821 Ruby Ave · Columbus, OH 43227

$124,900

2 bd · 1.0 ba · 1,202 sqft · SingleFamily public records · 50 Days on market

Built 1938 3,484 sqft lot $104/sqft · 16% below area Est $148k · 16% 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).

• Cash flow +20.4/30.0
• ARV discount +14.6/15.0
• DSCR +6.5/10.0
• 1% rule +5.8/10.0
• Livability +4.0/5.0
• Rent growth +3.8/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 2 bedroom/1 bathroom home available with approximately 1,200 square feet of living space.   Hardwood floors.   Brick fireplace.   About 7 minutes from I-70. REO Property, Property Sold AS-IS W/ O Repair, Warranty or Seller Disclosure. The Listing Broker & Seller make no guarantees as to the accuracy of information herein; Buyer or Buyer’s Agent is responsible for utility activation related to inspections, Water activation not authorized; air pressure test only.

Key facts

• Low-maintenance yard
• Vintage character
• Eastmoor area

Tags

• POURED-CONCRETE BASEMENT
• DETACHED GARAGE
• LOW-MAINTENANCE YARD
• URBAN GARDENING
• EASTMOOR AREA
• VINTAGE CHARACTER

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single family residence; One and one half stories; Built in 1938; No common walls
• Exterior features: Block and poured foundation

Interior

• Bedrooms: 2 bedrooms on the main level
• Flooring: Wood flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: Full basement; One fireplace

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $163 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $121k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.9% 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.
• Market conditions: Rents rising fast (+5.2%/yr); 65 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 8,139 units permitted in Franklin County in 2024 (5,940 in 5+ unit buildings).
• This rent runs 33% of the median local income ($48k/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 50 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 10y ago; this cycle's ask has dropped $15k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $50k; list at $125k implies a 150% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1938 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $121,153 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 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 1938 — 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: 1.08% ✓
• Cap rate: 7.86%
• Cash-on-cash: 5.59%
• DSCR: 1.25
• GRM: 7.7

CMA / ARV

• ARV (median comp): $148,109
• List price: $124,900
• Delta: -15.67%
• 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
691 S Hampton Rd	0.28mi	2/1.0	1,227 (+2%)	0mo	$155,000	$126	83
720 S Hampton Rd	0.23mi	3/2.0 (+1)	1,233 (+3%)	1mo	$202,000	$164	75
733 S Napoleon Ave	0.14mi	3/2.0 (+1)	1,110 (-8%)	3mo	$210,000	$189	70
624 Elizabeth Ave	0.36mi	2/1.0	1,104 (-8%)	2mo	$83,210	$75	68
871 Ruby Ave	0.07mi	3/2.0 (+1)	1,061 (-12%)	1mo	$143,000	$135	68
514 S Napoleon Ave	0.45mi	2/2.0	1,096 (-9%)	3mo	$185,000	$169	58
669 Brookside Dr	0.61mi	3/1.0 (+1)	1,277 (+6%)	3mo	$297,500	$233	54
350 S Hampton Rd	0.68mi	3/1.0 (+1)	1,256 (+4%)	3mo	$110,000	$88	53
430 S James Rd	0.64mi	3/1.0 (+1)	1,303 (+8%)	2mo	$213,000	$163	49
580 Enfield Rd	0.73mi	3/2.0 (+1)	1,282 (+7%)	1mo	$295,000	$230	45
2981 Templeton Rd	0.63mi	3/2.0 (+1)	1,330 (+11%)	2mo	$278,000	$209	42
2963 Brownlee Ave	0.74mi	3/1.0 (+1)	1,064 (-12%)	3mo	$210,000	$197	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 · 5.22% rent growth · sell at horizon

5-year hold

• IRR: -5.1%
• Equity multiple: 0.81×
• Total profit: $-6,751
• Equity at exit: $18,623

10-year hold

• IRR: 7.2%
• Equity multiple: 1.60×
• Total profit: $20,831
• Equity at exit: $10,799

Cash invested: $34,972 (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 43227

• Rents YoY: 5.2%
• Active inventory: 65
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,344 high
• Mortgage (P&I): −$655
• Tax from tax record: −$192 /mo · $2,300/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$282
• Net cashflow: $163

Break-even live

Break-even rent $1,138

Max offer price $124,900

Occupancy floor 83%

Sensitivity live

Price	-10% $234	-5% $198	+0% $163	+5% $128	+10% $92
Rent	-10% $57	-5% $110	+0% $163	+5% $216	+10% $269
Rate	-1.0pp $226	-0.5pp $195	base $163	+0.5pp $131	+1.0pp $98

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
849 Byron Ave Columbus, OH	3.0	1.5	936	$1,400	$1.50	8d	1	0.04mi
802 Ruby Ave Columbus, OH	3.0	2.0	1004	$1,875	$1.87	44d	1	0.07mi
892 Ruby Ave Columbus, OH	2.0	2.0	1100	$1,500	$1.36	44d	1	0.08mi
914 S Weyant Ave Columbus, OH	3.0	1.5	1089	$1,099	$1.01	18d	1	0.16mi
857 S Waverly St Columbus, OH	3.0	1.0	850	$1,250	$1.47	44d	1	0.17mi
3287 E Mound St Columbus, OH	2.0	1.5	1100	$1,300	$1.18	22d	1	0.18mi
3540 E Main St Columbus, OH	2.0	1.0	914	$1,074	$1.18	4d	5	0.19mi
694-696 S Everett Ave Columbus, OH	2.0	1.0	896	$1,195	$1.33	44d	1	0.34mi
925 S Ashburton Rd Columbus, OH	3.0	1.0	963	$1,500	$1.56	24d	1	0.43mi
525 S Everett Ave Columbus, OH	3.0	1.0	1137	$1,500	$1.32	15d	1	0.51mi
3023 Darfield Pl Columbus, OH	1.0	1.0	822	$799	$0.97	24d	1	0.55mi
416 S Weyant Ave Columbus, OH	2.0	1.0	720	$1,149	$1.60	24d	1	0.61mi
429 Barnett Rd Unit A Columbus, OH	2.0	1.5	1312	$1,000	$0.76	44d	1	0.61mi
662-664 Eastmoor Blvd Columbus, OH	2.0	1.0	1200	$1,100	$0.92	13d	1	0.62mi
662-664 Eastmoor Blvd Columbus, OH	2.0	1.0	1200	$1,100	$0.92	13d	1	0.62mi
3060 E Livingston Ave Columbus, OH	1.0	1.0	772	$825	$1.07	44d	3	0.63mi
1079 S James Rd Columbus, OH	2.0	1.0	768	$995	$1.30	44d	1	0.63mi
3855 E Mound St Columbus, OH	3.0	1.0	1476	$1,885	$1.28	44d	1	0.64mi
393 Barnett Rd Columbus, OH	2.0	1.5	840	$975	$1.16	24d	1	0.66mi
384-386 S Napoleon Ave Columbus, OH	3.0	1.5	1140	$1,350	$1.18	44d	1	0.66mi
1256 Rand Ave Columbus, OH	2.0	1.0	967	$1,299	$1.34	44d	1	0.66mi
1303 Barnett Rd Unit 1303 Columbus, OH	2.0	1.0	1020	$1,150	$1.13	13d	1	0.67mi
1317 Barnett Rd Columbus, OH	3.0	1.0	1057	$1,299	$1.23	13d	1	0.69mi
3103 Clairpoint Ct Columbus, OH	2.0	1.0	1000	$1,060	$1.06	44d	1	0.72mi
345 Mayfair Blvd Unit A Columbus, OH	1.0	1.0	730	$775	$1.06	24d	1	0.72mi
323 Mayfair Blvd Columbus, OH	1.0	1.0	730	$775	$1.06	44d	1	0.75mi
461 Eastmoor Blvd Columbus, OH	2.0	1.0	1100	$1,295	$1.18	18d	1	0.77mi
301 S Napoleon Ave Unit D Columbus, OH	2.0	1.0	860	$1,000	$1.16	24d	1	0.78mi
301 S Napoleon Ave Unit D Columbus, OH	2.0	1.0	860	$1,000	$1.16	44d	1	0.78mi
1246 Arkwood Ave Columbus, OH	3.0	1.0	1094	$1,740	$1.59	44d	1	0.79mi
281 S Napoleon Ave Columbus, OH	2.0	1.0	850	$900	$1.06	8d	1	0.81mi
3600 Cushing Dr Unit C Columbus, OH	2.0	1.0	810	$900	$1.11	44d	1	0.83mi
3974 Andrus Ave Columbus, OH	2.0	1.5	950	$1,235	$1.30	24d	3	0.86mi
3632 Cushing Dr Unit D Columbus, OH	2.0	1.0	950	$1,050	$1.11	17d	1	0.86mi
3632 Cushing Dr Unit B Columbus, OH	2.0	1.0	900	$950	$1.06	21d	1	0.86mi
3632 Cushing Dr Columbus, OH	2.0	1.0	950	$1,050	$1.11	13d	1	0.86mi
3605 Cushing Dr Unit A Columbus, OH	2.0	1.0	900	$815	$0.91	11d	1	0.86mi
3974 Andrus Ct E Unit 3982D Columbus, OH	2.0	1.5	950	$1,285	$1.35	24d	1	0.87mi
3974 Andrus Ct E Unit 3996C Columbus, OH	2.0	1.5	950	$1,185	$1.25	24d	1	0.87mi
902 Kenwick Rd Unit D Columbus, OH	1.0	1.0	800	$899	$1.12	44d	1	0.93mi

Listing history 21 events

1. 2026-06-13
   statusdays on market $124,900 Pending 50 DOM
2. 2026-06-13
   days on market $124,900 Active 49 DOM
3. 2026-06-09
   days on market $124,900 Active 46 DOM
4. 2026-06-08
   days on market $124,900 Active 45 DOM
5. 2026-06-07
   pricedays on market $124,900 Active 44 DOM
6. 2026-06-05
   days on market $139,900 Active 41 DOM
7. 2026-06-03
   days on market $139,900 Active 40 DOM
8. 2026-06-02
   days on market $139,900 Active 39 DOM
9. 2026-06-01
   days on market $139,900 Active 38 DOM
10. 2026-05-31
    days on market $139,900 Active 37 DOM
11. 2026-04-24
    listed $139,900 Active 675-char remark
12. 2019-07-18
    soldstatus $50,000
13. 2016-10-28
    soldstatus $14,929
14. 2016-10-07
    soldstatus $14,929 Closed 497-char remark

    Show marketing remark (497 chars)

    This 2 bedroom/1 bathroom home available with approximately 1,200 square feet of living space.   Hardwood floors.   Brick fireplace.   About 7 minutes from I-70. REO Property, Property Sold AS-IS W/ O Repair, Warranty or Seller Disclosure. The Listing Broker & Seller make no guarantees as to the accuracy of information herein; Buyer or Buyer’s Agent is responsible for utility activation related to inspections, Water activation not authorized; air pressure test only.

15. 2016-08-29
    historical 497-char remark

    Show marketing remark (497 chars)

    This 2 bedroom/1 bathroom home available with approximately 1,200 square feet of living space.   Hardwood floors.   Brick fireplace.   About 7 minutes from I-70. REO Property, Property Sold AS-IS W/ O Repair, Warranty or Seller Disclosure. The Listing Broker & Seller make no guarantees as to the accuracy of information herein; Buyer or Buyer’s Agent is responsible for utility activation related to inspections, Water activation not authorized; air pressure test only.

16. 2016-08-23
    price $11,000 497-char remark

    Show marketing remark (497 chars)

    This 2 bedroom/1 bathroom home available with approximately 1,200 square feet of living space.   Hardwood floors.   Brick fireplace.   About 7 minutes from I-70. REO Property, Property Sold AS-IS W/ O Repair, Warranty or Seller Disclosure. The Listing Broker & Seller make no guarantees as to the accuracy of information herein; Buyer or Buyer’s Agent is responsible for utility activation related to inspections, Water activation not authorized; air pressure test only.

17. 2016-08-02
    status Active 497-char remark

    Show marketing remark (497 chars)

    This 2 bedroom/1 bathroom home available with approximately 1,200 square feet of living space.   Hardwood floors.   Brick fireplace.   About 7 minutes from I-70. REO Property, Property Sold AS-IS W/ O Repair, Warranty or Seller Disclosure. The Listing Broker & Seller make no guarantees as to the accuracy of information herein; Buyer or Buyer’s Agent is responsible for utility activation related to inspections, Water activation not authorized; air pressure test only.

18. 2016-07-26
    status Pending 497-char remark

    Show marketing remark (497 chars)

    This 2 bedroom/1 bathroom home available with approximately 1,200 square feet of living space.   Hardwood floors.   Brick fireplace.   About 7 minutes from I-70. REO Property, Property Sold AS-IS W/ O Repair, Warranty or Seller Disclosure. The Listing Broker & Seller make no guarantees as to the accuracy of information herein; Buyer or Buyer’s Agent is responsible for utility activation related to inspections, Water activation not authorized; air pressure test only.

19. 2016-07-18
    listed $14,500 Active 497-char remark

    Show marketing remark (497 chars)

    This 2 bedroom/1 bathroom home available with approximately 1,200 square feet of living space.   Hardwood floors.   Brick fireplace.   About 7 minutes from I-70. REO Property, Property Sold AS-IS W/ O Repair, Warranty or Seller Disclosure. The Listing Broker & Seller make no guarantees as to the accuracy of information herein; Buyer or Buyer’s Agent is responsible for utility activation related to inspections, Water activation not authorized; air pressure test only.

20. 2016-04-05
    soldstatus $20,000
21. 1994-06-09
    soldstatus $40,000

ⓘ 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: $2,300 · $192/mo
• Projected year-2 tax: $2,300 · $192/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥99°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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,126
• − Mortgage interest: −$6,996
• − Property taxes: −$2,300
• − Insurance: −$624
• − Repairs & maintenance: −$1,290
• − Management: −$1,290
• − Depreciation: −$3,633
• Taxable loss: −$8
• Est. tax savings @ 24.0%: +$2
• After-tax cash flow: $1,957/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): 25,358
• Household income: $48,159
• Rent vs Own: 47.8% rent · 52.2% own
• Severe rent burden: 1467.0

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: Majority Black (63%)
• Race & ethnicity: Black 63% White 23% Hispanic / Latino 9% Two or more races 5%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Swiss 1% Slovak 1%
• Foreign-born: 11% · Canada
• Languages at home: 87% English-only · Spanish 7% French/Haitian/Cajun 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: ▼ -193.50%
• Current HPI: 301.3767
• Rent YoY: ▲ 5.22%
• 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

+212.2% since first listed

13 events — show timeline

• 2026-06-13 Pending — CBRMLS
• 2026-06-05 Price Changed $124,900 CBRMLS
• 2026-04-24 Listed $139,900 CBRMLS
• 2019-07-18 Sold (Public Records) $50,000 Public Records
• 2016-10-28 Sold (Public Records) $14,929 Public Records
• 2016-10-07 Sold (MLS) $14,929 CBRMLS
• 2016-08-29 Listing Removed — CBRMLS
• 2016-08-23 Price Changed $11,000 CBRMLS
• 2016-08-02 Relisted — CBRMLS
• 2016-07-26 Pending — CBRMLS
• 2016-07-18 Listed $14,500 CBRMLS
• 2016-04-05 Sold (Public Records) $20,000 Public Records
• 1994-06-09 Sold (Public Records) $40,000 Public Records

Property tax history

+5.9%/yr

Latest (2024): $2,300 · +1.3% YoY. Source: county tax records.