685 S James Rd · Columbus, OH 43213

$79,900

2 bd · 2.5 ba · 884 sqft · SingleFamily public records · 3 Days on market

Built 1951 6,534 sqft lot $90/sqft · 51% below area

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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 +25.3/30.0
• 1% rule +9.2/10.0
• DSCR +8.3/10.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks

Investor special with off street parking. Next door lot will be listed as well with the option to purchase both together for a total of . 3 acres. Basement was previously finished, and offers additional bedrooms, bathroom and a secondary kitchen. Minutes from Bexley and downtown Columbus. No curb offers will be accepted, bring your contractor!

Key facts

• 6,534 sq ft lot
• Garage
• Built 1951

Property features AI

Exterior

• Parking: Detached garage (1 car)
• Utilities: Public water; Public sewer
• Home design: Single-family home; One story; Built in 1951; No shared/common walls
• Construction: Built 1951; Block foundation
• Exterior features: Block foundation; Lot about 0.15 acre (approx. 6,534 sq ft)

Interior

• Bedrooms: 2 main-level bedrooms
• Bathrooms: 2 full bathrooms; 1 half bathroom (2.5 total)
• Interior features: Full basement

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $182 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Cap rate 9.0% 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.
• Zoned schools: Indianola Informal K-8 School (math 43% / reading 58%, grade D+, #896 of 1,584 statewide, top 57%, 684 students, 0% FRL); Arts Impact Middle School (Aims) (math 17% / reading 25%, grade F, #608 of 654 statewide, top 93%, 532 students, 0% FRL); Columbus Alternative High School (math 27% / reading 74%, grade D+, #380 of 781 statewide, top 49%, 758 students, 0% FRL) — zoned schools average 0% FRL vs 72% district-wide (72 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 41% at this address vs 20% district-wide (+20 pts) — the actual schools serving this property are materially stronger than the Columbus City School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+2.3%/yr); 67 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $552 of loan paydown is wiped out by about $2k 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

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 3.9% of price; built in 1951 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $79,900

Questions for the listing agent

1. Built in 1951 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.42% ✓
• Cap rate: 9.03%
• Cash-on-cash: 9.77%
• DSCR: 1.43
• GRM: 5.9

CMA / ARV

• ARV (median comp): $163,478
• List price: $79,900
• Delta: -51.12%
• 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
824 S Ashburton Rd	0.21mi	3/2.0 (+1)	925 (+5%)	1mo	$165,000	$178	75
892 Ruby Ave	0.52mi	2/2.0	884 (0%)	3mo	$108,000	$122	72
891 S Hampton Rd	0.33mi	3/1.0 (+1)	864 (-2%)	3mo	$120,000	$139	67
857 S Waverly St	0.34mi	3/1.0 (+1)	850 (-4%)	3mo	$127,000	$149	64
470 S Weyant Ave	0.55mi	2/1.0	888 (+0%)	6mo	$64,000	$72	62
957 S Ashburton Rd	0.39mi	3/1.0 (+1)	864 (-2%)	6mo	$104,100	$120	62
1042 S Hampton Rd	0.53mi	3/1.0 (+1)	864 (-2%)	3mo	$144,000	$167	58
845 S Hampton Rd	0.29mi	3/1.0 (+1)	979 (+11%)	1mo	$120,000	$123	57
711 S Waverly St	0.29mi	3/2.0 (+1)	984 (+11%)	6mo	$221,875	$225	56
450 S Waverly St	0.52mi	3/1.5 (+1)	966 (+9%)	2mo	$140,000	$145	50
3353 Towers Ct S	0.66mi	3/1.0 (+1)	900 (+2%)	6mo	$134,000	$149	50
647 S Napoleon Ave	0.44mi	3/1.0 (+1)	979 (+11%)	6mo	$175,000	$179	45

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 · 2.29% rent growth · sell at horizon

5-year hold

• IRR: -2.4%
• Equity multiple: 0.91×
• Total profit: $-2,038
• Equity at exit: $11,913

10-year hold

• IRR: 6.4%
• Equity multiple: 1.46×
• Total profit: $10,378
• Equity at exit: $6,908

Cash invested: $22,372 (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 43213

• Rents YoY: 2.3%
• Active inventory: 67
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,135 high
• Mortgage (P&I): −$419
• Tax from tax record: −$262 /mo · $3,144/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$238
• Net cashflow: $182

Break-even live

Break-even rent $904

Max offer price $79,900

Occupancy floor 79%

Sensitivity live

Price	-10% $227	-5% $205	+0% $182	+5% $159	+10% $137
Rent	-10% $92	-5% $137	+0% $182	+5% $227	+10% $272
Rate	-1.0pp $222	-0.5pp $202	base $182	+0.5pp $161	+1.0pp $140

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
694-696 S Everett Ave Columbus, OH	2.0	1.0	896	$1,195	$1.33	45d	1	0.13mi
3023 Darfield Pl Columbus, OH	1.0	1.0	822	$799	$0.97	25d	1	0.17mi
857 S Waverly St Columbus, OH	3.0	1.0	850	$1,250	$1.47	45d	1	0.32mi
925 S Ashburton Rd Columbus, OH	3.0	1.0	963	$1,500	$1.56	25d	1	0.32mi
3287 E Mound St Columbus, OH	2.0	1.5	1100	$1,300	$1.18	22d	1	0.37mi
461 Eastmoor Blvd Columbus, OH	2.0	1.0	1100	$1,295	$1.18	18d	1	0.38mi
914 S Weyant Ave Columbus, OH	3.0	1.5	1089	$1,099	$1.01	18d	1	0.42mi
849 Byron Ave Columbus, OH	3.0	1.5	936	$1,400	$1.50	9d	1	0.42mi
802 Ruby Ave Columbus, OH	3.0	2.0	1004	$1,875	$1.87	45d	1	0.48mi
892 Ruby Ave Columbus, OH	2.0	2.0	1100	$1,500	$1.36	45d	1	0.51mi
371 Mayfair Blvd Columbus, OH	1.0	1.0	680	$775	$1.14	45d	1	0.54mi
1079 S James Rd Columbus, OH	2.0	1.0	768	$995	$1.30	45d	1	0.56mi
345 Mayfair Blvd Unit A Columbus, OH	1.0	1.0	730	$775	$1.06	25d	1	0.57mi
3540 E Main St Columbus, OH	2.0	1.0	914	$1,074	$1.18	4d	5	0.59mi
902 Kenwick Rd Unit D Columbus, OH	1.0	1.0	800	$899	$1.12	45d	1	0.60mi
323 Mayfair Blvd Columbus, OH	1.0	1.0	730	$775	$1.06	45d	1	0.60mi
416 S Weyant Ave Columbus, OH	2.0	1.0	720	$1,149	$1.60	25d	1	0.62mi
3060 E Livingston Ave Columbus, OH	1.0	1.0	772	$825	$1.07	45d	3	0.62mi
299 Mayfair Blvd Columbus, OH	1.0	1.0	680	$775	$1.14	45d	1	0.64mi
3566 E Main St Unit A15 Whitehall, OH	1.0	1.0	575	$795	$1.38	25d	1	0.64mi
3566 E Main St Whitehall, OH	1.0	1.0	575	$795	$1.38	45d	1	0.64mi
3566 E Main St Whitehall, OH	1.0	1.0	575	$795	$1.38	46d	1	0.64mi
931 Kenwick Rd Apt B Columbus, OH	1.0	1.0	700	$950	$1.36	45d	1	0.65mi
393 Barnett Rd Columbus, OH	2.0	1.5	840	$975	$1.16	25d	1	0.72mi
3103 Clairpoint Ct Columbus, OH	2.0	1.0	1000	$1,060	$1.06	45d	1	0.77mi
301 S Napoleon Ave Unit D Columbus, OH	2.0	1.0	860	$1,000	$1.16	45d	1	0.79mi
301 S Napoleon Ave Unit D Columbus, OH	2.0	1.0	860	$1,000	$1.16	25d	1	0.79mi
281 S Napoleon Ave Columbus, OH	2.0	1.0	850	$900	$1.06	9d	1	0.81mi
3341 E Livingston Ave Columbus, OH	1.0	1.0	640	$1,098	$1.71	45d	1	0.87mi
1303 Barnett Rd Unit 1303 Columbus, OH	2.0	1.0	1020	$1,150	$1.13	13d	1	0.92mi
1317 Barnett Rd Columbus, OH	3.0	1.0	1057	$1,299	$1.23	13d	1	0.94mi
51 Mayfair Blvd Columbus, OH	2.0	1.0	869	$1,232	$1.42	4d	6	0.97mi
1256 Rand Ave Columbus, OH	2.0	1.0	967	$1,299	$1.34	45d	1	1.04mi
3438-3448 E Broad St Columbus, OH	2.0	1.0	975	$800	$0.82	45d	1	1.13mi
3600 Cushing Dr Unit C Columbus, OH	2.0	1.0	810	$900	$1.11	45d	1	1.19mi
57-59 N Waverly St Columbus, OH	2.0	1.0	1000	$1,000	$1.00	22d	1	1.22mi
1246 Arkwood Ave Columbus, OH	3.0	1.0	1094	$1,740	$1.59	45d	1	1.22mi
59 N Waverly St Columbus, OH	2.0	1.0	1000	$1,000	$1.00	22d	1	1.22mi
59 N Waverly St Columbus, OH	2.0	1.0	1000	$1,000	$1.00	9d	1	1.22mi
59 N Waverly St Columbus, OH	2.0	1.0	1000	$1,000	$1.00	21d	1	1.22mi

Listing history 1 events

1. 2026-05-14
   historical $79,900 345-char remark

ⓘ 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: $3,144 · $262/mo
• Projected year-2 tax: $3,144 · $262/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 ≥99°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,616
• − Mortgage interest: −$4,476
• − Property taxes: −$3,144
• − Insurance: −$400
• − Repairs & maintenance: −$1,089
• − Management: −$1,089
• − Depreciation: −$2,324
• Taxable income: $1,094
• Est. tax owed @ 24.0%: −$263
• After-tax cash flow: $1,923/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): 36,273
• Household income: $54,704
• Rent vs Own: 59.4% rent · 40.6% own
• Severe rent burden: 2583.0

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 0.66)
• Race & ethnicity: Black 45% White 36% Hispanic / Latino 10% Two or more races 9% Asian 3%
• Hispanic origin (detail): Mexican 4% Puerto Rican 2%
• Common ancestry: Romanian 2% Slovak 1% Lithuanian 1%
• Foreign-born: 15% · Canada, China
• Languages at home: 79% English-only · Spanish 8% Other Indo-European 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: ▼ -243.35%
• Current HPI: 198.5072
• Rent YoY: ▲ 2.29%
• 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

+0.0% since first listed

5 events — show timeline

• 2026-06-08 Sold (MLS) $79,900 CBRMLS
• 2026-05-23 Pending — CBRMLS
• 2026-05-19 Listed $79,900 CBRMLS
• 2026-05-15 Sold (Public Records) $44,500 Public Records
• 2026-05-14 Coming Soon $79,900 CBRMLS

Property tax history

+14.4%/yr

Latest (2024): $3,144 · +7.9% YoY. Source: county tax records.