1250 Hildreth Ave · Columbus, OH 43203

$124,500

3 bd · 1.0 ba · 1,248 sqft · SingleFamily public records · 134 Days on market

Built 1900 3,920 sqft lot Est $228k · 45% under

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.3/10.0
• Livability +4.0/5.0
• Rent growth +3.8/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks

Instant equity - Take advantage of this under market value home in an up and coming area of Columbus. Many examples of homes selling at higher values just a stone throw away from this home. Newer siding and gutters - 10 year old roof - newer electric panel - full basement . Close to churches and schools. 3 BR and 1 bath.

Key facts

• Newer electric panel
• Up and coming area
• Newer siding

Tags

• UNDER MARKET VALUE
• UP AND COMING AREA
• NEWER SIDING
• NEWER ELECTRIC PANEL
• FULL BASEMENT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $124k.

Deal economics

• At list price, monthly cash flow is $479 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $124k).
• Recommended offer: $110k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.9% 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 (+5.0%/yr); 94 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 42% of the median local income ($48k/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 $861 of loan paydown is wiped out by about $4k 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 + 5.0% rent growth), your $35k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 134 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 25y ago; this cycle's ask has dropped $35k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $28k; list at $124k implies a 346% 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 $109,560 (12.0% below list)

Questions for the listing agent

1. It's been on market 134 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: 1.33% ✓
• Cap rate: 10.91%
• Cash-on-cash: 16.48%
• DSCR: 1.73
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $228,384
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1250 Hildreth Ave	0.00mi	3/1.0	1,248 (0%)	1mo	$105,000	$84	99
463 Fairfield Ave	0.15mi	3/1.5	1,184 (-5%)	4mo	$236,175	$199	79
1221 Atcheson St	0.05mi	3/1.0	1,080 (-14%)	10mo	$136,000	$126	67
468 Sawyer Blvd	0.40mi	3/1.5	1,314 (+5%)	10mo	$268,000	$204	63
1389 Hildreth Ave	0.20mi	3/1.5	1,368 (+10%)	12mo	$250,000	$183	62
528 Bassett Ave	0.39mi	3/1.0	1,158 (-7%)	10mo	$160,000	$138	61
1483 Mount Vernon Ave	0.34mi	3/1.0	1,421 (+14%)	4mo	$110,000	$77	58
288 Johnson St	0.37mi	2/2.5 (-1)	1,297 (+4%)	10mo	$215,000	$166	57
156 Winner Ave	0.34mi	3/1.5	1,083 (-13%)	4mo	$245,000	$226	56
777 Mayme Moore Pl	0.68mi	3/1.5	1,232 (-1%)	10mo	$267,000	$217	56
1495 Atcheson St	0.37mi	3/1.0	1,071 (-14%)	11mo	$110,000	$103	50
1090 Fair Ave	0.71mi	2/1.5 (-1)	1,415 (+13%)	5mo	$386,000	$273	33

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 · 5.03% rent growth · sell at horizon

5-year hold

• IRR: 9.8%
• Equity multiple: 1.40×
• Total profit: $13,790
• Equity at exit: $18,563

10-year hold

• IRR: 20.5%
• Equity multiple: 2.90×
• Total profit: $66,108
• Equity at exit: $10,764

Cash invested: $34,860 (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 43203

• Home prices YoY: -31.9%
• Rents YoY: 5.0%
• Active inventory: 94
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,660 high
• Mortgage (P&I): −$653
• Tax from tax record: −$128 /mo · $1,536/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$349
• Net cashflow: $479

Break-even live

Break-even rent $1,054

Max offer price $124,500

Occupancy floor 66%

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: $31,125
• Closing costs: $3,735
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1216 Atcheson St Columbus, OH	3.0	2.0	1092	$1,550	$1.42	3d	1	0.08mi
1308-1310 Mount Vernon Ave Unit 1308 Columbus, OH	3.0	2.0	1400	$1,695	$1.21	44d	1	0.10mi
250 N 21st St Columbus, OH	3.0	2.5	1452	$2,600	$1.79	44d	1	0.27mi
1001 Atcheson St Columbus, OH	1.0–2.0	1.0	821	$1,295	$1.58	2d	16	0.37mi
60-66 Winner Ave Columbus, OH	2.0	1.0	1500	$1,250	$0.83	17d	1	0.47mi
476 Taylor Ave Columbus, OH	1.0–2.0	1.0–2.0	699	$1,695	$2.42	3d	8	0.50mi
1608 Greenway Ave Columbus, OH	2.0	2.0	900	$1,299	$1.44	16d	1	0.51mi
1608 Greenway Ave Columbus, OH	2.0	2.0	900	$1,899	$2.11	17d	1	0.51mi
61 N 21st St Unit J Columbus, OH	2.0	1.0	738	$995	$1.35	44d	1	0.53mi
64 N 20th St Columbus, OH	2.0	1.0	1400	$1,495	$1.07	7d	1	0.55mi
58-64 N 20th St Columbus, OH	2.0	1.0	1100	$1,495	$1.36	7d	1	0.55mi
62 N 20th St Columbus, OH	3.0	1.0	1100	$1,595	$1.45	44d	1	0.55mi
439 Eldridge Ave Unit 439 Columbus, OH	3.0	1.0	946	$1,200	$1.27	24d	1	0.58mi
1614 Clifton Ave Unit 1620 Columbus, OH	2.0	1.0	875	$1,349	$1.54	24d	1	0.58mi
1445 E Broad St Columbus, OH	1.0–5.0	1.0–5.0	2164	$2,170	$1.00	2d	4	0.67mi
1544 E Broad St Unit 1544-303 Columbus, OH	2.0	1.0	875	$1,122	$1.28	7d	1	0.68mi
1544 E Broad St Unit 303 Columbus, OH	2.0	1.0	875	$1,122	$1.28	44d	1	0.68mi
1550 E Broad St Columbus, OH	2.0	1.0	875	$1,175	$1.34	44d	1	0.68mi
973 E Broad St #3 Columbus, OH	2.0	1.0	780	$1,500	$1.92	17d	1	0.70mi
820 E Long St Columbus, OH	2.0	1.0–2.0	888	$1,810	$2.04	2d	23	0.72mi
1444 Madison Ave Unit B Columbus, OH	2.0	1.0	800	$1,165	$1.46	21d	1	0.72mi
1620 E Broad St Columbus, OH	2.0	2.0	1214	$2,025	$1.67	3d	2	0.74mi
1620 E Broad St #408 Columbus, OH	2.0	2.0	1247	$2,150	$1.72	24d	1	0.74mi
1309 Fair Ave Columbus, OH	2.0	1.0	850	$1,050	$1.24	7d	1	0.75mi
143 Sherman Ave Columbus, OH	2.0	1.0	919	$1,588	$1.73	24d	2	0.77mi
151 Sherman Ave #102 Columbus, OH	2.0	1.0	970	$1,675	$1.73	24d	1	0.78mi
151 Sherman Ave Unit 101 Columbus, OH	2.0	1.0	981	$1,675	$1.71	21d	1	0.78mi
151 Sherman Ave Unit 101 Columbus, OH	2.0	1.0	981	$1,675	$1.71	24d	1	0.78mi
1096 Oak St Columbus, OH	2.0	2.5	1487	$2,099	$1.41	3d	1	0.78mi
700 E Long St Columbus, OH	1.0–2.0	1.0–2.0	790	$2,160	$2.73	2d	29	0.83mi
1109 Franklin Ave Unit 1109 Columbus, OH	2.0	1.0	1200	$1,350	$1.12	44d	1	0.86mi
1117-1119 Franklin Ave Columbus, OH	3.0	1.0	1288	$1,525	$1.18	44d	1	0.86mi
1740 E Broad St Columbus, OH	2.0	1.0	1200	$1,500	$1.25	24d	1	0.86mi
866 E Starr Ave Columbus, OH	2.0	1.0	1168	$1,600	$1.37	44d	1	0.87mi
848 Oak St Columbus, OH	3.0	1.5	1428	$1,700	$1.19	44d	1	0.88mi
830 Oak St Columbus, OH	3.0	2.5	1451	$2,500	$1.72	7d	1	0.89mi
750 E Broad St Columbus, OH	1.0–2.0	1.0–2.0	838	$1,699	$2.03	3d	6	0.89mi
830 Oak St Unit 830 Columbus, OH	3.0	2.5	1450	$2,500	$1.72	20d	1	0.89mi
834 Oak St Columbus, OH	3.0	2.5	1400	$2,500	$1.79	7d	1	0.89mi
834 Oak St Unit 834 Columbus, OH	3.0	2.5	1450	$2,500	$1.72	20d	1	0.89mi

Listing history 12 events

1. 2026-04-27
   status Pending
2. 2026-04-22
   price $124,500
3. 2026-03-12
   status Active
4. 2026-03-08
   status Pending
5. 2026-02-25
   status Active
6. 2026-02-25
   price $129,950
7. 2026-02-23
   status Pending
8. 2025-12-08
   listed $159,950 Active
9. 2001-09-08
   historical
10. 2001-04-04
    listed $47,000
11. 1988-09-29
    soldstatus $27,900
12. 1980-08-01
    soldstatus $20,000

ⓘ 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: $1,536 · $128/mo
• Projected year-2 tax: $1,739 · $145/mo
• Expected delta: +$203/yr (+$17/mo · 13.2%)

ⓘ 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: $19,923
• − Mortgage interest: −$6,974
• − Property taxes: −$1,536
• − Insurance: −$622
• − Repairs & maintenance: −$1,594
• − Management: −$1,594
• − Depreciation: −$3,622
• Taxable income: $3,981
• Est. tax owed @ 24.0%: −$955
• After-tax cash flow: $4,790/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): 8,618
• Household income: $47,572
• Rent vs Own: 68.9% rent · 31.1% own
• Severe rent burden: 859.0

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 0.56)
• Race & ethnicity: Black 59% White 29% Two or more races 8% Hispanic / Latino 2% Asian 2%
• Common ancestry: Lithuanian 1% Romanian 1% Swiss 1%
• Foreign-born: 12% · Canada
• Languages at home: 86% English-only · Other Indo-European 1% Spanish 1% French/Haitian/Cajun 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: ▼ -102.09%
• Current HPI: 217.3929
• Rent YoY: ▲ 5.03%
• 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

+522.5% since first listed

12 events — show timeline

• 2026-04-27 Pending — CBRMLS
• 2026-04-22 Price Changed $124,500 CBRMLS
• 2026-03-12 Relisted — CBRMLS
• 2026-03-08 Pending — CBRMLS
• 2026-02-25 Relisted — CBRMLS
• 2026-02-25 Price Changed $129,950 CBRMLS
• 2026-02-23 Pending — CBRMLS
• 2025-12-08 Listed $159,950 CBRMLS
• 2001-09-08 Listing Removed — CBRMLS
• 2001-04-04 Listed $47,000 CBRMLS
• 1988-09-29 Sold (Public Records) $27,900 Public Records
• 1980-08-01 Sold (Public Records) $20,000 Public Records

Property tax history

-7.1%/yr

Latest (2024): $1,536 · -33.5% YoY. Source: county tax records.