    historical
20. 2025-01-06
    status Active
21. 2024-12-28
    historical Contingent
22. 2024-10-11
    listed $139,900 Active
23. 2024-10-08
    historical
24. 2024-01-10
    historical Contingent Escape
25. 2024-01-10
    historical
26. 2023-12-11
    listed $85,000 Active
27. 2009-02-12
    soldstatus $23,000
28. 1998-06-12
    soldstatus $5,500
29. 1998-05-27
    soldstatus $5,500
30. 1998-05-02
    historical
31. 1998-03-04
    listed $16,286

ⓘ 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: $1,848 · $154/mo
• Projected year-2 tax: $1,937 · $161/mo
• Expected delta: +$89/yr (+$7/mo · 4.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 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: $18,458
• − Mortgage interest: −$7,276
• − Property taxes: −$1,848
• − Insurance: −$650
• − Repairs & maintenance: −$1,477
• − Management: −$1,477
• − Depreciation: −$3,779
• Taxable income: $1,951
• Est. tax owed @ 24.0%: −$468
• After-tax cash flow: $3,441/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): 4,819
• Household income: $32,321
• Rent vs Own: 66.4% rent · 33.6% own
• Severe rent burden: 126.0

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: Highly diverse neighborhood (Simpson 0.71)
• Race & ethnicity: White 43% Hispanic / Latino 28% Two or more races 21% Black 18% Asian 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 16% Dominican 5%
• Common ancestry: Lithuanian 1% Slovak 1% Ukrainian 1%
• Foreign-born: 8% · Canada, South Korea
• Languages at home: 86% English-only · Spanish 11% Korean 1% Russian/Polish/Slavic 0%

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: ▲ 231.44%
• Current HPI: 654.0855
• Rent YoY: —
• 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

+697.6% since first listed

17 events — show timeline

• 2026-05-01 Relisted — CBRMLS
• 2026-04-28 Contingent — CBRMLS
• 2026-04-23 Listed $129,900 CBRMLS
• 2026-04-16 Coming Soon $129,900 CBRMLS
• 2025-03-20 Listing Removed — CBRMLS
• 2025-01-06 Relisted — CBRMLS
• 2024-12-28 Contingent — CBRMLS
• 2024-10-11 Listed $139,900 CBRMLS
• 2024-10-08 Coming Soon — CBRMLS
• 2024-01-10 Contingent — CBRMLS
• 2024-01-10 Listing Removed — CBRMLS
• 2023-12-11 Listed $85,000 CBRMLS
• 2009-02-12 Sold (Public Records) $23,000 Public Records
• 1998-06-12 Sold (Public Records) $5,500 Public Records
• 1998-05-27 Sold (MLS) $5,500 CBRMLS
• 1998-05-02 Listing Removed — CBRMLS
• 1998-03-04 Listed $16,286 CBRMLS

Property tax history

+15.8%/yr

Latest (2024): $1,848 · +1.3% YoY. Source: county tax records.