2672 Arcola Rd · Columbus, OH 43207

$154,900

2 bd · 1.5 ba · 1,429 sqft · SingleFamily public records · 55 Days on market

Built 1973 5,662 sqft lot $108/sqft · 19% below area Est $191k · 19% 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 +15.5/30.0
• ARV discount +15.0/15.0
• DSCR +4.8/10.0
• 1% rule +4.5/10.0
• Livability +4.0/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor special! This bi-level home on a cul-de-sac has so much potential to be turned back into a lovely home. It includes 3 beds, 1.5 baths, 1429 sq feet, and newer kitchen cabinets. Come make this your next project or buy-hold today!

Key facts

• Move-in-ready home
• Two-story home
• Downtown columbus

Tags

• TWO-STORY HOME
• NATURAL LIGHT
• LEVEL BACKYARD
• EASY ACCESS TO HIGH STREET
• DOWNTOWN COLUMBUS
• MOVE-IN-READY HOME

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single family residence; Bi-level design; Built in 1973; No common walls
• Construction: Block foundation
• Exterior features: Patio; Shed(s) and outbuilding

Interior

• Flooring: Wood flooring; Vinyl flooring
• Bathrooms: 1 full bathroom; 1 half bathroom (1.5 total)
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Wood burning stove fireplace; Full walk-out basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $64 ($763/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 $147k (5.2% below list).
• Recommended offer: $147k (5.2% below list) — sets the bar for 1% rule.
• Cap rate 6.8% 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: Rents rising (+2.3%/yr); 196 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); 8,139 units permitted in Franklin County in 2024 (5,940 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 55 days — a 3% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 25y ago; this cycle's ask has dropped $25k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $105k; 48% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $146,880 (5.2% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 5% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — 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: 0.95% ✗
• Cap rate: 6.79%
• Cash-on-cash: 1.76%
• DSCR: 1.08
• GRM: 8.8

CMA / ARV

• ARV (median comp): $191,117
• List price: $154,900
• Delta: -18.95%
• 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
2670 Diane Pl	0.06mi	3/2.0 (+1)	1,485 (+4%)	0mo	$235,000	$158	83
2706 Key Pl	0.09mi	3/2.0 (+1)	1,400 (-2%)	13mo	$225,000	$161	74
1412 Benvue Dr	0.06mi	3/2.0 (+1)	1,512 (+6%)	8mo	$225,000	$149	74
2766 Fairwood Ave	0.13mi	3/1.0 (+1)	1,352 (-5%)	7mo	$136,000	$101	72
2797 Key Pl	0.22mi	3/2.0 (+1)	1,349 (-6%)	6mo	$182,000	$135	68
2929 Fairwood Ave	0.35mi	3/1.5 (+1)	1,500 (+5%)	11mo	$190,000	$127	61
2501 Navarre Rd	0.29mi	3/1.0 (+1)	1,268 (-11%)	9mo	$198,000	$156	53
1564 Burley Dr	0.40mi	2/2.0	1,232 (-14%)	4mo	$90,000	$73	53
2882 Fairwood Ave	0.28mi	3/1.0 (+1)	1,232 (-14%)	12mo	$185,000	$150	46
1292 Moundview Ave	0.74mi	3/2.0 (+1)	1,352 (-5%)	7mo	$310,500	$230	43
1684 Burley Dr	0.51mi	3/1.5 (+1)	1,618 (+13%)	7mo	$157,000	$97	43
1592 Evergreen Rd	0.39mi	3/2.0 (+1)	1,228 (-14%)	13mo	$225,000	$183	40

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 · 2.32% rent growth · sell at horizon

5-year hold

• IRR: -14.3%
• Equity multiple: 0.49×
• Total profit: $-22,010
• Equity at exit: $23,096

10-year hold

• IRR: -6.6%
• Equity multiple: 0.59×
• Total profit: $-17,835
• Equity at exit: $13,393

Cash invested: $43,372 (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 43207

• Rents YoY: 2.3%
• Active inventory: 196
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,469 high
• Mortgage (P&I): −$812
• Tax from tax record: −$220 /mo · $2,639/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$308
• Net cashflow: $64

Break-even live

Break-even rent $1,388

Max offer price $154,900

Occupancy floor 91%

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: $38,725
• Closing costs: $4,647
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1386 Faber Ave Columbus, OH	3.0	1.0	1250	$1,649	$1.32	7d	1	0.13mi
1285 Evergreen Rd Columbus, OH	3.0	2.0	888	$1,750	$1.97	20d	1	0.31mi
2491 Wilson Ave Columbus, OH	3.0	1.0	1200	$1,649	$1.37	44d	1	0.67mi
3047 Baker Hill Rd Columbus, OH	3.0	1.0	896	$1,300	$1.45	44d	1	0.68mi
1503 Southfield Dr S Columbus, OH	3.0	1.0	900	$1,395	$1.55	7d	1	0.71mi
1584 Southfield Dr S Columbus, OH	3.0	1.0	934	$1,495	$1.60	3d	1	0.81mi
838 Lock Ave Columbus, OH	3.0	1.0	988	$1,578	$1.60	2d	1	0.83mi
1622 Smith Rd Columbus, OH	2.0	1.0	1045	$1,000	$0.96	20d	1	1.17mi
1622 Smith Rd Columbus, OH	2.0	1.0	1045	$1,000	$0.96	3d	1	1.17mi
1648 Smith Rd Columbus, OH	2.0	1.0	1250	$1,000	$0.80	44d	1	1.18mi
1686 Smith Rd Columbus, OH	3.0	1.5	1200	$1,400	$1.17	44d	1	1.19mi
1833 Berkeley Rd Columbus, OH	3.0	1.5	1092	$1,800	$1.65	44d	1	1.21mi
1836 Lockbourne Rd Columbus, OH	2.0–3.0	1.0–1.5	997	$1,025	$1.03	3d	4	1.24mi
820 Hilock Rd Columbus, OH	3.0	1.0	1200	$1,640	$1.37	44d	1	1.26mi
1893-1895 Holburn Ave Unit 2 Columbus, OH	2.0	1.0	945	$1,150	$1.22	3d	1	1.26mi
3204 T Ave Columbus, OH	2.0	1.0	1168	$1,325	$1.13	24d	1	1.35mi
1776 Nason Ave Columbus, OH	3.0	1.0	1300	$1,500	$1.15	7d	1	1.37mi
1776 Nason Ave Columbus, OH	3.0	1.0	1300	$1,500	$1.15	3d	1	1.37mi

Listing history 29 events

1. 2026-06-18
   price $154,900 Active 55 DOM
2. 2026-06-18
   days on market $164,900 Active 55 DOM
3. 2026-06-17
   days on market $164,900 Active 54 DOM
4. 2026-06-16
   days on market $164,900 Active 53 DOM
5. 2026-06-15
   days on market $164,900 Active 52 DOM
6. 2026-06-13
   days on market $164,900 Active 50 DOM
7. 2026-06-13
   days on market $164,900 Active 49 DOM
8. 2026-06-09
   days on market $164,900 Active 46 DOM
9. 2026-06-08
   days on market $164,900 Active 45 DOM
10. 2026-06-07
    pricedays on market $164,900 Active 44 DOM
11. 2026-06-05
    days on market $179,900 Active 41 DOM
12. 2026-06-03
    days on market $179,900 Active 40 DOM
13. 2026-06-02
    days on market $179,900 Active 39 DOM
14. 2026-06-01
    days on market $179,900 Active 38 DOM
15. 2026-05-31
    days on market $179,900 Active 37 DOM
16. 2026-04-24
    listed $179,900 Active 692-char remark
17. 2021-05-17
    soldstatus $105,000
18. 2021-04-29
    soldstatus $105,000 Closed 237-char remark

    Show marketing remark (237 chars)

    Investor special! This bi-level home on a cul-de-sac has so much potential to be turned back into a lovely home. It includes 3 beds, 1.5 baths, 1429 sq feet, and newer kitchen cabinets. Come make this your next project or buy-hold today!

19. 2021-04-21
    status Pending 237-char remark

    Show marketing remark (237 chars)

    Investor special! This bi-level home on a cul-de-sac has so much potential to be turned back into a lovely home. It includes 3 beds, 1.5 baths, 1429 sq feet, and newer kitchen cabinets. Come make this your next project or buy-hold today!

20. 2021-04-21
    soldstatus $63,000

    Show marketing remark (237 chars)

    Investor special! This bi-level home on a cul-de-sac has so much potential to be turned back into a lovely home. It includes 3 beds, 1.5 baths, 1429 sq feet, and newer kitchen cabinets. Come make this your next project or buy-hold today!

21. 2021-04-16
    status Active 237-char remark

    Show marketing remark (237 chars)

    Investor special! This bi-level home on a cul-de-sac has so much potential to be turned back into a lovely home. It includes 3 beds, 1.5 baths, 1429 sq feet, and newer kitchen cabinets. Come make this your next project or buy-hold today!

22. 2021-04-02
    status Pending 237-char remark

    Show marketing remark (237 chars)

    Investor special! This bi-level home on a cul-de-sac has so much potential to be turned back into a lovely home. It includes 3 beds, 1.5 baths, 1429 sq feet, and newer kitchen cabinets. Come make this your next project or buy-hold today!

23. 2021-04-01
    listed $115,000 Active 237-char remark

    Show marketing remark (237 chars)

    Investor special! This bi-level home on a cul-de-sac has so much potential to be turned back into a lovely home. It includes 3 beds, 1.5 baths, 1429 sq feet, and newer kitchen cabinets. Come make this your next project or buy-hold today!

24. 2001-10-10
    soldstatus $41,000
25. 2001-09-28
    soldstatus $41,000

    Show marketing remark (140 chars)

    3 BEDROOM BI-LEVEL IN NEED OF REPAIR. LARGE LOT ON CUL-DE-SAC. OFF STREETPARKING AND FENCED YARD. PROPERTY BEING SOLD ''AS-IS'' EASY TO SEE.

26. 2001-09-17
    historical
27. 2001-09-06
    historical

    Show marketing remark (140 chars)

    3 BEDROOM BI-LEVEL IN NEED OF REPAIR. LARGE LOT ON CUL-DE-SAC. OFF STREETPARKING AND FENCED YARD. PROPERTY BEING SOLD ''AS-IS'' EASY TO SEE.

28. 2001-08-16
    listed $47,900
29. 2001-04-23
    listed $49,900

    Show marketing remark (140 chars)

    3 BEDROOM BI-LEVEL IN NEED OF REPAIR. LARGE LOT ON CUL-DE-SAC. OFF STREETPARKING AND FENCED YARD. PROPERTY BEING SOLD ''AS-IS'' EASY TO SEE.

ⓘ 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: $2,639 · $220/mo
• Projected year-2 tax: $2,639 · $220/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 5/10 Major FEMA zone X (unshaded) · 50% 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,626
• − Mortgage interest: −$8,677
• − Property taxes: −$2,639
• − Insurance: −$774
• − Repairs & maintenance: −$1,410
• − Management: −$1,410
• − Depreciation: −$4,506
• Taxable loss: −$1,791
• Est. tax savings @ 24.0%: +$430
• After-tax cash flow: $1,193/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): 47,272
• Household income: $63,310
• Rent vs Own: 41.0% rent · 59.0% own
• Severe rent burden: 1679.0

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 0.57)
• Race & ethnicity: White 59% Black 28% Two or more races 7% Hispanic / Latino 5% Asian 1%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Italian 2% Romanian 2% Slovak 1%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Spanish 3% Other Indo-European 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: ▼ -244.33%
• Current HPI: 268.3028
• Rent YoY: ▲ 2.32%
• 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

+210.4% since first listed

16 events — show timeline

• 2026-06-18 Price Changed $154,900 CBRMLS
• 2026-06-05 Price Changed $164,900 CBRMLS
• 2026-04-24 Listed $179,900 CBRMLS
• 2021-05-17 Sold (Public Records) $105,000 Public Records
• 2021-04-29 Sold (MLS) $105,000 CBRMLS
• 2021-04-21 Pending — CBRMLS
• 2021-04-21 Sold (Public Records) $63,000 Public Records
• 2021-04-16 Relisted — CBRMLS
• 2021-04-02 Pending — CBRMLS
• 2021-04-01 Listed $115,000 CBRMLS
• 2001-10-10 Sold (Public Records) $41,000 Public Records
• 2001-09-28 Sold (MLS) $41,000 CBRMLS
• 2001-09-17 Listing Removed — CBRMLS
• 2001-09-06 Listing Removed — CBRMLS
• 2001-08-16 Listed $47,900 CBRMLS
• 2001-04-23 Listed $49,900 CBRMLS

Property tax history

+4.7%/yr

Latest (2024): $2,639 · +1.3% YoY. Source: county tax records.