1258 E 21st Ave · Columbus, OH 43211

$125,000

2 bd · 1.5 ba · 1,008 sqft · SingleFamily public records · 38 Days on market

Built 1949 4,356 sqft lot $124/sqft · at area comps Est $131k · at est. ↓ 11% since listing

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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 +19.2/30.0
• ARV discount +9.6/15.0
• DSCR +6.0/10.0
• 1% rule +4.9/10.0
• 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

Welcome to a property brimming with potential and ready for its next chapter! Located in the heart of Columbus's vibrant South Linden neighborhood, this 2-bedroom, 1.5-bathroom home is the ultimate blank canvas. Priced perfectly for an investor to sweep in and make it their own, this home gives you a fantastic head start with some major, high-ticket upgrades already checked off the list. The Upgrades: While you put your personal touch on the interior, you can rest easy knowing the exterior and bones have some fantastic, low-maintenance updates: 🪟 Replacement Windows: Energy efficiency and aesthetics are already taken care of. ☕ New Concrete Front Porch & Sidewalk: Fantastic curb a

Key facts

• 4,356 sq ft lot
• 2 garage spots
• Built 1949

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $134 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $124k (1.2% below list).
• Recommended offer: $121k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.6% 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 (+3.4%/yr); 166 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 35% of the median local income ($43k/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 $864 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.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1949 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $121,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1949 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.99% ✗
• Cap rate: 7.58%
• Cash-on-cash: 4.59%
• DSCR: 1.20
• GRM: 8.4

CMA / ARV

• ARV (median comp): $131,189
• List price: $125,000
• Delta: -4.72%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1258 E 21st Ave	0.00mi	2/1.5	1,008 (0%)	1mo	$112,000	$111	99
1175 E 23rd Ave	0.16mi	3/1.0 (+1)	1,008 (0%)	1mo	$142,000	$141	84
957 E 17th Ave	0.47mi	2/1.0	1,000 (-1%)	2mo	$133,000	$133	73
906 E 18th Ave	0.51mi	3/1.5 (+1)	1,012 (+0%)	2mo	$152,500	$151	69
1423 E Maynard Ave	0.41mi	2/1.0	960 (-5%)	2mo	$82,000	$85	69
1251 E 23rd Ave	0.09mi	3/1.0 (+1)	884 (-12%)	0mo	$107,000	$121	68
1029 E 19th Ave	0.34mi	3/1.5 (+1)	1,120 (+11%)	1mo	$225,000	$201	60
1672 Duxberry Ave	0.63mi	3/1.0 (+1)	962 (-5%)	1mo	$134,900	$140	55
2205 Atwood Ter	0.74mi	3/1.0 (+1)	979 (-3%)	1mo	$189,900	$194	52
1332 E Hudson St	0.69mi	3/1.0 (+1)	1,077 (+7%)	1mo	$90,000	$84	48
2309 Gerbert Rd	0.64mi	3/1.0 (+1)	923 (-8%)	2mo	$115,000	$125	47
1257 Loretta Ave	0.74mi	3/1.0 (+1)	1,119 (+11%)	1mo	$210,000	$188	39

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 · 3.41% rent growth · sell at horizon

5-year hold

• IRR: -8.7%
• Equity multiple: 0.68×
• Total profit: $-11,214
• Equity at exit: $18,638

10-year hold

• IRR: 1.3%
• Equity multiple: 1.10×
• Total profit: $3,350
• Equity at exit: $10,808

Cash invested: $35,000 (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 43211

• Home prices YoY: -27.3%
• Rents YoY: 3.4%
• Active inventory: 166
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,235 high
• Mortgage (P&I): −$656
• Tax from tax record: −$134 /mo · $1,612/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $134

Break-even live

Break-even rent $1,066

Max offer price $125,000

Occupancy floor 84%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1272 E 21st Ave Unit 1272 Columbus, OH	3.0	1.5	1176	$1,400	$1.19	10d	1	0.05mi
1185 E 22nd Ave Columbus, OH	3.0	1.0	1304	$1,400	$1.07	44d	1	0.10mi
1269 E 23rd Ave Columbus, OH	3.0	1.0	1175	$1,350	$1.15	7d	1	0.11mi
1171 E 22nd Ave Unit 1171 Columbus, OH	2.0	1.0	750	$1,100	$1.47	17d	1	0.12mi
1318-1320 E 20th Ave Unit 1318 Columbus, OH	3.0	1.0	1120	$1,275	$1.14	7d	1	0.13mi
1153 E 20th Ave Columbus, OH	2.0	1.0	950	$1,250	$1.32	44d	1	0.14mi
1320 E 23rd Ave Unit 1320 Columbus, OH	3.0	1.0	1134	$1,050	$0.93	44d	1	0.16mi
1906-1908 Cleveland Ave Columbus, OH	3.0	1.0	1384	$1,295	$0.94	44d	1	0.17mi
1145 E 18th Ave Columbus, OH	3.0	1.0	1202	$1,225	$1.02	15d	1	0.22mi
1156 E 17th Ave Columbus, OH	3.0	1.0	1212	$1,200	$0.99	44d	1	0.25mi
1003 E 21st Ave Columbus, OH	2.0	1.5	835	$1,150	$1.38	7d	1	0.35mi
1099 E 16th Ave Columbus, OH	3.0	1.0	1200	$1,300	$1.08	21d	1	0.35mi
1097 E 16th Ave Columbus, OH	3.0	1.0	1200	$1,300	$1.08	21d	1	0.35mi
1500 E 25th Ave Unit 2 Columbus, OH	2.0	1.0	720	$850	$1.18	24d	1	0.40mi
1500 E 25th Ave Columbus, OH	2.0	1.0	720	$850	$1.18	44d	1	0.41mi
1061 E 15th Ave Unit 1061 Columbus, OH	2.0	1.0	756	$950	$1.26	3d	1	0.42mi
1063 E 15th Ave Columbus, OH	2.0	1.0	756	$950	$1.26	15d	1	0.42mi
1557 Brooks Ave Columbus, OH	3.0	1.0	1056	$1,250	$1.18	3d	1	0.43mi
924 E 18th Ave Columbus, OH	2.0	1.0	950	$1,200	$1.26	44d	1	0.46mi
1042 E 14th Ave Columbus, OH	3.0	1.0	1084	$1,350	$1.25	24d	1	0.46mi
989 E 15th Ave Columbus, OH	3.0	1.0	1204	$1,250	$1.04	24d	1	0.48mi
1410 E Blake Ave Columbus, OH	3.0	1.0	1300	$1,700	$1.31	24d	1	0.50mi
1020 E 13th Ave Columbus, OH	2.0	1.0	900	$950	$1.06	44d	1	0.53mi
1629 Lexington Ave Unit A Columbus, OH	2.0	1.0	983	$900	$0.92	44d	1	0.54mi
1612 E 25th Ave Columbus, OH	3.0	1.0	1200	$1,250	$1.04	24d	1	0.54mi
1609-1611 E 26th Ave Columbus, OH	2.0	1.0	1080	$1,200	$1.11	24d	1	0.55mi
1609-1611 E 26th Ave Columbus, OH	2.0	1.0	1080	$1,150	$1.06	3d	1	0.55mi
967 Duxberry Ave Columbus, OH	3.0	1.0	864	$1,100	$1.27	44d	1	0.57mi
2203-2205 Mcguffey Rd Columbus, OH	2.0	1.0	836	$1,050	$1.26	24d	1	0.58mi
1652 E 25th Ave Columbus, OH	3.0	1.0	1200	$1,350	$1.12	24d	1	0.60mi
1660 E 25th Ave Columbus, OH	3.0	1.0	1200	$1,350	$1.12	44d	1	0.60mi
898-900 E 13th Ave Unit 898 Columbus, OH	3.0	1.0	1120	$1,230	$1.10	7d	1	0.62mi
898 E 13th Ave Columbus, OH	3.0	1.0	1120	$1,230	$1.10	10d	1	0.62mi
1577 Cordell Ave Columbus, OH	2.0	1.0	882	$1,000	$1.13	3d	1	0.64mi
2299 Hamilton Ave Columbus, OH	2.0	1.0	1000	$1,200	$1.20	44d	1	0.65mi
2217 Grasmere Ave Columbus, OH	2.0	1.5	720	$1,650	$2.29	15d	1	0.66mi
1352 E Hudson St Columbus, OH	2.0	1.0	800	$1,150	$1.44	44d	1	0.70mi
2236 Atwood Ter Columbus, OH	2.0	1.0	720	$900	$1.25	7d	1	0.73mi
1624 Kohr Pl Columbus, OH	3.0	1.0	1176	$1,400	$1.19	15d	1	0.77mi
1435 Republic Ave Columbus, OH	3.0	1.0	908	$1,395	$1.54	7d	1	0.81mi

Listing history 6 events

1. 2026-05-07
   status Pending
2. 2026-04-30
   status Active
3. 2026-04-30
   price $125,000
4. 2026-04-24
   historical Contingent
5. 2026-03-30
   listed $140,000 Active
6. 2026-03-26
   historical $140,000

ⓘ 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: $1,612 · $134/mo
• Projected year-2 tax: $1,781 · $148/mo
• Expected delta: +$169/yr (+$14/mo · 10.5%)

ⓘ 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 ≥99°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: $14,821
• − Mortgage interest: −$7,002
• − Property taxes: −$1,612
• − Insurance: −$625
• − Repairs & maintenance: −$1,186
• − Management: −$1,186
• − Depreciation: −$3,636
• Taxable loss: −$425
• Est. tax savings @ 24.0%: +$102
• After-tax cash flow: $1,708/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): 22,313
• Household income: $42,579
• Rent vs Own: 59.4% rent · 40.6% own
• Severe rent burden: 1282.0

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 0.60)
• Race & ethnicity: Black 58% White 21% Hispanic / Latino 13% Two or more races 12% Asian 2%
• Hispanic origin (detail): Mexican 8% Dominican 1%
• Common ancestry: Italian 1%
• Foreign-born: 10% · Canada, India
• Languages at home: 84% English-only · Spanish 11% Other Indo-European 2% Arabic 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: ▼ -94.10%
• Current HPI: 250.3885
• Rent YoY: ▲ 3.41%
• 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

-10.7% since first listed

6 events — show timeline

• 2026-05-07 Pending — CBRMLS
• 2026-04-30 Relisted — CBRMLS
• 2026-04-30 Price Changed $125,000 CBRMLS
• 2026-04-24 Contingent — CBRMLS
• 2026-03-30 Listed $140,000 CBRMLS
• 2026-03-26 Coming Soon $140,000 CBRMLS

Property tax history

+5.8%/yr

Latest (2024): $1,612 · -0.5% YoY. Source: county tax records.