1104 Sidney St · Columbus, OH 43201

$87,500

2 bd · 1.0 ba · 800 sqft · SingleFamily public records · 2 Days on market

Built 1957 4,356 sqft lot $109/sqft · 45% below area Est $158k · 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +4.0/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks

Investor opportunity in Columbus! This property offers strong potential for renovation, resale, or long-term rental income. Located in an established neighborhood with ongoing redevelopment and investment activity, this home provides a solid foundation for your next project. Sold as-is, this is ideal for investors or experienced buyers looking to add value through updates and improvements. The layout offers flexibility for redesign and modernization to maximize future returns. Conveniently located near downtown Columbus, major highways, public transit, schools, shopping, and employment centers. The surrounding area features a mix of renovated homes and active investment properties, supporti

Key facts

• 4,356 sq ft lot
• Built 1957
• Listed 2 days

Property features AI

Finance

• HOA & community: Sidewalks in the community

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story; Built in 1957
• Construction: Slab foundation
• Exterior features: Patio; No shared/common walls

Interior

• Bedrooms: Three main-level bedrooms
• Flooring: Wood flooring; Laminate flooring; Vinyl flooring
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Insulated windows throughout; Living area approximately 800

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $88k.

Deal economics

• At list price, monthly cash flow is $557 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $88k).
• Cap rate 13.9% 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.
• 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); Linden-Mckinley Stem Academy (math 4% / reading 13%, grade F, #756 of 781 statewide, top 97%, 776 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.
• Market conditions: Rents rising (+2.1%/yr); 136 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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).
• This rent runs 40% of the median local income ($44k/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 $605 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 + 2.1% rent growth), your $24k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $87,500

Questions for the listing agent

1. Built in 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.65% ✓
• Cap rate: 13.94%
• Cash-on-cash: 27.30%
• DSCR: 2.21
• GRM: 5.1

CMA / ARV

• ARV (median comp): $158,198
• List price: $87,500
• Delta: -44.69%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1104 Sidney St	0.00mi	3/1.0 (+1)	800 (0%)	1mo	$87,500	$109	94
1141 Peters Ave	0.19mi	2/1.0	792 (-1%)	2mo	$80,000	$101	88
1156 Sidney St	0.08mi	2/1.0	768 (-4%)	12mo	$95,000	$124	80
1018 Olmstead Ave	0.34mi	2/1.0	804 (+0%)	11mo	$53,600	$67	74
911 Camden Ave	0.26mi	2/1.0	726 (-9%)	5mo	$164,000	$226	68
1449 Jefferson Ave	0.51mi	2/1.0	720 (-10%)	3mo	$155,000	$215	57
953 E 14th Ave	0.75mi	2/1.0	768 (-4%)	10mo	$69,000	$90	50
1376 N 6th St	0.73mi	2/1.0	864 (+8%)	3mo	$296,500	$343	50
915 E 14th Ave	0.74mi	3/1.0 (+1)	900 (+12%)	19mo	$105,000	$117	24

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 · 2.14% rent growth · sell at horizon

5-year hold

• IRR: 20.3%
• Equity multiple: 1.82×
• Total profit: $20,088
• Equity at exit: $13,047

10-year hold

• IRR: 28.0%
• Equity multiple: 3.38×
• Total profit: $58,240
• Equity at exit: $7,565

Cash invested: $24,500 (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 43201

• Rents YoY: 2.1%
• Active inventory: 136
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,443 high
• Mortgage (P&I): −$459
• Tax from tax record: −$88 /mo · $1,051/yr
• Insurance: −$36
• HOA: −$0
• Vacancy / Maint / Mgmt: −$303
• Net cashflow: $557

Break-even live

Break-even rent $738

Max offer price $87,500

Occupancy floor 56%

Sensitivity live

Price	-10% $607	-5% $582	+0% $557	+5% $533	+10% $508
Rent	-10% $443	-5% $500	+0% $557	+5% $614	+10% $671
Rate	-1.0pp $601	-0.5pp $580	base $557	+0.5pp $535	+1.0pp $512

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: $21,875
• Closing costs: $2,625
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
944-946 Leona Ave Columbus, OH	2.0	1.0	625	$950	$1.52	5d	1	0.27mi
944-946 Leona Ave Columbus, OH	2.0	1.0	625	$950	$1.52	16d	1	0.27mi
1045 Leona Ave Unit A Columbus, OH	2.0	1.0	710	$829	$1.17	9d	1	0.38mi
825 Cleveland Ave Columbus, OH	1.0	1.0	642	$1,245	$1.94	9d	15	0.53mi
1427 Grogan Ave Columbus, OH	3.0	1.0	768	$1,475	$1.92	45d	1	0.54mi
1055 Lusso Ave Columbus, OH	1.0–2.0	1.0–2.0	905	$1,738	$1.92	4d	13	0.67mi
1020 Lusso Ave Unit 320 Columbus, OH	2.0	2.0	975	$1,676	$1.72	23d	1	0.68mi
1020 Lusso Ave Unit 208 Columbus, OH	1.0	1.0	575	$1,039	$1.81	45d	1	0.68mi
1020 Lusso Ave Unit 200 Columbus, OH	1.0	1.0	765	$1,491	$1.95	21d	1	0.68mi
1020 Lusso Ave Unit 206 Columbus, OH	2.0	2.0	975	$1,599	$1.64	45d	1	0.68mi
898 E 13th Ave Columbus, OH	3.0	1.0	1120	$1,230	$1.10	12d	1	0.72mi
898-900 E 13th Ave Unit 898 Columbus, OH	3.0	1.0	1120	$1,230	$1.10	9d	1	0.72mi
303 E 6th Ave Columbus, OH	2.0	1.0–2.0	900	$3,180	$3.53	4d	173	0.73mi
1020 E 13th Ave Columbus, OH	2.0	1.0	900	$950	$1.06	45d	1	0.75mi
773 Waldron St Columbus, OH	1.0–2.0	1.0–2.0	931	$2,453	$2.63	3d	23	0.78mi
1461 N Grant Ave #1463 Columbus, OH	2.0	1.0	988	$1,250	$1.27	9d	1	0.78mi
1467 N Grant Ave Unit 1467 Grant Columbus, OH	2.0	1.0	988	$1,250	$1.27	25d	1	0.79mi
1469 N Grant Ave Unit 1469 Grant Columbus, OH	2.0	1.0	988	$1,250	$1.27	45d	1	0.79mi
365 Auden Ave Columbus, OH	1.0	1.0	723	$1,500	$2.07	16d	1	0.79mi
1206 N 4th St Columbus, OH	3.0	1.0–3.0	971	$2,563	$2.64	4d	44	0.79mi
1629 Lexington Ave Unit A Columbus, OH	2.0	1.0	983	$900	$0.92	45d	1	0.79mi
283 E 1st Ave Columbus, OH	1.0–2.0	1.0–2.5	1076	$2,867	$2.66	4d	17	0.80mi
1042 E 14th Ave Columbus, OH	3.0	1.0	1084	$1,350	$1.25	25d	1	0.81mi
1063 E 15th Ave Columbus, OH	2.0	1.0	756	$950	$1.26	16d	1	0.85mi
1061 E 15th Ave Unit 1061 Columbus, OH	2.0	1.0	756	$950	$1.26	5d	1	0.85mi
370 E 11th Ave Columbus, OH	2.0–3.0	1.0–2.5	986	$1,581	$1.60	3d	5	0.85mi
680 Civitas Ave Columbus, OH	1.0–2.0	1.0–2.0	855	$2,488	$2.91	3d	42	0.87mi
1557 Brooks Ave Columbus, OH	3.0	1.0	1056	$1,250	$1.18	4d	1	0.88mi
751 N 6th St #102 Columbus, OH	1.0	1.0	832	$1,500	$1.80	25d	1	0.91mi
751 N 6th St #301 Columbus, OH	1.0	1.0	832	$1,700	$2.04	45d	1	0.91mi
301 Dickenson St Columbus, OH	2.0	1.0–2.0	694	$2,229	$3.21	4d	16	0.92mi
1400 Hamlet St Unit 101 Columbus, OH	2.0	1.0	1000	$1,375	$1.38	45d	1	0.92mi
1400 Hamlet St Unit 102 Columbus, OH	2.0	1.0	1000	$1,375	$1.38	19d	1	0.92mi
772 N 4th St Columbus, OH	1.0–2.0	1.0–2.0	883	$2,384	$2.70	4d	6	0.93mi
331 Chittenden Ave Columbus, OH	1.0	1.0	750	$800	$1.07	45d	1	0.94mi
329 Chittenden Ave Apt B Columbus, OH	1.0	1.0	750	$800	$1.07	45d	1	0.94mi
115 E 5th Ave Columbus, OH	2.0	1.0–2.0	840	$1,915	$2.28	9d	9	0.99mi
138 Sommerfeld Pl Columbus, OH	1.0–3.0	1.0–2.5	1212	$1,642	$1.36	4d	21	0.99mi
94 E 3rd Ave Columbus, OH	2.0	2.0	1075	$1,795	$1.67	4d	1	0.99mi
94 E 3rd Ave Columbus, OH	1.0	1.0	800	$1,425	$1.78	25d	1	0.99mi

Listing history 3 events

1. 2026-05-13
   status Pending 855-char remark
2. 2026-05-10
   listed $87,500 Active 855-char remark
3. 2026-04-30
   historical $87,500 855-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: $1,051 · $88/mo
• Projected year-2 tax: $1,208 · $101/mo
• Expected delta: +$157/yr (+$13/mo · 14.9%)

ⓘ 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 3/10 Moderate 7 d/yr ≥100°F today · 17 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: $17,320
• − Mortgage interest: −$4,901
• − Property taxes: −$1,051
• − Insurance: −$438
• − Repairs & maintenance: −$1,386
• − Management: −$1,386
• − Depreciation: −$2,545
• Taxable income: $5,613
• Est. tax owed @ 24.0%: −$1,347
• After-tax cash flow: $5,341/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): 34,322
• Household income: $43,731
• Rent vs Own: 83.4% rent · 16.6% own
• Severe rent burden: 4913.0

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: Predominantly White (68%)
• Race & ethnicity: White 68% Black 14% Two or more races 8% Asian 7% Hispanic / Latino 5%
• Hispanic origin (detail): Mexican 1% Puerto Rican 1%
• Common ancestry: Romanian 4% Lithuanian 2% Italian 2%
• Foreign-born: 8% · Canada, China, Jamaica
• Languages at home: 90% English-only · Chinese 3% Spanish 2% Other Indo-European 2%

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: ▼ -207.90%
• Current HPI: 321.7282
• Rent YoY: ▲ 2.14%
• 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

• 2026-06-01 Sold (Public Records) $87,500 Public Records
• 2026-05-27 Sold (MLS) $87,500 CBRMLS
• 2026-05-13 Pending — CBRMLS
• 2026-05-10 Listed $87,500 CBRMLS
• 2026-04-30 Coming Soon $87,500 CBRMLS

Property tax history

+4.2%/yr

Latest (2024): $1,051 · +1.3% YoY. Source: county tax records.