370 Belvidere Ave · Columbus, OH 43223

$103,900

2 bd · 1.0 ba · 1,028 sqft · SingleFamily public records · 86 Days on market

Built 1925 4,356 sqft lot $101/sqft · 26% below area Est $141k · 26% 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 +26.4/30.0
• ARV discount +15.0/15.0
• DSCR +9.0/10.0
• 1% rule +6.8/10.0
• Livability +4.0/5.0
• Rent growth +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Tenant Occupied Property, being sold as is in a package deal with 5 other homes.

Key facts

• 4,356 sq ft lot
• Built 1925
• Listed 85 days

🏷️ Possibly a rental listed for sale. The $103,900 price doesn't fit this home's estimated sale value (~$141,278) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $104k.

Deal economics

• At list price, monthly cash flow is $273 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $104k).
• Recommended offer: $98k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.4% 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 (+4.6%/yr); 147 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 31% of the median local income ($47k/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 $718 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 + 4.6% rent growth), your $29k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 86 days — a 6% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 25y ago; this cycle's ask has dropped $31k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $97,666 (6.0% below list)

Questions for the listing agent

1. It's been on market 86 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1925 — 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: 1.18% ✓
• Cap rate: 9.45%
• Cash-on-cash: 11.26%
• DSCR: 1.50
• GRM: 7.0

CMA / ARV

• ARV (median comp): $141,278
• List price: $103,900
• Delta: -26.46%
• 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
299 Whitethorne Ave	0.15mi	2/1.0	959 (-7%)	2mo	$65,000	$68	80
225 S Highland Ave	0.38mi	2/1.0	1,022 (-1%)	4mo	$167,990	$164	78
258 Wrexham Ave	0.18mi	3/2.0 (+1)	1,068 (+4%)	2mo	$194,000	$182	75
151 Columbian Ave	0.40mi	3/1.0 (+1)	1,012 (-2%)	2mo	$146,500	$145	72
334 S Wayne Ave	0.49mi	3/1.0 (+1)	1,057 (+3%)	2mo	$188,500	$178	66
611 Whitethorne Ave	0.35mi	3/1.0 (+1)	1,110 (+8%)	3mo	$110,000	$99	63
349 S Richardson Ave	0.71mi	2/1.0	1,004 (-2%)	2mo	$169,900	$169	62
436 Catherine St	0.64mi	2/1.0	960 (-7%)	3mo	$65,000	$68	57
151 S Eureka Ave	0.65mi	3/1.0 (+1)	936 (-9%)	1mo	$80,000	$85	49
550 Helen St	0.64mi	3/1.0 (+1)	1,110 (+8%)	3mo	$169,900	$153	49
446 S Eureka Ave	0.55mi	3/1.0 (+1)	1,144 (+11%)	2mo	$125,000	$109	48
229 S Richardson Ave	0.73mi	3/1.0 (+1)	1,168 (+14%)	1mo	$165,000	$141	37

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 · 4.61% rent growth · sell at horizon

5-year hold

• IRR: 2.3%
• Equity multiple: 1.09×
• Total profit: $2,579
• Equity at exit: $15,492

10-year hold

• IRR: 13.3%
• Equity multiple: 2.14×
• Total profit: $33,247
• Equity at exit: $8,983

Cash invested: $29,092 (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 43223

• Rents YoY: 4.6%
• Active inventory: 147
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,231 high
• Mortgage (P&I): −$545
• Tax from tax record: −$111 /mo · $1,333/yr
• Insurance: −$43
• HOA: −$0
• Vacancy / Maint / Mgmt: −$258
• Net cashflow: $273

Break-even live

Break-even rent $885

Max offer price $103,900

Occupancy floor 73%

Sensitivity live

Price	-10% $332	-5% $302	+0% $273	+5% $244	+10% $214
Rent	-10% $176	-5% $224	+0% $273	+5% $322	+10% $370
Rate	-1.0pp $325	-0.5pp $299	base $273	+0.5pp $246	+1.0pp $219

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: $25,975
• Closing costs: $3,117
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
255 Belvidere Ave Columbus, OH	2.0	1.0	1144	$1,195	$1.04	17d	1	0.18mi
2174 Sullivant Ave Columbus, OH	1.0	1.0	800	$775	$0.97	45d	1	0.18mi
2205 Sullivant Ave Columbus, OH	3.0	1.0	1275	$1,200	$0.94	45d	1	0.24mi
2203 Clarendon Ln Unit 2203 Columbus, OH	2.0	1.0	835	$1,000	$1.20	13d	1	0.28mi
257 Clarendon Ave Unit 257,259,261,263 Columbus, OH	2.0	1.0	1000	$1,200	$1.20	45d	1	0.30mi
190 Nashoba Ave Columbus, OH	2.0	1.0	1030	$1,450	$1.41	21d	1	0.32mi
190 Nashoba Ave Columbus, OH	2.0	1.0	1030	$1,450	$1.41	13d	1	0.32mi
488 Woodbury Ave Columbus, OH	3.0	1.5	1222	$1,250	$1.02	45d	1	0.37mi
543 Woodbury Ave Unit NA Columbus, OH	3.0	1.0	1308	$1,645	$1.26	16d	1	0.40mi
95-97 Whitethorne Ave Columbus, OH	3.0	1.5	1260	$1,375	$1.09	5d	1	0.42mi
95-97 Whitethorne Ave Columbus, OH	3.0	1.5	1260	$1,475	$1.17	21d	1	0.42mi
170 S Highland Ave Columbus, OH	2.0	1.0	950	$895	$0.94	45d	1	0.44mi
108 Columbian Ave Unit B Columbus, OH	2.0	1.0	820	$900	$1.10	9d	1	0.46mi
664 S Wheatland Ave Unit 1 Columbus, OH	1.0	1.0	700	$895	$1.28	13d	1	0.53mi
252-254 S Wayne Ave Unit 254 Columbus, OH	3.0	1.0	1120	$1,300	$1.16	18d	1	0.53mi
1928-1930 Vaughn St Unit 1928 Columbus, OH	2.0	1.0	919	$957	$1.04	45d	1	0.54mi
548 S Wayne Ave Columbus, OH	3.0	1.0	1008	$1,225	$1.22	21d	1	0.54mi
2157 W Mound St Unit C Columbus, OH	2.0	1.0	825	$900	$1.09	45d	1	0.54mi
329 S Wayne Ave Columbus, OH	3.0	1.0	1120	$1,425	$1.27	4d	1	0.54mi
521-523 S Wayne Ave Columbus, OH	3.0	1.0	1092	$1,195	$1.09	5d	1	0.57mi
490 Helen St Columbus, OH	2.0	1.0	840	$1,200	$1.43	45d	1	0.58mi
791-793 Butler Ave Unit 791 Columbus, OH	3.0	1.0	1000	$1,395	$1.40	4d	1	0.59mi
2173 W Mound St Unit A Columbus, OH	2.0	1.0	825	$900	$1.09	45d	1	0.59mi
1773 W Mound St Unit 1799 Columbus, OH	1.0	1.0	700	$900	$1.29	45d	1	0.59mi
1773 W Mound St Unit 1803 Columbus, OH	1.0	1.0	700	$925	$1.32	45d	1	0.59mi
2167 W Mound St Unit C Columbus, OH	2.0	1.0	825	$900	$1.09	45d	1	0.60mi
436 Catherine St Columbus, OH	2.0	1.5	960	$1,300	$1.35	9d	1	0.62mi
432 Catherine St Columbus, OH	3.0	1.0	1073	$1,325	$1.23	13d	1	0.63mi
432 Catherine St Columbus, OH	3.0	1.0	1073	$1,325	$1.23	16d	1	0.63mi
41 S Oakley Ave Columbus, OH	3.0	1.5	1428	$1,550	$1.09	45d	1	0.67mi
530 S Terrace Ave Columbus, OH	2.0	1.0	896	$900	$1.00	25d	1	0.67mi
695 S Eureka Ave Columbus, OH	3.0	1.0	1344	$1,425	$1.06	22d	1	0.71mi
2545-2547 Sullivant Ave Columbus, OH	3.0	1.0	1064	$1,100	$1.03	12d	1	0.71mi
375 S Burgess Ave Columbus, OH	2.0	1.0	732	$950	$1.30	21d	1	0.80mi
375 S Burgess Ave Columbus, OH	2.0	1.0	732	$950	$1.30	5d	1	0.80mi
29 S Terrace Ave Columbus, OH	3.0	1.0	1144	$1,260	$1.10	25d	1	0.83mi
27-29 N Terrace Ave Unit 29 Columbus, OH	3.0	1.0	1144	$1,260	$1.10	25d	1	0.83mi
1485 Walsh Ave Columbus, OH	2.0	1.0	720	$1,450	$2.01	25d	1	0.83mi
427 S Ogden Ave Unit 427 Columbus, OH	2.0	1.0	980	$1,350	$1.38	9d	1	0.87mi
947 E Forest Creek Dr Columbus, OH	2.0	1.5	950	$1,200	$1.26	45d	2	0.87mi

Listing history 29 events

1. 2026-06-21
   days on market $103,900 Active 86 DOM
2. 2026-06-18
   days on market $103,900 Active 83 DOM
3. 2026-06-17
   days on market $103,900 Active 82 DOM
4. 2026-06-16
   days on market $103,900 Active 81 DOM
5. 2026-06-15
   days on market $103,900 Active 80 DOM
6. 2026-06-13
   days on market $103,900 Active 78 DOM
7. 2026-06-13
   days on market $103,900 Active 77 DOM
8. 2026-06-09
   days on market $103,900 Active 74 DOM
9. 2026-06-08
   days on market $103,900 Active 73 DOM
10. 2026-06-07
    pricedays on market $103,900 Active 72 DOM
11. 2026-06-05
    days on market $114,900 Active 69 DOM
12. 2026-06-03
    days on market $114,900 Active 68 DOM
13. 2026-06-02
    days on market $114,900 Active 67 DOM
14. 2026-06-01
    days on market $114,900 Active 66 DOM
15. 2026-05-31
    days on market $114,900 Active 65 DOM
16. 2026-05-10
    price $124,900
17. 2026-03-27
    listed $134,900 Active
18. 2021-08-16
    soldstatus $480,000
19. 2021-07-15
    soldstatus $80,000 Closed 80-char remark

    Show marketing remark (80 chars)

    Tenant Occupied Property, being sold as is in a package deal with 5 other homes.

20. 2021-07-14
    historical 80-char remark

    Show marketing remark (80 chars)

    Tenant Occupied Property, being sold as is in a package deal with 5 other homes.

21. 2021-07-14
    listed $80,000 80-char remark

    Show marketing remark (80 chars)

    Tenant Occupied Property, being sold as is in a package deal with 5 other homes.

22. 2007-08-16
    historical
23. 2007-05-22
    listed $69,900
24. 2007-01-16
    soldstatus $27,359
25. 2006-11-20
    historical
26. 2006-08-18
    listed $27,200
27. 2001-05-01
    soldstatus $34,900
28. 2001-03-01
    historical
29. 2001-01-23
    listed $34,900

ⓘ 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: $1,333 · $111/mo
• Projected year-2 tax: $1,477 · $123/mo
• Expected delta: +$144/yr (+$12/mo · 10.8%)

ⓘ 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 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,767
• − Mortgage interest: −$5,820
• − Property taxes: −$1,333
• − Insurance: −$520
• − Repairs & maintenance: −$1,181
• − Management: −$1,181
• − Depreciation: −$3,023
• Taxable income: $1,709
• Est. tax owed @ 24.0%: −$410
• After-tax cash flow: $2,865/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): 28,187
• Household income: $46,911
• Rent vs Own: 55.7% rent · 44.3% own
• Severe rent burden: 1689.0

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 0.55)
• Race & ethnicity: White 63% Black 22% Two or more races 8% Hispanic / Latino 8%
• Hispanic origin (detail): Mexican 4% Puerto Rican 3%
• Common ancestry: Romanian 4% Italian 1% Slovak 1%
• Foreign-born: 5% · Canada
• Languages at home: 91% English-only · Spanish 5%

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: ▼ -135.33%
• Current HPI: 211.6742
• Rent YoY: ▲ 4.61%
• 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

+257.9% since first listed

14 events — show timeline

• 2026-05-10 Price Changed $124,900 CBRMLS
• 2026-03-27 Listed $134,900 CBRMLS
• 2021-08-16 Sold (Public Records) $480,000 Public Records
• 2021-07-15 Sold (MLS) $80,000 CBRMLS
• 2021-07-14 Listed $80,000 CBRMLS
• 2021-07-14 Listing Removed — CBRMLS
• 2007-08-16 Listing Removed — CBRMLS
• 2007-05-22 Listed $69,900 CBRMLS
• 2007-01-16 Sold (MLS) $27,359 CBRMLS
• 2006-11-20 Listing Removed — CBRMLS
• 2006-08-18 Listed $27,200 CBRMLS
• 2001-05-01 Sold (MLS) $34,900 CBRMLS
• 2001-03-01 Listing Removed — CBRMLS
• 2001-01-23 Listed $34,900 CBRMLS

Property tax history

+3.6%/yr

Latest (2024): $1,333 · +1.3% YoY. Source: county tax records.