891 E Mound St · Columbus, OH 43205

$110,000

4 bd · 2.0 ba · 1,798 sqft · SingleFamily public records · 120 Days on market

Built 1895 9,583 sqft lot ↓ 39% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks

THE REALTOR IS THE RECEIVER APPOINTED BY THE FRANKLIN COUNTY MUNICIPAL COURT, ENVIRONMENTAL DIVISION. The buyer must provide the Receiver with a rehabilitation plan, project timeline, and proof of funds when making an offer on the property and will be responsible for abating the code violations. The accepted contract is subject to court review/ approval and will not be a quick close. This property has exterior code violations need to be resolved. The Receiver requests for in-state buyers only.

Key facts

• 9,583 sq ft lot
• Built 1895
• Listed 120 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $705 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $100k (9.0% below list) — sets the bar for market timing.
• Cap rate 14.0% 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 (+1.4%/yr); 142 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); 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 41% of the median local income ($60k/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 $761 of loan paydown is wiped out by about $3k 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 + 1.4% rent growth), your $31k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 120 days — a 9% lower offer ($100k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price; built in 1895 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $100,100 (9.0% below list)

Questions for the listing agent

1. It's been on market 120 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1895 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 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: 1.85% ✓
• Cap rate: 13.98%
• Cash-on-cash: 27.47%
• DSCR: 2.22
• GRM: 4.5

CMA / ARV

• ARV (on-the-fly): $382,974
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
827 S 22nd St	0.60mi	4/3.0	1,777 (-1%)	1mo	$300,000	$169	66
1046 E Cherry St	0.26mi	3/2.5 (-1)	1,582 (-12%)	0mo	$302,500	$191	61
567 Linwood Ave	0.53mi	4/2.5	1,956 (+9%)	2mo	$637,000	$326	57
935 S Ohio Ave	0.75mi	4/2.5	1,735 (-4%)	1mo	$330,000	$190	57
834 S 22nd St	0.61mi	3/2.5 (-1)	1,894 (+5%)	0mo	$380,000	$201	56
70 S Champion Ave	0.64mi	3/1.5 (-1)	1,729 (-4%)	2mo	$389,000	$225	55
675 Oakwood Ave	0.47mi	3/1.0 (-1)	1,631 (-9%)	1mo	$153,000	$94	53
758 S 18th St	0.53mi	3/2.5 (-1)	1,646 (-8%)	1mo	$350,000	$213	53
530 E Beck St	0.62mi	3/2.5 (-1)	1,658 (-8%)	1mo	$599,900	$362	50
795 S Ohio Ave	0.56mi	3/2.5 (-1)	1,535 (-15%)	2mo	$340,000	$221	41
831 Wilson Ave	0.68mi	3/2.5 (-1)	1,586 (-12%)	2mo	$292,500	$184	40
362 Loeffler Ave	0.75mi	3/2.5 (-1)	1,568 (-13%)	2mo	$420,000	$268	35

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 · 1.43% rent growth · sell at horizon

5-year hold

• IRR: 19.6%
• Equity multiple: 1.78×
• Total profit: $24,031
• Equity at exit: $16,401

10-year hold

• IRR: 26.7%
• Equity multiple: 3.16×
• Total profit: $66,651
• Equity at exit: $9,511

Cash invested: $30,800 (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 43205

• Rents YoY: 1.4%
• Active inventory: 142
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $2,032 high
• Mortgage (P&I): −$577
• Tax from tax record: −$277 /mo · $3,329/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$427
• Net cashflow: $705

Break-even live

Break-even rent $1,139

Max offer price $110,000

Occupancy floor 60%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
965 E Rich St Unit 965 Columbus, OH	3.0	1.0	2184	$1,600	$0.73	23d	1	0.22mi
741-743 E Mound St Columbus, OH	3.0	1.5	1528	$1,645	$1.08	7d	1	0.23mi
741-743 E Mound St Columbus, OH	3.0	1.5	1528	$1,645	$1.08	43d	1	0.23mi
438 S Ohio Ave Columbus, OH	5.0	2.0	1900	$2,195	$1.16	43d	1	0.23mi
648 Carpenter St Unit Nch Columbus, OH	3.0	1.5	1392	$1,475	$1.06	23d	1	0.31mi
648 Carpenter St Unit Nch Columbus, OH	3.0	1.5	1392	$1,475	$1.06	2d	1	0.31mi
461 Oakwood Ave Columbus, OH	3.0	1.5	1386	$1,845	$1.33	43d	1	0.34mi
282-284 S Ohio Ave Columbus, OH	3.0	2.0	1477	$1,699	$1.15	23d	1	0.35mi
173 S 18th St Columbus, OH	3.0	2.5	1884	$2,649	$1.41	23d	1	0.37mi
698 S 22nd St Columbus, OH	3.0	3.5	2400	$2,500	$1.04	43d	1	0.38mi
627 Oakwood Ave Columbus, OH	3.0	2.5	2009	$2,379	$1.18	12d	1	0.40mi
685 S Champion Ave Unit 683 Columbus, OH	3.0	1.0	1364	$1,575	$1.15	21d	1	0.41mi
890 E Livingston Ave #892 Columbus, OH	3.0	1.0	2430	$1,400	$0.58	12d	1	0.41mi
1117-1119 Franklin Ave Columbus, OH	3.0	1.0	1288	$1,525	$1.18	43d	1	0.46mi
663-665 Ann St Columbus, OH	3.0	1.0	1260	$1,299	$1.03	17d	1	0.47mi
668 Wager St Columbus, OH	3.0	2.0	1492	$2,095	$1.40	20d	1	0.51mi
730-732 Oakwood Ave Unit 732 Columbus, OH	3.0	1.0	1232	$1,425	$1.16	43d	1	0.51mi
848 Oak St Columbus, OH	3.0	1.5	1428	$1,700	$1.19	43d	1	0.52mi
844-848 Oak St Unit 848 Columbus, OH	3.0	1.5	1517	$1,700	$1.12	43d	1	0.52mi
834 Oak St Unit 834 Columbus, OH	3.0	2.5	1450	$2,500	$1.72	20d	1	0.53mi
122 Parsons Ave Columbus, OH	3.0	1.0–2.0	1135	$2,550	$2.25	1d	10	0.53mi
834 Oak St Columbus, OH	3.0	2.5	1400	$2,500	$1.79	7d	1	0.53mi
830 Oak St Unit 830 Columbus, OH	3.0	2.5	1450	$2,500	$1.72	20d	1	0.53mi
830 Oak St Columbus, OH	3.0	2.5	1451	$2,500	$1.72	7d	1	0.53mi
814 S Ohio Ave Columbus, OH	3.0	1.0	1380	$1,600	$1.16	43d	1	0.56mi
555 Kimball Pl Columbus, OH	3.0	2.5	1252	$1,785	$1.43	43d	1	0.60mi
143 Sherman Ave Unit 301 Columbus, OH	3.0	2.0	1630	$2,450	$1.50	1d	1	0.62mi
813 Wilson Ave Unit 1 Columbus, OH	3.0	1.5	1400	$1,500	$1.07	7d	1	0.62mi
815 Wilson Ave Columbus, OH	3.0	1.5	1400	$1,500	$1.07	7d	1	0.63mi
857 Wilson Ave #859 Columbus, OH	3.0	2.5	1527	$1,650	$1.08	43d	1	0.67mi
705 E Columbus St Columbus, OH	3.0	1.0	1436	$2,300	$1.60	43d	1	0.69mi
936 Wagner St Columbus, OH	3.0	3.0	1560	$2,750	$1.76	23d	1	0.72mi
977 S Ohio Ave Columbus, OH	3.0	2.5	1650	$2,500	$1.52	43d	1	0.77mi
883 Studer Ave Columbus, OH	4.0	2.5	2217	$2,500	$1.13	1d	1	0.77mi
746 Beech St Columbus, OH	3.0	2.0	1610	$2,750	$1.71	43d	1	0.78mi
966 S 18th St Columbus, OH	3.0	1.5	1428	$2,400	$1.68	43d	1	0.81mi
630 Stanley Ave Columbus, OH	3.0	1.0	1300	$1,949	$1.50	23d	1	0.81mi
932 Linwood Ave Columbus, OH	4.0	1.5	1663	$2,045	$1.23	43d	1	0.81mi
904 Studer Ave Columbus, OH	3.0	1.5	1364	$1,780	$1.30	23d	1	0.81mi
997 Oakwood Ave Columbus, OH	3.0	1.5	1260	$1,800	$1.43	12d	1	0.82mi

Listing history 7 events

1. 2026-04-01
   status Pending
2. 2026-03-04
   price $110,000
3. 2026-02-06
   price $120,000
4. 2026-01-16
   price $130,000
5. 2026-01-06
   price $140,000
6. 2025-12-09
   price $160,000
7. 2025-12-02
   listed $180,000 Active

ⓘ 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: $3,329 · $277/mo
• Projected year-2 tax: $3,329 · $277/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 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: $24,380
• − Mortgage interest: −$6,162
• − Property taxes: −$3,329
• − Insurance: −$550
• − Repairs & maintenance: −$1,950
• − Management: −$1,950
• − Depreciation: −$3,200
• Taxable income: $7,239
• Est. tax owed @ 24.0%: −$1,737
• After-tax cash flow: $6,722/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): 12,618
• Household income: $60,181
• Rent vs Own: 62.7% rent · 37.3% own
• Severe rent burden: 823.0

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 0.60)
• Race & ethnicity: Black 47% White 42% Two or more races 7% Hispanic / Latino 3% Asian 1%
• Common ancestry: Lithuanian 2% Slovak 2% Romanian 2%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 1% Other Asian/Pacific 1% 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: ▼ -282.36%
• Current HPI: 212.5692
• Rent YoY: ▲ 1.43%
• 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

-38.9% since first listed

7 events — show timeline

• 2026-04-01 Pending — CBRMLS
• 2026-03-04 Price Changed $110,000 CBRMLS
• 2026-02-06 Price Changed $120,000 CBRMLS
• 2026-01-16 Price Changed $130,000 CBRMLS
• 2026-01-06 Price Changed $140,000 CBRMLS
• 2025-12-09 Price Changed $160,000 CBRMLS
• 2025-12-02 Listed $180,000 CBRMLS

Property tax history

+10.7%/yr

Latest (2024): $3,329 · -4.6% YoY. Source: county tax records.