57 Stevens Ave · Columbus, OH 43222

$198,000

4 bd · None ba · 1,584 sqft · Condo · 131 Days on market

Built 1971 Good condition Est $285k · 31% 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).

• ARV discount +15.0/15.0
• Cash flow +10.9/30.0
• Appreciation +10.0/10.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• 1% rule +3.2/10.0
• DSCR +3.2/10.0
• Rent growth +2.5/5.0
• Schools +1.7/10.0

Listing remarks MLS

Welcome to this charming 2-unit duplex in vibrant Columbus, OH! Each unit features two spacious bedrooms and a full bathroom, perfect for comfortable living. Each unit includes an open living room ideal for relaxation and entertainment, dedicated dining area perfect for meals and gatherings, beautiful floating floors adding modern elegance, and off-street parking for convenience. This property offers excellent investment highlights including both units currently vacant with immediate rental income potential, recently updated throughout with no work needed, desirable Columbus location with strong rental demand, and established neighborhood with vibrant community. This property offers the perfect opportunity for investors or owner-occupants. Live in one unit and rent the other, or rent both for maximum cash flow. With modern updates and prime location, this duplex is ready to generate income from day one. Move-in ready condition - start earning immediately! UPDATE: Both sides are rented. Curb Offer Only.

Key facts

• Open living room
• Two unit duplex
• Off street parking

Tags

• TWO UNIT DUPLEX
• OPEN LIVING ROOM
• DEDICATED DINING AREA
• FLOATING FLOORS
• OFF STREET PARKING
• RECENTLY UPDATED

What this means for you Summary

Snapshot

• This is a 4-bed/?-bath condo listed at $198k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-85 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $186k (6.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $162k (18.0% below list).
• Recommended offer: $162k (18.0% below list) — sets the bar for 1% rule.
• Cap rate 5.8% 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: 50 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); lower-income renter base — watch delinquency; 8,139 units permitted in Franklin County in 2024 (5,940 in 5+ unit buildings).
• At $1,624/mo this rent would consume 60% of the median local household income ($32k/yr) (locally 126% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $21k of equity ($1k loan paydown + $20k appreciation (10.0% local appreciation)).
• Franklin County population projected at +34% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 131 days — a 12% lower offer ($174k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 26y ago; this cycle's ask is 22529% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Recommended offer $162,431 (18.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 131 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.82% ✗
• Cap rate: 5.78%
• Cash-on-cash: -1.84%
• DSCR: 0.92
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $285,120
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
151 N Central Ave Unit 151 - 153	0.21mi	4/—	1,704 (+8%)	15mo	$307,000	$180	65

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 23.0%
• Equity multiple: 2.85×
• Total profit: $102,439
• Equity at exit: $178,374

10-year hold

• IRR: 20.5%
• Equity multiple: 6.52×
• Total profit: $305,977
• Equity at exit: $384,670

Cash invested: $55,440 (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 43222

• Active inventory: 50
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,624 high
• Mortgage (P&I): −$1,038
• Tax est. 1.5%: −$248 /mo · $2,970/yr
• Insurance: −$82
• HOA: −$0
• Vacancy / Maint / Mgmt: −$341
• Net cashflow: $-85

Break-even live

Break-even rent $1,732

Max offer price $185,682

Occupancy floor —

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: $49,500
• Closing costs: $5,940
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
58 Stevens Ave Columbus, OH	3.0	1.0	1176	$1,250	$1.06	44d	1	0.03mi
137 N Guilford Ave Columbus, OH	4.0	2.0	1456	$1,850	$1.27	44d	1	0.09mi
32 Schultz Ave Columbus, OH	3.0	1.0	1218	$1,250	$1.03	21d	1	0.10mi
228 Schultz Ave Unit 1407024P Columbus, OH	4.0	1.5	1991	$6,208	$3.12	14d	1	0.23mi
228 Schultz Ave Unit 1407033P Columbus, OH	5.0	1.5	1991	$5,806	$2.92	7d	1	0.23mi
51 N Princeton Ave Columbus, OH	3.0	1.0	1188	$1,175	$0.99	23d	1	0.27mi
120 S Central Ave Columbus, OH	1.0–3.0	1.0–2.0	944	$1,295	$1.37	14d	12	0.33mi
162 Wisconsin Ave Columbus, OH	4.0	2.5	1930	$1,900	$0.98	44d	1	0.45mi
85 N Yale Ave Columbus, OH	3.0	1.0	1215	$1,100	$0.91	7d	1	0.46mi
85 N Yale Ave Columbus, OH	3.0	1.0	1215	$1,100	$0.91	20d	1	0.46mi
189 W Park Ave Unit 189 Columbus, OH	3.0	2.0	1276	$1,395	$1.09	7d	1	0.53mi
394 S Guilford Ave Columbus, OH	3.0	1.5	1404	$1,450	$1.03	7d	1	0.68mi
153 S Cypress Ave Columbus, OH	3.0	1.0	1472	$1,650	$1.12	7d	1	0.68mi
76 Rodgers Ave Columbus, OH	3.0	1.5	1422	$1,695	$1.19	23d	1	0.72mi
135-137 Dakota Ave Unit 135 Columbus, OH	3.0	1.5	2200	$1,800	$0.82	44d	1	0.72mi
432 Catherine St Columbus, OH	3.0	1.0	1073	$1,325	$1.23	14d	1	0.75mi
432 Catherine St Columbus, OH	3.0	1.0	1073	$1,325	$1.23	12d	1	0.75mi
158 Dakota Ave Columbus, OH	4.0	2.0	1800	$2,045	$1.14	7d	1	0.76mi
125 Avondale Ave Columbus, OH	3.0	1.5	1344	$1,695	$1.26	44d	1	0.78mi
60 Martin Ave Columbus, OH	3.0	2.0	1807	$1,650	$0.91	23d	1	0.89mi
95-97 Whitethorne Ave Columbus, OH	3.0	1.5	1260	$1,475	$1.17	20d	1	0.92mi
95-97 Whitethorne Ave Columbus, OH	3.0	1.5	1260	$1,375	$1.09	3d	1	0.92mi
488 Woodbury Ave Columbus, OH	3.0	1.5	1222	$1,250	$1.02	44d	1	0.94mi
1964 Sullivant Ave Columbus, OH	4.0	2.0	1580	$1,650	$1.04	23d	1	0.94mi
1314 City View Dr Columbus, OH	1.0–3.0	1.0–2.0	961	$3,539	$3.68	2d	51	0.98mi
543 Woodbury Ave Unit NA Columbus, OH	3.0	1.0	1308	$1,645	$1.26	14d	1	1.02mi
378 Hawkes Ave Columbus, OH	3.0	2.0	1200	$1,649	$1.37	23d	1	1.03mi
41 S Oakley Ave Columbus, OH	3.0	1.5	1428	$1,550	$1.09	44d	1	1.22mi
2205 Sullivant Ave Columbus, OH	3.0	1.0	1275	$1,200	$0.94	44d	1	1.25mi
133 N Eureka Ave Columbus, OH	3.0	1.0	1484	$1,350	$0.91	12d	1	1.32mi
908 Thomas Rd Unit 908 Grandview Heights, OH	3.0	1.0	1100	$1,750	$1.59	17d	1	1.33mi
252-254 S Wayne Ave Unit 254 Columbus, OH	3.0	1.0	1120	$1,300	$1.16	17d	1	1.35mi
257 S Skidmore St Columbus, OH	3.0	2.0	1224	$1,895	$1.55	44d	1	1.36mi
713 Canonby Pl Apt E Columbus, OH	3.0	1.5	1200	$1,095	$0.91	44d	1	1.41mi
713 Canonby Pl Unit B Columbus, OH	3.0	1.5	1200	$1,095	$0.91	3d	1	1.41mi
749 Canonby Pl Apt E Columbus, OH	3.0	1.5	1200	$1,095	$0.91	17d	1	1.41mi
29 S Terrace Ave Columbus, OH	3.0	1.0	1144	$1,260	$1.10	23d	1	1.42mi
27-29 N Terrace Ave Unit 29 Columbus, OH	3.0	1.0	1144	$1,260	$1.10	23d	1	1.42mi
285 S Gift St Columbus, OH	3.0	2.0	1641	$1,700	$1.04	23d	1	1.42mi
285 S Gift St Columbus, OH	3.0	2.0	1641	$1,700	$1.04	16d	1	1.42mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 25 events

1. 2026-06-18
   days on market $198,000 Active 131 DOM
2. 2026-06-17
   days on market $198,000 Active 130 DOM
3. 2026-06-16
   days on market $198,000 Active 129 DOM
4. 2026-06-15
   days on market $198,000 Active 128 DOM
5. 2026-06-13
   days on market $198,000 Active 126 DOM
6. 2026-06-13
   days on market $198,000 Active 125 DOM
7. 2026-06-09
   days on market $198,000 Active 122 DOM
8. 2026-06-08
   days on market $198,000 Active 121 DOM
9. 2026-06-07
   days on market $198,000 Active 120 DOM
10. 2026-06-05
    days on market $198,000 Active 117 DOM
11. 2026-06-03
    days on market $198,000 Active 116 DOM
12. 2026-06-02
    days on market $198,000 Active 115 DOM
13. 2026-06-01
    days on market $198,000 Active 114 DOM
14. 2026-05-31
    days on market $198,000 Active 113 DOM
15. 2026-04-07
    historical $875
16. 2026-04-03
    listed $875
17. 2026-04-03
    historical $875
18. 2026-03-17
    price $198,000 1020-char remark

    Show marketing remark (1020 chars)

    Welcome to this charming 2-unit duplex in vibrant Columbus, OH! Each unit features two spacious bedrooms and a full bathroom, perfect for comfortable living. Each unit includes an open living room ideal for relaxation and entertainment, dedicated dining area perfect for meals and gatherings, beautiful floating floors adding modern elegance, and off-street parking for convenience. This property offers excellent investment highlights including both units currently vacant with immediate rental income potential, recently updated throughout with no work needed, desirable Columbus location with strong rental demand, and established neighborhood with vibrant community. This property offers the perfect opportunity for investors or owner-occupants. Live in one unit and rent the other, or rent both for maximum cash flow. With modern updates and prime location, this duplex is ready to generate income from day one. Move-in ready condition - start earning immediately! UPDATE: Both sides are rented. Curb Offer Only.

19. 2026-02-19
    status Active 1020-char remark

    Show marketing remark (1020 chars)

    Welcome to this charming 2-unit duplex in vibrant Columbus, OH! Each unit features two spacious bedrooms and a full bathroom, perfect for comfortable living. Each unit includes an open living room ideal for relaxation and entertainment, dedicated dining area perfect for meals and gatherings, beautiful floating floors adding modern elegance, and off-street parking for convenience. This property offers excellent investment highlights including both units currently vacant with immediate rental income potential, recently updated throughout with no work needed, desirable Columbus location with strong rental demand, and established neighborhood with vibrant community. This property offers the perfect opportunity for investors or owner-occupants. Live in one unit and rent the other, or rent both for maximum cash flow. With modern updates and prime location, this duplex is ready to generate income from day one. Move-in ready condition - start earning immediately! UPDATE: Both sides are rented. Curb Offer Only.

20. 2026-02-13
    status Pending 1020-char remark

    Show marketing remark (1020 chars)

    Welcome to this charming 2-unit duplex in vibrant Columbus, OH! Each unit features two spacious bedrooms and a full bathroom, perfect for comfortable living. Each unit includes an open living room ideal for relaxation and entertainment, dedicated dining area perfect for meals and gatherings, beautiful floating floors adding modern elegance, and off-street parking for convenience. This property offers excellent investment highlights including both units currently vacant with immediate rental income potential, recently updated throughout with no work needed, desirable Columbus location with strong rental demand, and established neighborhood with vibrant community. This property offers the perfect opportunity for investors or owner-occupants. Live in one unit and rent the other, or rent both for maximum cash flow. With modern updates and prime location, this duplex is ready to generate income from day one. Move-in ready condition - start earning immediately! UPDATE: Both sides are rented. Curb Offer Only.

21. 2026-01-31
    listed $200,000 Active 1020-char remark

    Show marketing remark (1020 chars)

    Welcome to this charming 2-unit duplex in vibrant Columbus, OH! Each unit features two spacious bedrooms and a full bathroom, perfect for comfortable living. Each unit includes an open living room ideal for relaxation and entertainment, dedicated dining area perfect for meals and gatherings, beautiful floating floors adding modern elegance, and off-street parking for convenience. This property offers excellent investment highlights including both units currently vacant with immediate rental income potential, recently updated throughout with no work needed, desirable Columbus location with strong rental demand, and established neighborhood with vibrant community. This property offers the perfect opportunity for investors or owner-occupants. Live in one unit and rent the other, or rent both for maximum cash flow. With modern updates and prime location, this duplex is ready to generate income from day one. Move-in ready condition - start earning immediately! UPDATE: Both sides are rented. Curb Offer Only.

22. 2026-01-16
    price $875
23. 2025-12-16
    listed $950
24. 2000-12-29
    historical
25. 2000-07-11
    listed $49,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X · 20% 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: $19,492
• − Mortgage interest: −$11,091
• − Property taxes: −$2,970
• − Insurance: −$990
• − Repairs & maintenance: −$1,559
• − Management: −$1,559
• − Depreciation: −$5,760
• Taxable loss: −$4,438
• Est. tax savings @ 24.0%: +$1,065
• After-tax cash flow: $44/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This 2-unit duplex in Columbus, OH is in good condition with no major repairs needed. It offers excellent investment potential with immediate rental income and strong demand in the area.

Value-add opportunities

• Both Painting exterior — Enhances curb appeal and property value.
• Both Landscaping improvements — Improves curb appeal and enhances property value.
• Rental New flooring in bathrooms — Modernizes bathrooms and improves rental appeal.
• Resale New kitchen appliances — Modernizes kitchen and enhances resale appeal.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior — Enhances curb appeal and property value. ↑
• Both Landscaping improvements — Improves curb appeal and enhances property value. ↑
• Rental New flooring in bathrooms — Modernizes bathrooms and improves rental appeal. ↑
• Resale New kitchen appliances — Modernizes kitchen and enhances resale appeal. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 4,819
• Household income: $32,321
• Rent vs Own: 66.4% rent · 33.6% own
• Severe rent burden: 126.0

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: Highly diverse neighborhood (Simpson 0.71)
• Race & ethnicity: White 43% Hispanic / Latino 28% Two or more races 21% Black 18% Asian 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 16% Dominican 5%
• Common ancestry: Lithuanian 1% Slovak 1% Ukrainian 1%
• Foreign-born: 8% · Canada, South Korea
• Languages at home: 86% English-only · Spanish 11% Korean 1% Russian/Polish/Slavic 0%

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: ▲ 231.44%
• Current HPI: 654.0855
• Rent YoY: —
• 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

+296.8% since first listed

11 events — show timeline

• 2026-04-07 Rental Removed $875 ZUMPER1
• 2026-04-03 Listed for Rent $875 ZUMPER1
• 2026-04-03 Rental Removed $875 TENANTTURNER2
• 2026-03-17 Price Changed $198,000 CBRMLS
• 2026-02-19 Relisted — CBRMLS
• 2026-02-13 Pending — CBRMLS
• 2026-01-31 Listed $200,000 CBRMLS
• 2026-01-16 Price Changed $875 TENANTTURNER2
• 2025-12-16 Listed for Rent $950 TENANTTURNER2
• 2000-12-29 Listing Removed — CBRMLS
• 2000-07-11 Listed $49,900 CBRMLS