2225 Homestead Dr #2223 · Columbus, OH 43211

$81,500

4 bd · 2.0 ba · 1,440 sqft · MultiFamily public records

Built 1965 4,791 sqft lot Est $156k · 48% 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 +3.4/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Key facts

• 4,791 sq ft lot
• Built 1965

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath multifamily listed at $82k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $82k).
• Cap rate 21.5% 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).
• At $2,064/mo this rent would consume 58% of the median local household income ($43k/yr) (locally 1282% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $563 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.
• At projected returns (-3.0% appreciation + 3.4% rent growth), your $23k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $60k; 36% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $81,500

Questions for the listing agent

1. Built in 1965 — 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 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: 2.53% ✓
• Cap rate: 21.54%
• Cash-on-cash: 54.46%
• DSCR: 3.42
• GRM: 3.3

CMA / ARV

• ARV (on-the-fly): $155,520
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1089-1091 E 26th Ave	0.30mi	4/—	1,500 (+4%)	2mo	$185,000	$123	77
2243-2245 Jefferson Ave	0.36mi	4/—	1,456 (+1%)	24mo	$135,000	$93	62
1202-1204 E 26th Ave	0.20mi	4/—	1,650 (+15%)	16mo	$177,500	$108	53
1196-1198 E 26th Ave	0.21mi	4/—	1,650 (+15%)	16mo	$177,500	$108	52
1667-1669 Genessee Ave	0.72mi	4/—	1,584 (+10%)	16mo	$207,000	$131	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 · 3.41% rent growth · sell at horizon

5-year hold

• IRR: 53.2%
• Equity multiple: 3.35×
• Total profit: $53,660
• Equity at exit: $12,152

10-year hold

• IRR: 58.5%
• Equity multiple: 6.93×
• Total profit: $135,406
• Equity at exit: $7,047

Cash invested: $22,820 (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: 6.6×

Monthly cashflow live

• Estimated rent: $2,064 high
• Mortgage (P&I): −$427
• Tax from tax record: −$134 /mo · $1,603/yr
• Insurance: −$34
• HOA: −$0
• Vacancy / Maint / Mgmt: −$433
• Net cashflow: $1,036

Break-even live

Break-even rent $753

Max offer price $81,500

Occupancy floor 45%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,064
Total (2 units)			$2,064

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: $20,375
• Closing costs: $2,445
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2176 Ontario St Columbus, OH	4.0	2.0	1066	$1,650	$1.55	23d	1	0.12mi
1410 E Blake Ave Columbus, OH	3.0	1.0	1300	$1,700	$1.31	23d	1	0.24mi
1435 Republic Ave Columbus, OH	3.0	1.0	908	$1,425	$1.57	19d	1	0.32mi
1435 Republic Ave Columbus, OH	3.0	1.0	908	$1,395	$1.54	7d	1	0.32mi
2453 McGuffey Rd Columbus, OH	5.0	3.0	1782	$2,200	$1.23	43d	1	0.40mi
1527 Republic Ave Columbus, OH	3.0	1.0	1176	$1,345	$1.14	43d	1	0.42mi
1527 Republic Ave Columbus, OH	3.0	1.0	1176	$1,299	$1.10	23d	1	0.42mi
1514 Republic Ave Unit 1514 Columbus, OH	3.0	1.5	1288	$1,450	$1.13	23d	1	0.42mi
1320 E 23rd Ave Unit 1320 Columbus, OH	3.0	1.0	1134	$1,050	$0.93	43d	1	0.45mi
1269 E 23rd Ave Columbus, OH	3.0	1.0	1175	$1,350	$1.15	7d	1	0.45mi
1185 E 22nd Ave Columbus, OH	3.0	1.0	1304	$1,400	$1.07	43d	1	0.50mi
1906-1908 Cleveland Ave Columbus, OH	3.0	1.0	1384	$1,295	$0.94	43d	1	0.51mi
1624 Kohr Pl Columbus, OH	3.0	1.0	1176	$1,400	$1.19	14d	1	0.52mi
1272 E 21st Ave Unit 1272 Columbus, OH	3.0	1.5	1176	$1,400	$1.19	10d	1	0.55mi
1269 Minnesota Ave Columbus, OH	3.0	1.0	1075	$1,550	$1.44	7d	1	0.56mi
1354 Minnesota Ave Columbus, OH	3.0	2.0	1350	$1,800	$1.33	12d	1	0.58mi
2460 Hiawatha St Columbus, OH	3.0	1.0	1768	$1,300	$0.74	7d	1	0.59mi
2566 Atwood Ter Columbus, OH	3.0	1.0	979	$1,500	$1.53	23d	1	0.62mi
1318-1320 E 20th Ave Unit 1318 Columbus, OH	3.0	1.0	1120	$1,275	$1.14	7d	1	0.63mi
1612 E 25th Ave Columbus, OH	3.0	1.0	1200	$1,250	$1.04	23d	1	0.65mi
1652 E 25th Ave Columbus, OH	3.0	1.0	1200	$1,350	$1.12	23d	1	0.71mi
1660 E 25th Ave Columbus, OH	3.0	1.0	1200	$1,350	$1.12	43d	1	0.72mi
1145 E 18th Ave Columbus, OH	3.0	1.0	1202	$1,225	$1.02	14d	1	0.75mi
1156 E 17th Ave Columbus, OH	3.0	1.0	1212	$1,200	$0.99	43d	1	0.79mi
1536 E Weber Rd Columbus, OH	3.0	2.0	1332	$1,695	$1.27	19d	1	0.83mi
1536 E Weber Rd Columbus, OH	3.0	2.0	1332	$1,695	$1.27	23d	1	0.83mi
1099 E 16th Ave Columbus, OH	3.0	1.0	1200	$1,300	$1.08	21d	1	0.87mi
2767 Hiawatha St Columbus, OH	3.0	1.0	896	$1,475	$1.65	7d	1	0.87mi
1097 E 16th Ave Columbus, OH	3.0	1.0	1200	$1,300	$1.08	21d	1	0.87mi
1695 E Weber Rd Columbus, OH	4.0	2.0	1560	$1,600	$1.03	16d	1	0.90mi
1709 E Weber Rd Columbus, OH	3.0	1.0	1154	$1,100	$0.95	43d	1	0.91mi
989 E 15th Ave Columbus, OH	3.0	1.0	1204	$1,250	$1.04	23d	1	0.95mi
1042 E 14th Ave Columbus, OH	3.0	1.0	1084	$1,350	$1.25	23d	1	0.97mi
2291 Taylor Ave Columbus, OH	3.0	1.0	979	$1,300	$1.33	43d	1	0.98mi
1557 Brooks Ave Columbus, OH	3.0	1.0	1056	$1,250	$1.18	3d	1	0.98mi
898-900 E 13th Ave Unit 898 Columbus, OH	3.0	1.0	1120	$1,230	$1.10	7d	1	1.08mi
898 E 13th Ave Columbus, OH	3.0	1.0	1120	$1,230	$1.10	10d	1	1.08mi
1867 Alvason Ave Columbus, OH	3.0	1.0	999	$1,400	$1.40	43d	1	1.11mi
3054 McGuffey Rd Columbus, OH	3.0	1.0	1106	$1,450	$1.31	43d	1	1.15mi
2540 Parkwood Ave Columbus, OH	4.0	1.0	1374	$1,400	$1.02	43d	1	1.21mi

Listing history 1 events

1. 2026-06-15
   listed $81,500 Pending

ⓘ 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: $1,603 · $134/mo
• Projected year-2 tax: $1,603 · $134/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 4/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥100°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% 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: $24,768
• − Mortgage interest: −$4,565
• − Property taxes: −$1,603
• − Insurance: −$408
• − Repairs & maintenance: −$1,981
• − Management: −$1,981
• − Depreciation: −$2,371
• Taxable income: $11,859
• Est. tax owed @ 24.0%: −$2,846
• After-tax cash flow: $9,582/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

+579.2% since first listed

4 events — show timeline

• 2026-06-09 Listing Removed — CBRMLS
• 2026-06-09 Listed $81,500 CBRMLS
• 2019-10-04 Sold (Public Records) $60,000 Public Records
• 2015-10-20 Sold (Public Records) $12,000 Public Records

Property tax history

+5.1%/yr

Latest (2024): $1,603 · +1.3% YoY. Source: county tax records.