1521 Manchester Ave · Columbus, OH 43211

$165,000

3 bd · 1.5 ba · 1,504 sqft · SingleFamily public records · 7 Days on market

Built 1920 4,791 sqft lot Est $245k · 33% 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 +4.2/10.0
• 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

Many Opportunities!!! This home is freshly painted and ready for new tenants. Nice for an owner occupant or for a flip.

Key facts

• Updated flooring
• Fresh interior paint
• 4,791 sq ft lot

Tags

• SPACIOUS 2-STORY HOME
• FRESH INTERIOR PAINT
• UPDATED FLOORING
• OVERSIZED LIVING SPACES
• BRIGHT ENCLOSED FRONT SUNROOM
• MULTIPLE FLEXIBLE-USE SPACES

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single family residence; Two stories; Built in 1920; No shared/common walls
• Construction: Block foundation
• Exterior features: Lot approximately 0.11 acres

Interior

• Bedrooms: One main-level bedroom
• Bathrooms: One full bathroom
• Interior features: Full basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $66 ($791/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 $152k (8.1% below list).
• Recommended offer: $152k (8.1% 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.
• Zoned schools: Indianola Informal K-8 School (math 43% / reading 58%, grade D+, #896 of 1,584 statewide, top 57%, 684 students, 0% FRL); Arts Impact Middle School (Aims) (math 17% / reading 25%, grade F, #608 of 654 statewide, top 93%, 532 students, 0% FRL); Linden-Mckinley Stem Academy (math 4% / reading 13%, grade F, #756 of 781 statewide, top 97%, 776 students, 0% FRL) — zoned schools average 0% FRL vs 72% district-wide (72 pts lower); this property's tenant base skews higher-income than the district average.
• 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 26d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 8,139 units permitted in Franklin County in 2024 (5,940 in 5+ unit buildings).
• This rent runs 43% 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 $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

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 14y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $115k; 43% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $151,644 (8.1% below list)

Questions for the listing agent

1. Built in 1920 — 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 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: 0.92% ✗
• Cap rate: 6.77%
• Cash-on-cash: 1.71%
• DSCR: 1.08
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $245,152
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1450 Briarwood Ave	0.35mi	3/1.5	1,512 (+0%)	1mo	$216,000	$143	82
1525 Aberdeen Ave	0.08mi	4/1.0 (+1)	1,440 (-4%)	2mo	$135,000	$94	80
1329 Manchester Ave	0.28mi	3/2.5	1,447 (-4%)	4mo	$249,900	$173	74
1884 Aberdeen Ave	0.54mi	3/1.5	1,548 (+3%)	3mo	$190,000	$123	67
1671 E Brighton Rd	0.44mi	3/2.0	1,409 (-6%)	2mo	$295,000	$209	65
1204 Loretta Ave	0.60mi	3/2.0	1,560 (+4%)	3mo	$217,000	$139	62
1222 Manchester Ave	0.44mi	3/1.0	1,279 (-15%)	2mo	$209,901	$164	51
2195 Dresden St	0.74mi	3/1.0	1,672 (+11%)	2mo	$228,000	$136	43
2765 Joyce Ave	0.59mi	4/3.0 (+1)	1,347 (-10%)	2mo	$265,000	$197	42
1678 Oakland Park Ave	0.69mi	3/2.0	1,295 (-14%)	1mo	$235,000	$181	42
3109 Bremen St	0.60mi	2/1.0 (-1)	1,318 (-12%)	4mo	$214,900	$163	42
2225 Medina Ave	0.74mi	3/1.5	1,291 (-14%)	3mo	$180,000	$139	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 · 3.41% rent growth · sell at horizon

5-year hold

• IRR: -13.1%
• Equity multiple: 0.53×
• Total profit: $-21,892
• Equity at exit: $24,602

10-year hold

• IRR: -3.5%
• Equity multiple: 0.76×
• Total profit: $-10,984
• Equity at exit: $14,266

Cash invested: $46,200 (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: 9.1×

Monthly cashflow live

• Estimated rent: $1,516 high
• Mortgage (P&I): −$865
• Tax from tax record: −$198 /mo · $2,376/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$318
• Net cashflow: $66

Break-even live

Break-even rent $1,433

Max offer price $165,000

Occupancy floor 91%

Sensitivity live

Price	-10% $159	-5% $113	+0% $66	+5% $19	+10% $-27
Rent	-10% $-54	-5% $6	+0% $66	+5% $126	+10% $186
Rate	-1.0pp $149	-0.5pp $108	base $66	+0.5pp $23	+1.0pp $-20

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1536 E Weber Rd Columbus, OH	3.0	2.0	1332	$1,695	$1.27	21d	1	0.09mi
1536 E Weber Rd Columbus, OH	3.0	2.0	1332	$1,695	$1.27	25d	1	0.09mi
1354 Minnesota Ave Columbus, OH	3.0	2.0	1350	$1,800	$1.33	14d	1	0.24mi
1695 E Weber Rd Columbus, OH	4.0	2.0	1560	$1,600	$1.03	18d	1	0.26mi
1709 E Weber Rd Columbus, OH	3.0	1.0	1154	$1,100	$0.95	45d	1	0.28mi
2765 Cleveland Ave Unit B Columbus, OH	2.0	1.0	1100	$990	$0.90	19d	1	0.34mi
1555 Myrtle Ave Columbus, OH	2.0	2.5	1200	$1,500	$1.25	45d	1	0.35mi
1269 Minnesota Ave Columbus, OH	3.0	1.0	1075	$1,550	$1.44	9d	1	0.36mi
1514 Republic Ave Unit 1514 Columbus, OH	3.0	1.5	1288	$1,450	$1.13	25d	1	0.43mi
1527 Republic Ave Columbus, OH	3.0	1.0	1176	$1,299	$1.10	25d	1	0.46mi
1527 Republic Ave Columbus, OH	3.0	1.0	1176	$1,345	$1.14	45d	1	0.46mi
2347 Linden Ave Unit 1 Columbus, OH	2.0	1.0	1850	$1,200	$0.65	45d	1	0.56mi
3054 McGuffey Rd Columbus, OH	3.0	1.0	1106	$1,450	$1.31	45d	1	0.67mi
1624 Kohr Pl Columbus, OH	3.0	1.0	1176	$1,400	$1.19	16d	1	0.67mi
2718 Fern Ave Columbus, OH	3.0	1.0	1100	$1,640	$1.49	45d	1	0.70mi
1410 E Blake Ave Columbus, OH	3.0	1.0	1300	$1,700	$1.31	25d	1	0.78mi
2590 Parkwood Ave Unit 2590 Columbus, OH	3.0	1.0	1152	$1,400	$1.22	25d	1	0.82mi
2540 Parkwood Ave Columbus, OH	4.0	1.0	1374	$1,400	$1.02	45d	1	0.82mi
3267 Walmar Dr Columbus, OH	3.0	1.0	1106	$1,550	$1.40	25d	1	0.84mi
2176 Ontario St Columbus, OH	4.0	2.0	1066	$1,650	$1.55	25d	1	0.86mi
3333 Dresden St Columbus, OH	4.0	2.0	1130	$3,150	$2.79	45d	1	0.90mi
2460 Hiawatha St Columbus, OH	3.0	1.0	1768	$1,300	$0.74	9d	1	0.94mi
3327 McGuffey Rd Columbus, OH	3.0	1.0	1100	$1,335	$1.21	9d	1	0.98mi
1208 E 26th Ave Unit 1 1208 Columbus, OH	2.0	2.0	1815	$1,350	$0.74	19d	1	0.98mi
1324 E 25th Ave Columbus, OH	2.0	1.0	1792	$1,000	$0.56	4d	1	1.01mi
1609-1611 E 26th Ave Columbus, OH	2.0	1.0	1080	$1,150	$1.06	5d	1	1.04mi
1609-1611 E 26th Ave Columbus, OH	2.0	1.0	1080	$1,200	$1.11	25d	1	1.04mi
1011 Mohican Ave Columbus, OH	3.0	1.0	1091	$1,399	$1.28	45d	1	1.05mi
1612 E 25th Ave Columbus, OH	3.0	1.0	1200	$1,250	$1.04	25d	1	1.07mi
1652 E 25th Ave Columbus, OH	3.0	1.0	1200	$1,350	$1.12	25d	1	1.10mi
1660 E 25th Ave Columbus, OH	3.0	1.0	1200	$1,350	$1.12	45d	1	1.10mi
1320 E 23rd Ave Unit 1320 Columbus, OH	3.0	1.0	1134	$1,050	$0.93	45d	1	1.12mi
1269 E 23rd Ave Columbus, OH	3.0	1.0	1175	$1,350	$1.15	9d	1	1.15mi
1906-1908 Cleveland Ave Columbus, OH	3.0	1.0	1384	$1,295	$0.94	45d	1	1.16mi
2630 Homecroft Dr Columbus, OH	2.0	1.0	1200	$1,350	$1.12	45d	1	1.17mi
1185 E 22nd Ave Columbus, OH	3.0	1.0	1304	$1,400	$1.07	45d	1	1.23mi
1096 E 22nd Ave #1098 Columbus, OH	2.0	1.5	1546	$1,450	$0.94	45d	1	1.24mi
1272 E 21st Ave Unit 1272 Columbus, OH	3.0	1.5	1176	$1,400	$1.19	12d	1	1.24mi
780 E Brighton Rd Columbus, OH	3.0	1.0	1086	$1,500	$1.38	9d	1	1.26mi
2611 Beulah Rd Unit 2611 Columbus, OH	2.0	1.0	1728	$1,325	$0.77	45d	1	1.27mi

Listing history 16 events

1. 2026-06-05
   days on market $165,000 Active 7 DOM
2. 2026-06-03
   days on market $165,000 Active 6 DOM
3. 2026-06-02
   days on market $165,000 Active 5 DOM
4. 2026-06-01
   days on market $165,000 Active 4 DOM
5. 2026-05-31
   days on market $165,000 Active 3 DOM
6. 2026-05-28
   listed $165,000 Active
7. 2023-08-30
   soldstatus $115,000
8. 2023-08-24
   soldstatus $115,000 Closed 120-char remark

   Show marketing remark (120 chars)

   Many Opportunities!!! This home is freshly painted and ready for new tenants. Nice for an owner occupant or for a flip.

9. 2023-07-31
   status Pending 120-char remark

   Show marketing remark (120 chars)

   Many Opportunities!!! This home is freshly painted and ready for new tenants. Nice for an owner occupant or for a flip.

10. 2023-07-21
    listed $109,900 Active 120-char remark

    Show marketing remark (120 chars)

    Many Opportunities!!! This home is freshly painted and ready for new tenants. Nice for an owner occupant or for a flip.

11. 2013-05-09
    soldstatus $37,800
12. 2013-05-03
    historical
13. 2012-11-17
    listed $15,000
14. 1989-12-29
    soldstatus $53,900
15. 1986-05-28
    soldstatus $38,000
16. 1985-07-31
    soldstatus $33,000

ⓘ 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: $2,376 · $198/mo
• Projected year-2 tax: $2,475 · $206/mo
• Expected delta: +$99/yr (+$8/mo · 4.2%)

ⓘ 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 ≥99°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: $18,197
• − Mortgage interest: −$9,243
• − Property taxes: −$2,376
• − Insurance: −$825
• − Repairs & maintenance: −$1,456
• − Management: −$1,456
• − Depreciation: −$4,800
• Taxable loss: −$1,958
• Est. tax savings @ 24.0%: +$470
• After-tax cash flow: $1,261/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

+400.0% since first listed

11 events — show timeline

• 2026-05-28 Listed $165,000 CBRMLS
• 2023-08-30 Sold (Public Records) $115,000 Public Records
• 2023-08-24 Sold (MLS) $115,000 CBRMLS
• 2023-07-31 Pending — CBRMLS
• 2023-07-21 Listed $109,900 CBRMLS
• 2013-05-09 Sold (Public Records) $37,800 Public Records
• 2013-05-03 Listing Removed — CBRMLS
• 2012-11-17 Listed $15,000 CBRMLS
• 1989-12-29 Sold (Public Records) $53,900 Public Records
• 1986-05-28 Sold (Public Records) $38,000 Public Records
• 1985-07-31 Sold (Public Records) $33,000 Public Records

Property tax history

+19.2%/yr

Latest (2024): $2,376 · +5.7% YoY. Source: county tax records.