2320 Hamilton Ave · Columbus, OH 43211

$95,000

3 bd · 1.0 ba · 1,077 sqft · SingleFamily public records · 53 Days on market

Built 1929 4,356 sqft lot Est $174k · 46% 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
• DSCR +10.0/10.0
• 1% rule +9.3/10.0
• 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 MLS

Sold AS IS. Seller will not make any repairs. Bank Approved Short sale. Offers should be accompanied by proof of funds and earnest money deposit.

Key facts

• Newer roof
• New driveway
• 4,356 sq ft lot

Tags

• NEWER ROOF
• NEW DRIVEWAY

Property features AI

Finance

• Financial info: Annual tax amount listed (for reference)

Exterior

• Parking: Assigned parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two levels; Built in 1929; No shared/common walls
• Construction: Block foundation
• Exterior features: Lot in Grasmere Gardens subdivision; Lot approximately 0.1 acre

Interior

• Bedrooms: Two main-level bedrooms
• Bathrooms: One full bathroom
• Interior features: Walk-out full basement; Living area approximately 1,077

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $388 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $92k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.2% 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 38% 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 $657 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 + 3.4% rent growth), your $27k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 16y ago; this cycle's ask has dropped $20k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $8k; list at $95k implies a 1103% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1929 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $92,150 (3.0% below list)

Questions for the listing agent

1. It's been on market 53 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 1929 — 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: 1.43% ✓
• Cap rate: 11.20%
• Cash-on-cash: 17.52%
• DSCR: 1.78
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $174,474
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2498 Renwood Pl	0.25mi	3/1.0	1,043 (-3%)	1mo	$210,000	$201	82
1408 Briarwood Ave	0.41mi	3/1.0	1,144 (+6%)	0mo	$137,500	$120	70
2378 Velma Ave	0.49mi	2/1.0 (-1)	1,100 (+2%)	1mo	$165,000	$150	68
1175 E 23rd Ave	0.53mi	3/1.0	1,008 (-6%)	1mo	$142,000	$141	64
2610 Atwood Ter	0.50mi	3/1.0	979 (-9%)	1mo	$176,500	$180	61
1448 Manchester Ave	0.71mi	3/1.0	1,014 (-6%)	0mo	$180,000	$178	57
2559 Hamilton Ave	0.35mi	3/1.5	919 (-15%)	1mo	$140,000	$152	57
2247 Atwood Ter	0.42mi	3/2.0	1,206 (+12%)	0mo	$195,000	$162	56
1029 E 19th Ave	0.75mi	3/1.5	1,120 (+4%)	1mo	$225,000	$201	56
2728 Atwood Ter	0.63mi	3/1.0	979 (-9%)	1mo	$170,000	$174	54
1562 Myrtle Ave	0.61mi	2/1.0 (-1)	984 (-9%)	0mo	$145,000	$147	52
1258 E 21st Ave	0.66mi	2/1.5 (-1)	1,008 (-6%)	1mo	$112,000	$111	51

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: 9.4%
• Equity multiple: 1.37×
• Total profit: $9,941
• Equity at exit: $14,165

10-year hold

• IRR: 19.0%
• Equity multiple: 2.62×
• Total profit: $42,990
• Equity at exit: $8,214

Cash invested: $26,600 (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: 5.8×

Monthly cashflow live

• Estimated rent: $1,359 high
• Mortgage (P&I): −$498
• Tax from tax record: −$148 /mo · $1,771/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $388

Break-even live

Break-even rent $868

Max offer price $95,000

Occupancy floor 66%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2299 Hamilton Ave Columbus, OH	2.0	1.0	1000	$1,200	$1.20	43d	1	0.02mi
2176 Ontario St Columbus, OH	4.0	2.0	1066	$1,650	$1.55	23d	1	0.22mi
2203-2205 Mcguffey Rd Columbus, OH	2.0	1.0	836	$1,050	$1.26	23d	1	0.24mi
1352 E Hudson St Columbus, OH	2.0	1.0	800	$1,150	$1.44	43d	1	0.28mi
2217 Grasmere Ave Columbus, OH	2.0	1.5	720	$1,650	$2.29	14d	1	0.32mi
967 Duxberry Ave Columbus, OH	3.0	1.0	864	$1,100	$1.27	43d	1	0.35mi
2236 Atwood Ter Columbus, OH	2.0	1.0	720	$900	$1.25	7d	1	0.39mi
2459 Atwood Ter Columbus, OH	2.0	2.0	936	$1,650	$1.76	43d	1	0.40mi
1435 Republic Ave Columbus, OH	3.0	1.0	908	$1,395	$1.54	7d	1	0.41mi
1435 Republic Ave Columbus, OH	3.0	1.0	908	$1,425	$1.57	19d	1	0.41mi
1410 E Blake Ave Columbus, OH	3.0	1.0	1300	$1,700	$1.31	23d	1	0.42mi
2459 Hiawatha St Columbus, OH	2.0	1.0	810	$1,025	$1.27	43d	1	0.45mi
2566 Atwood Ter Columbus, OH	3.0	1.0	979	$1,500	$1.53	23d	1	0.46mi
1269 Minnesota Ave Columbus, OH	3.0	1.0	1075	$1,550	$1.44	7d	1	0.50mi
1514 Republic Ave Unit 1514 Columbus, OH	3.0	1.5	1288	$1,450	$1.13	23d	1	0.53mi
2472 Pontiac St Columbus, OH	2.0	1.0	754	$995	$1.32	14d	1	0.53mi
2472 Pontiac St Columbus, OH	2.0	1.0	754	$995	$1.32	3d	1	0.53mi
1527 Republic Ave Columbus, OH	3.0	1.0	1176	$1,345	$1.14	43d	1	0.54mi
1527 Republic Ave Columbus, OH	3.0	1.0	1176	$1,299	$1.10	23d	1	0.54mi
1354 Minnesota Ave Columbus, OH	3.0	2.0	1350	$1,800	$1.33	12d	1	0.55mi
1269 E 23rd Ave Columbus, OH	3.0	1.0	1175	$1,350	$1.15	7d	1	0.57mi
1171 E 22nd Ave Unit 1171 Columbus, OH	2.0	1.0	750	$1,100	$1.47	17d	1	0.58mi
1185 E 22nd Ave Columbus, OH	3.0	1.0	1304	$1,400	$1.07	43d	1	0.58mi
1320 E 23rd Ave Unit 1320 Columbus, OH	3.0	1.0	1134	$1,050	$0.93	43d	1	0.58mi
1555 Myrtle Ave Columbus, OH	2.0	2.5	1200	$1,500	$1.25	43d	1	0.60mi
1003 E 21st Ave Columbus, OH	2.0	1.5	835	$1,150	$1.38	7d	1	0.63mi
1524 Genessee Ave Unit A Columbus, OH	2.0	1.0	800	$1,150	$1.44	2d	1	0.63mi
1577 Cordell Ave Columbus, OH	2.0	1.0	882	$1,000	$1.13	2d	1	0.64mi
1530 Genessee Ave Unit B Columbus, OH	2.0	1.0	800	$1,150	$1.44	3d	1	0.65mi
1906-1908 Cleveland Ave Columbus, OH	3.0	1.0	1384	$1,295	$0.94	43d	1	0.65mi
1272 E 21st Ave Unit 1272 Columbus, OH	3.0	1.5	1176	$1,400	$1.19	10d	1	0.66mi
1576-1578 Arlington Ave Unit 1576 Columbus, OH	2.0	1.0	902	$1,000	$1.11	43d	1	0.66mi
1624 Kohr Pl Columbus, OH	3.0	1.0	1176	$1,400	$1.19	14d	1	0.67mi
1500 E 25th Ave Columbus, OH	2.0	1.0	720	$850	$1.18	43d	1	0.68mi
1153 E 20th Ave Columbus, OH	2.0	1.0	950	$1,250	$1.32	43d	1	0.68mi
1500 E 25th Ave Unit 2 Columbus, OH	2.0	1.0	720	$850	$1.18	23d	1	0.68mi
2767 Hiawatha St Columbus, OH	3.0	1.0	896	$1,475	$1.65	7d	1	0.72mi
1318-1320 E 20th Ave Unit 1318 Columbus, OH	3.0	1.0	1120	$1,275	$1.14	7d	1	0.75mi
924 E 18th Ave Columbus, OH	2.0	1.0	950	$1,200	$1.26	43d	1	0.80mi
2630 Homecroft Dr Columbus, OH	2.0	1.0	1200	$1,350	$1.12	43d	1	0.80mi

Listing history 18 events

1. 2026-06-13
   statusdays on market $95,000 Pending 53 DOM
2. 2026-06-09
   days on market $95,000 Active 51 DOM
3. 2026-06-08
   days on market $95,000 Active 50 DOM
4. 2026-06-07
   days on market $95,000 Active 49 DOM
5. 2026-06-05
   days on market $95,000 Active 46 DOM
6. 2026-06-03
   days on market $95,000 Active 45 DOM
7. 2026-06-02
   days on market $95,000 Active 44 DOM
8. 2026-06-01
   days on market $95,000 Active 43 DOM
9. 2026-05-31
   days on market $95,000 Active 42 DOM
10. 2026-05-23
    status Active
11. 2026-05-23
    price $95,000
12. 2026-04-26
    status Pending
13. 2026-03-22
    listed $115,000 Active
14. 2014-09-10
    historical
15. 2014-07-21
    listed $34,500
16. 2011-04-28
    soldstatus $7,900 145-char remark

    Show marketing remark (145 chars)

    Sold AS IS. Seller will not make any repairs. Bank Approved Short sale. Offers should be accompanied by proof of funds and earnest money deposit.

17. 2011-04-14
    historical 145-char remark

    Show marketing remark (145 chars)

    Sold AS IS. Seller will not make any repairs. Bank Approved Short sale. Offers should be accompanied by proof of funds and earnest money deposit.

18. 2010-08-10
    listed $9,900 145-char remark

    Show marketing remark (145 chars)

    Sold AS IS. Seller will not make any repairs. Bank Approved Short sale. Offers should be accompanied by proof of funds and earnest money deposit.

ⓘ 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: $1,771 · $148/mo
• Projected year-2 tax: $1,771 · $148/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 3/10 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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,310
• − Mortgage interest: −$5,321
• − Property taxes: −$1,771
• − Insurance: −$475
• − Repairs & maintenance: −$1,305
• − Management: −$1,305
• − Depreciation: −$2,764
• Taxable income: $3,369
• Est. tax owed @ 24.0%: −$809
• After-tax cash flow: $3,852/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

+859.6% since first listed

9 events — show timeline

• 2026-05-23 Relisted — CBRMLS
• 2026-05-23 Price Changed $95,000 CBRMLS
• 2026-04-26 Pending — CBRMLS
• 2026-03-22 Listed $115,000 CBRMLS
• 2014-09-10 Listing Removed — CBRMLS
• 2014-07-21 Listed $34,500 CBRMLS
• 2011-04-28 Sold (MLS) $7,900 CBRMLS
• 2011-04-14 Listing Removed — CBRMLS
• 2010-08-10 Listed $9,900 CBRMLS

Property tax history

+8.6%/yr

Latest (2024): $1,771 · +8.0% YoY. Source: county tax records.