91 N Jones Ave · Columbus, OH 43222

$65,000

3 bd · 1.0 ba · 1,734 sqft · SingleFamily · 12 Days on market

Built 1900 Poor condition 3,920 sqft lot

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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
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Schools +1.7/10.0
• Condition / age +1.0/5.0

Listing remarks

Great Franklinton location for this property in need of full rehab. Previously two 2-bed, 1-bath apartments, now used as a single family home. Property has active code violations and a current Environmental Court case (see attached docs).

Key facts

• 3,920 sq ft lot
• Built 1900
• Listed 12 days

Property features AI

Finance

• Other: Listing subject to third-party approval

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two levels; Built in 1900; No shared/common walls
• Construction: Stone foundation
• Exterior features: Fenced yard

Interior

• Bedrooms: 1 bedroom on the main level
• Flooring: Wood floors
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating
• Interior features: Partial basement; Wood flooring; 1,734 finished living area

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $65k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $876 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $65k).
• Cap rate 22.5% 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 24d 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 $1,678/mo this rent would consume 62% 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 $7k of equity ($449 loan paydown + $6k 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 $18k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 32y ago; this cycle's ask has dropped $10k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $65,000

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1900 — 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: 2.58% ✓
• Cap rate: 22.47%
• Cash-on-cash: 57.79%
• DSCR: 3.57
• GRM: 3.2

CMA / ARV

• ARV (on-the-fly): $286,110
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
56 Hawkes Ave	0.22mi	3/2.5	1,753 (+1%)	0mo	$289,000	$165	82
130 Wisconsin Ave	0.39mi	3/2.5	1,712 (-1%)	0mo	$345,000	$202	74
148 W Park Ave	0.52mi	3/1.5	1,750 (+1%)	5mo	$228,500	$131	68
149 S Cypress Ave	0.40mi	3/2.5	1,840 (+6%)	2mo	$329,900	$179	64
757 Bellows Ave	0.68mi	3/1.5	1,728 (-0%)	4mo	$236,000	$137	63
27 Dakota Ave	0.23mi	3/1.0	1,489 (-14%)	4mo	$190,000	$128	62
53 Rodgers Ave	0.12mi	4/1.5 (+1)	1,480 (-15%)	1mo	$75,000	$51	62
72 Avondale Ave	0.24mi	3/2.0	1,518 (-12%)	3mo	$255,000	$168	62
763 W Rich St	0.53mi	3/2.0	1,672 (-4%)	8mo	$75,000	$45	59
63 Hayden Ave	0.62mi	3/2.5	1,672 (-4%)	1mo	$345,000	$206	58
300 S Cypress Ave	0.59mi	2/2.0 (-1)	1,529 (-12%)	3mo	$255,000	$167	42
119 Dana Ave	0.64mi	3/2.0	1,506 (-13%)	6mo	$125,000	$83	39

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: 70.3%
• Equity multiple: 6.01×
• Total profit: $91,250
• Equity at exit: $58,557

10-year hold

• IRR: 64.0%
• Equity multiple: 13.36×
• Total profit: $224,867
• Equity at exit: $126,281

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 43222

• Active inventory: 50
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $1,678 high
• Mortgage (P&I): −$341
• Tax est. 1.5%: −$81 /mo · $975/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$352
• Net cashflow: $876

Break-even live

Break-even rent $569

Max offer price $65,000

Occupancy floor 43%

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
76 Rodgers Ave Columbus, OH	3.0	1.5	1422	$1,695	$1.19	23d	1	0.09mi
60 Martin Ave Columbus, OH	3.0	2.0	1807	$1,650	$0.91	23d	1	0.22mi
125 Avondale Ave Columbus, OH	3.0	1.5	1344	$1,695	$1.26	43d	1	0.32mi
85 N Yale Ave Columbus, OH	3.0	1.0	1215	$1,100	$0.91	7d	1	0.35mi
85 N Yale Ave Columbus, OH	3.0	1.0	1215	$1,100	$0.91	19d	1	0.35mi
135-137 Dakota Ave Unit 135 Columbus, OH	3.0	1.5	2200	$1,800	$0.82	43d	1	0.36mi
158 Dakota Ave Columbus, OH	4.0	2.0	1800	$2,045	$1.14	7d	1	0.37mi
162 Wisconsin Ave Columbus, OH	4.0	2.5	1930	$1,900	$0.98	43d	1	0.39mi
153 S Cypress Ave Columbus, OH	3.0	1.0	1472	$1,650	$1.12	7d	1	0.40mi
185 S Cypress Ave Columbus, OH	2.0	1.0	1104	$1,695	$1.54	43d	1	0.43mi
121 Chicago Ave Columbus, OH	2.0	2.0	1234	$1,550	$1.26	43d	1	0.47mi
129 Chicago Ave Columbus, OH	2.0	2.5	1260	$1,895	$1.50	23d	1	0.48mi
821 W Rich St Unit 821 Columbus, OH	2.0	1.0	1078	$1,175	$1.09	23d	1	0.49mi
827 W Rich St Unit 827 Columbus, OH	2.0	1.0	1078	$1,175	$1.09	23d	1	0.49mi
622 W State St Columbus, OH	2.0	2.0	1200	$2,190	$1.82	17d	1	0.52mi
51 N Princeton Ave Columbus, OH	3.0	1.0	1188	$1,175	$0.99	23d	1	0.54mi
189 W Park Ave Unit 189 Columbus, OH	3.0	2.0	1276	$1,395	$1.09	7d	1	0.59mi
741 Sullivant Ave Columbus, OH	2.0	1.5	1250	$1,290	$1.03	23d	1	0.63mi
501 W Broad St Columbus, OH	3.0	1.0–2.5	1166	$3,649	$3.13	1d	52	0.64mi
501 W Broad St Columbus, OH	3.0	1.0–2.5	1166	$3,599	$3.09	43d	15	0.64mi
378 Hawkes Ave Columbus, OH	3.0	2.0	1200	$1,649	$1.37	23d	1	0.66mi
257 S Skidmore St Columbus, OH	3.0	2.0	1224	$1,895	$1.55	43d	1	0.68mi
163 N Central Ave Columbus, OH	2.0	2.5	1100	$1,650	$1.50	43d	1	0.69mi
120 S Central Ave Columbus, OH	1.0–3.0	1.0–2.0	944	$1,295	$1.37	14d	12	0.71mi
274 S Skidmore St Columbus, OH	2.0	1.0	1402	$1,695	$1.21	43d	1	0.71mi
433 W Broad St Columbus, OH	2.0	1.0–2.0	975	$3,371	$3.46	1d	35	0.74mi
285 S Gift St Columbus, OH	3.0	2.0	1641	$1,700	$1.04	23d	1	0.74mi
285 S Gift St Columbus, OH	3.0	2.0	1641	$1,700	$1.04	15d	1	0.74mi
509 W Rich St Columbus, OH	2.0	1.0–2.0	870	$2,370	$2.72	7d	76	0.77mi
137 N Guilford Ave Columbus, OH	4.0	2.0	1456	$1,850	$1.27	43d	1	0.78mi
58 Stevens Ave Columbus, OH	3.0	1.0	1176	$1,250	$1.06	43d	1	0.82mi
32 Schultz Ave Columbus, OH	3.0	1.0	1218	$1,250	$1.03	21d	1	0.88mi
228 Schultz Ave Unit 1407024P Columbus, OH	4.0	1.5	1991	$6,208	$3.12	14d	1	0.91mi
401 W Rich St Columbus, OH	1.0–2.0	1.0–2.0	957	$2,383	$2.49	1d	18	0.91mi
644 Chlois Ln Columbus, OH	1.0–3.0	1.0–2.0	985	$3,085	$3.13	1d	15	0.93mi
394 S Guilford Ave Columbus, OH	3.0	1.5	1404	$1,450	$1.03	7d	1	0.99mi
250 W Spring St #713 Columbus, OH	2.0	2.5	1638	$5,250	$3.21	43d	1	1.00mi
250 W Spring St #1214 Columbus, OH	2.0	2.5	2124	$7,000	$3.30	17d	1	1.00mi
250 Daniel Burnham Sq #305 Columbus, OH	2.0	2.0	1338	$3,395	$2.54	23d	1	1.05mi
1314 City View Dr Columbus, OH	1.0–3.0	1.0–2.0	961	$3,539	$3.68	1d	51	1.07mi

Listing history 10 events

1. 2026-06-18
   days on market $65,000 Active 12 DOM
2. 2026-06-17
   days on market $65,000 Active 11 DOM
3. 2026-06-16
   days on market $65,000 Active 10 DOM
4. 2026-06-15
   days on market $65,000 Active 9 DOM
5. 2026-06-13
   days on market $65,000 Active 7 DOM
6. 2026-06-13
   pricedays on market $65,000 Active 6 DOM
7. 2026-06-09
   days on market $75,000 Active 3 DOM
8. 2026-06-08
   days on market $75,000 Active 2 DOM
9. 2026-06-07
   remarks 238-char remark
10. 2026-06-07
    listed $75,000 Active 1 DOM

ⓘ 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 · 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: $20,137
• − Mortgage interest: −$3,641
• − Property taxes: −$975
• − Insurance: −$325
• − Repairs & maintenance: −$1,611
• − Management: −$1,611
• − Depreciation: −$1,891
• Taxable income: $10,083
• Est. tax owed @ 24.0%: −$2,420
• After-tax cash flow: $8,098/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 · 7 photos

Poor 20/100 Extensive rehab

This property requires extensive repairs and a complete renovation to become habitable and marketable.

Repairs flagged

• Major roof — Significant damage and visible leaks
• Major exterior siding — Weathered and peeling
• Major windows — Missing or broken windows

Value-add opportunities

• Both New roof — Critical to prevent further water damage and improve safety
• Both New exterior siding — Enhances curb appeal and structural integrity
• Both New windows — Improves energy efficiency and safety

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Significant damage and visible leaks	Major	$15,000–50,000
exterior siding · Weathered and peeling	Major	$15,000–50,000
windows · Missing or broken windows	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both New roof — Critical to prevent further water damage and improve safety ↑
• Both New exterior siding — Enhances curb appeal and structural integrity ↑
• Both New windows — Improves energy efficiency and safety ↑

ⓘ 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): 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

+296.8% since first listed

13 events — show timeline

• 2026-06-06 Listed $75,000 CBRMLS
• 2009-01-01 Listing Removed — CBRMLS
• 2008-06-03 Listed $13,500 CBRMLS
• 2001-06-28 Listing Removed — CBRMLS
• 2001-01-23 Listed $33,000 CBRMLS
• 2000-12-30 Listing Removed — CBRMLS
• 2000-09-07 Listed $33,000 CBRMLS
• 2000-06-27 Listing Removed — CBRMLS
• 2000-02-07 Listed $39,900 CBRMLS
• 1999-06-13 Listing Removed — CBRMLS
• 1998-11-21 Listed $39,900 CBRMLS
• 1995-06-28 Listing Removed — CBRMLS
• 1994-12-30 Listed $18,900 CBRMLS