1035 Wilson Ave · Columbus, OH 43206

$239,900

5 bd · 3.0 ba · 1,890 sqft · SingleFamily public records · 117 Days on market

Built 1900 4,356 sqft lot $127/sqft · 25% below area Est $318k · 25% 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 +20.2/30.0
• ARV discount +15.0/15.0
• DSCR +6.4/10.0
• 1% rule +5.7/10.0
• Livability +4.0/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great opportunity here! This 4 bedroom/3 bath home offers some updates and plenty of living space. Large kitchen features white cabinets, subway title backsplash and granite countertops. Enjoy the private fenced in back yard and deck. Convenient location with close proximity to downtown Columbus, Nationwide Children's Hospital and freeways. Property is being sold As Is. All buyers must be preapproved.

Key facts

• Large kitchen
• Convenient location
• Granite countertops

Tags

• PRIVATE FENCED IN BACK YARD
• LARGE KITCHEN
• SUBWAY TILE BACKSPLASH
• GRANITE COUNTERTOPS
• CONVENIENT LOCATION
• CLOSE PROXIMITY TO FREEWAYS

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $302 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $240k).
• Recommended offer: $218k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.8% 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.
• Market conditions: Rents rising (+3.5%/yr); 198 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 8,139 units permitted in Franklin County in 2024 (5,940 in 5+ unit buildings).
• This rent runs 41% of the median local income ($76k/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 $2k of loan paydown is wiped out by about $7k 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 117 days — a 9% lower offer ($218k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 21y ago; this cycle's ask has dropped $40k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $40k; list at $240k implies a 507% 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 $218,309 (9.0% below list)

Questions for the listing agent

1. It's been on market 117 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 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: 1.07% ✓
• Cap rate: 7.80%
• Cash-on-cash: 5.39%
• DSCR: 1.24
• GRM: 7.8

CMA / ARV

• ARV (median comp): $318,451
• List price: $239,900
• Delta: -24.67%
• 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
935 S Ohio Ave	0.24mi	4/2.5 (-1)	1,735 (-8%)	1mo	$330,000	$190	67
827 S 22nd St	0.37mi	4/3.0 (-1)	1,777 (-6%)	1mo	$300,000	$169	67
895 Studer Ave	0.28mi	5/2.5	2,084 (+10%)	2mo	$225,500	$108	66
1225 E Livingston Ave	0.37mi	5/1.5	1,992 (+5%)	3mo	$163,900	$82	65
689 Stanley Ave	0.56mi	4/2.5 (-1)	1,931 (+2%)	7mo	$415,000	$215	57
991 Lilley Ave	0.50mi	5/2.0	2,050 (+8%)	6mo	$253,500	$124	53
567 Linwood Ave	0.70mi	4/2.5 (-1)	1,956 (+4%)	2mo	$637,000	$326	53
1465 Lockbourne Rd	0.62mi	4/4.5 (-1)	1,964 (+4%)	2mo	$225,720	$115	52
1303 S Ohio Ave	0.49mi	5/2.0	1,691 (-10%)	5mo	$299,900	$177	52
694 Wilson Ave	0.50mi	4/2.0 (-1)	2,099 (+11%)	3mo	$474,900	$226	47
1435 E Deshler Ave	0.68mi	4/2.0 (-1)	1,712 (-9%)	6mo	$170,000	$99	39
583 E Columbus St	0.75mi	4/1.5 (-1)	1,690 (-11%)	1mo	$312,000	$185	36

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 · 3.51% rent growth · sell at horizon

5-year hold

• IRR: -7.3%
• Equity multiple: 0.73×
• Total profit: $-18,255
• Equity at exit: $35,770

10-year hold

• IRR: 3.0%
• Equity multiple: 1.22×
• Total profit: $14,672
• Equity at exit: $20,742

Cash invested: $67,172 (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 43206

• Rents YoY: 3.5%
• Active inventory: 198
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $2,570 high
• Mortgage (P&I): −$1,258
• Tax from tax record: −$371 /mo · $4,448/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$540
• Net cashflow: $302

Break-even live

Break-even rent $2,188

Max offer price $239,900

Occupancy floor 83%

Sensitivity live

Price	-10% $437	-5% $370	+0% $302	+5% $234	+10% $166
Rent	-10% $99	-5% $200	+0% $302	+5% $403	+10% $505
Rate	-1.0pp $422	-0.5pp $363	base $302	+0.5pp $239	+1.0pp $176

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: $59,975
• Closing costs: $7,197
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
988 Linwood Ave Columbus, OH	4.0	3.0	1800	$2,750	$1.53	18d	1	0.15mi
932 Linwood Ave Columbus, OH	4.0	1.5	1663	$2,045	$1.23	44d	1	0.22mi
883 Studer Ave Columbus, OH	4.0	2.5	2217	$2,500	$1.13	2d	1	0.32mi
438 S Ohio Ave Columbus, OH	5.0	2.0	1900	$2,195	$1.16	44d	1	0.87mi
530 Hanford St Unit 1496117P Columbus, OH	4.0	3.0	1862	$7,310	$3.93	3d	1	0.88mi
1805 Kent St Columbus, OH	4.0	1.5	1399	$1,900	$1.36	24d	1	1.09mi
533 Fairwood Ave Columbus, OH	4.0	2.0	2410	$2,475	$1.03	44d	1	1.16mi
1479-1481 Bryden Rd Columbus, OH	4.0	1.5	2604	$1,750	$0.67	44d	1	1.19mi
382 Morrison Ave Columbus, OH	4.0	1.5	2027	$2,500	$1.23	4d	1	1.27mi
2089 Lockbourne Rd Columbus, OH	5.0	2.0	2534	$2,800	$1.10	11d	1	1.45mi
1756 Oak St Columbus, OH	4.0	2.0	2425	$5,200	$2.14	2d	1	1.49mi

Listing history 32 events

1. 2026-06-21
   days on market $239,900 Active 117 DOM
2. 2026-06-18
   days on market $239,900 Active 114 DOM
3. 2026-06-17
   days on market $239,900 Active 113 DOM
4. 2026-06-16
   days on market $239,900 Active 112 DOM
5. 2026-06-15
   days on market $239,900 Active 111 DOM
6. 2026-06-13
   days on market $239,900 Active 109 DOM
7. 2026-06-13
   pricedays on market $239,900 Active 108 DOM
8. 2026-06-09
   days on market $249,900 Active 105 DOM
9. 2026-06-08
   days on market $249,900 Active 104 DOM
10. 2026-06-07
    days on market $249,900 Active 103 DOM
11. 2026-06-05
    days on market $249,900 Active 100 DOM
12. 2026-06-03
    days on market $249,900 Active 99 DOM
13. 2026-06-02
    days on market $249,900 Active 98 DOM
14. 2026-06-01
    days on market $249,900 Active 97 DOM
15. 2026-05-31
    days on market $249,900 Active 96 DOM
16. 2026-05-18
    price $249,900 404-char remark

    Show marketing remark (404 chars)

    Great opportunity here! This 4 bedroom/3 bath home offers some updates and plenty of living space. Large kitchen features white cabinets, subway title backsplash and granite countertops. Enjoy the private fenced in back yard and deck. Convenient location with close proximity to downtown Columbus, Nationwide Children's Hospital and freeways. Property is being sold As Is. All buyers must be preapproved.

17. 2026-04-21
    price $259,900 404-char remark

    Show marketing remark (404 chars)

    Great opportunity here! This 4 bedroom/3 bath home offers some updates and plenty of living space. Large kitchen features white cabinets, subway title backsplash and granite countertops. Enjoy the private fenced in back yard and deck. Convenient location with close proximity to downtown Columbus, Nationwide Children's Hospital and freeways. Property is being sold As Is. All buyers must be preapproved.

18. 2026-03-24
    price $269,900 404-char remark

    Show marketing remark (404 chars)

    Great opportunity here! This 4 bedroom/3 bath home offers some updates and plenty of living space. Large kitchen features white cabinets, subway title backsplash and granite countertops. Enjoy the private fenced in back yard and deck. Convenient location with close proximity to downtown Columbus, Nationwide Children's Hospital and freeways. Property is being sold As Is. All buyers must be preapproved.

19. 2026-02-24
    listed $279,900 Active 404-char remark

    Show marketing remark (404 chars)

    Great opportunity here! This 4 bedroom/3 bath home offers some updates and plenty of living space. Large kitchen features white cabinets, subway title backsplash and granite countertops. Enjoy the private fenced in back yard and deck. Convenient location with close proximity to downtown Columbus, Nationwide Children's Hospital and freeways. Property is being sold As Is. All buyers must be preapproved.

20. 2025-01-18
    historical $3,400
21. 2024-02-07
    listed $3,400
22. 2013-06-27
    historical
23. 2013-01-22
    listed $5,000
24. 2012-07-16
    historical
25. 2012-06-13
    listed $59,777
26. 2007-04-04
    soldstatus $39,500
27. 2006-04-26
    soldstatus $30,000
28. 2006-04-20
    soldstatus $30,000
29. 2006-03-23
    historical
30. 2005-11-10
    listed $30,000
31. 2005-11-10
    historical
32. 2005-06-14
    listed $31,900

ⓘ 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: $4,448 · $371/mo
• Projected year-2 tax: $4,448 · $371/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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,841
• − Mortgage interest: −$13,438
• − Property taxes: −$4,448
• − Insurance: −$1,200
• − Repairs & maintenance: −$2,467
• − Management: −$2,467
• − Depreciation: −$6,979
• Taxable loss: −$159
• Est. tax savings @ 24.0%: +$38
• After-tax cash flow: $3,658/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): 21,996
• Household income: $75,806
• Rent vs Own: 51.3% rent · 48.7% own
• Severe rent burden: 846.0

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 0.59)
• Race & ethnicity: White 56% Black 31% Two or more races 9% Hispanic / Latino 4% Asian 1% Native American 1%
• Common ancestry: Romanian 3% Slovak 2% Lithuanian 1%
• Foreign-born: 4% · Canada
• Languages at home: 96% English-only · Spanish 2% 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: ▼ -576.73%
• Current HPI: 173.8569
• Rent YoY: ▲ 3.51%
• 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

+683.4% since first listed

17 events — show timeline

• 2026-05-18 Price Changed $249,900 CBRMLS
• 2026-04-21 Price Changed $259,900 CBRMLS
• 2026-03-24 Price Changed $269,900 CBRMLS
• 2026-02-24 Listed $279,900 CBRMLS
• 2025-01-18 Rental Removed $3,400 BUILDIUM
• 2024-02-07 Listed for Rent $3,400 BUILDIUM
• 2013-06-27 Listing Removed — CBRMLS
• 2013-01-22 Listed $5,000 CBRMLS
• 2012-07-16 Listing Removed — CBRMLS
• 2012-06-13 Listed $59,777 CBRMLS
• 2007-04-04 Sold (Public Records) $39,500 Public Records
• 2006-04-26 Sold (Public Records) $30,000 Public Records
• 2006-04-20 Sold (MLS) $30,000 CBRMLS
• 2006-03-23 Listing Removed — CBRMLS
• 2005-11-10 Listing Removed — CBRMLS
• 2005-11-10 Listed $30,000 CBRMLS
• 2005-06-14 Listed $31,900 CBRMLS

Property tax history

+0.8%/yr

Latest (2024): $4,448 · +5.4% YoY. Source: county tax records.