345 Dakota Ave · Columbus, OH 43223

$170,000

2 bd · 1.0 ba · 586 sqft · Condo public records · 284 Days on market

Built 1918 Good condition

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Why this score? — see what drove the D 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 +15.7/30.0
• ARV discount +7.5/15.0
• DSCR +4.9/10.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• Rent growth +3.7/5.0
• 1% rule +3.2/10.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

345 Dakota (Downstairs) 2 Bed 1 Bath 586 sqft. Last Rent was $750.00, Unit is recently vacant 345.5 Dakota (Upstairs) 2 Bed 1 Bath 586 sqft. Currently rented at 800.00. Current tenant moved in 3/24 and is currently MTM Pictures prior to tenants. Tax Abated until 2034.

Key facts

• Built 1918
• Listed 284 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $170k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $76 ($911/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 $139k (18.3% below list).
• Recommended offer: $139k (18.3% 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 fast (+4.6%/yr); 144 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 8,139 units permitted in Franklin County in 2024 (5,940 in 5+ unit buildings).
• This rent runs 36% of the median local income ($47k/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

• It's been on market 284 days — a 12% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 4y ago; this cycle's ask has dropped $30k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1918 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $138,859 (18.3% below list)

Questions for the listing agent

1. It's been on market 284 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
2. Built in 1918 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.82% ✗
• Cap rate: 6.83%
• Cash-on-cash: 1.91%
• DSCR: 1.09
• GRM: 10.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.61% rent growth · sell at horizon

5-year hold

• IRR: -11.7%
• Equity multiple: 0.57×
• Total profit: $-20,500
• Equity at exit: $25,348

10-year hold

• IRR: -0.6%
• Equity multiple: 0.95×
• Total profit: $-2,233
• Equity at exit: $14,698

Cash invested: $47,600 (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 43223

• Rents YoY: 4.6%
• Active inventory: 144
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,389 high
• Mortgage (P&I): −$891
• Tax from tax record: −$59 /mo · $705/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $76

Break-even live

Break-even rent $1,292

Max offer price $170,000

Occupancy floor 90%

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
878 1/2 Sullivant Ave Columbus, OH	1.0	1.0	616	$965	$1.57	7d	1	0.23mi
1287 Sullivant Ave Unit 1 Columbus, OH	2.0	1.0	650	$1,200	$1.85	23d	1	0.36mi
1287 Sullivant Ave Unit 3 Columbus, OH	2.0	1.0	650	$1,250	$1.92	23d	1	0.36mi
1137 W Broad St Columbus, OH	1.0–2.0	1.0	770	$1,860	$2.42	43d	1	0.42mi
80 S Souder Ave Columbus, OH	2.0	1.0–2.0	744	$1,713	$2.30	2d	47	0.46mi
142 Dana Ave Unit 142 Columbus, OH	2.0	1.0	700	$825	$1.18	43d	1	0.48mi
287 S Central Ave Unit 285 Columbus, OH	1.0	1.0	704	$870	$1.24	17d	1	0.55mi
120 S Central Ave Columbus, OH	1.0–3.0	1.0–2.0	944	$912	$0.97	14d	12	0.58mi
24 N Princeton Ave Columbus, OH	1.0	1.0	500	$1,180	$2.36	43d	1	0.63mi
1485 Walsh Ave Columbus, OH	2.0	1.0	720	$1,450	$2.01	23d	1	0.66mi
509 W Rich St Columbus, OH	2.0	1.0–2.0	870	$2,370	$2.72	7d	76	0.72mi
548 W State St Columbus, OH	1.0	1.0	577	$1,225	$2.12	11d	1	0.78mi
401 W Rich St Columbus, OH	1.0–2.0	1.0–2.0	957	$2,383	$2.49	1d	18	0.90mi
501 W Broad St Columbus, OH	3.0	1.0–2.5	1166	$2,804	$2.40	1d	52	0.90mi
501 W Broad St Columbus, OH	3.0	1.0–2.5	1166	$2,766	$2.37	43d	15	0.90mi
433 W Broad St Columbus, OH	2.0	1.0–2.0	975	$3,371	$3.46	1d	35	0.97mi
917 Eaton Ave Columbus, OH	1.0–2.0	1.0	675	$975	$1.44	10d	6	1.01mi
1773 W Mound St Unit 1803 Columbus, OH	1.0	1.0	700	$925	$1.32	43d	1	1.13mi
1773 W Mound St Unit 1799 Columbus, OH	1.0	1.0	700	$900	$1.29	43d	1	1.13mi
250 Liberty St Columbus, OH	1.0–3.0	1.0–2.0	1130	$1,972	$1.74	1d	25	1.30mi
303 S Front St Columbus, OH	2.0	1.0–2.0	746	$2,292	$3.07	1d	12	1.37mi
1963 W Broad St Apt 8 Columbus, OH	1.0	1.0	600	$820	$1.37	23d	1	1.37mi
366 Wrexham Ave #366 Columbus, OH	1.0	1.0	486	$895	$1.84	23d	1	1.41mi
100 Frankfort Sq Columbus, OH	1.0–2.0	1.0–2.0	986	$2,264	$2.30	2d	25	1.46mi
691 S Front St Columbus, OH	1.0	1.0	550	$895	$1.63	44d	1	1.46mi
1475 Stimmel Rd Columbus, OH	1.0–4.0	1.0	868	$1,205	$1.39	16d	1	1.47mi
209 S High St Columbus, OH	1.0–3.0	1.0–3.0	1396	$2,348	$1.68	1d	22	1.49mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 33 events

1. 2026-06-18
   days on market $170,000 Active 284 DOM
2. 2026-06-17
   days on market $170,000 Active 283 DOM
3. 2026-06-16
   days on market $170,000 Active 282 DOM
4. 2026-06-15
   days on market $170,000 Active 281 DOM
5. 2026-06-13
   days on market $170,000 Active 279 DOM
6. 2026-06-13
   pricedays on market $170,000 Active 278 DOM
7. 2026-06-09
   days on market $175,000 Active 275 DOM
8. 2026-06-08
   days on market $175,000 Active 274 DOM
9. 2026-06-07
   days on market $175,000 Active 273 DOM
10. 2026-06-05
    days on market $175,000 Active 270 DOM
11. 2026-06-03
    days on market $175,000 Active 269 DOM
12. 2026-06-02
    days on market $175,000 Active 268 DOM
13. 2026-06-01
    days on market $175,000 Active 267 DOM
14. 2026-05-31
    days on market $175,000 Active 266 DOM
15. 2026-04-29
    status Active 274-char remark

    Show marketing remark (274 chars)

    345 Dakota (Downstairs) 2 Bed 1 Bath 586 sqft. Last Rent was $750.00, Unit is recently vacant 345.5 Dakota (Upstairs) 2 Bed 1 Bath 586 sqft. Currently rented at 800.00. Current tenant moved in 3/24 and is currently MTM Pictures prior to tenants. Tax Abated until 2034.

16. 2026-04-29
    price $175,000 274-char remark

    Show marketing remark (274 chars)

    345 Dakota (Downstairs) 2 Bed 1 Bath 586 sqft. Last Rent was $750.00, Unit is recently vacant 345.5 Dakota (Upstairs) 2 Bed 1 Bath 586 sqft. Currently rented at 800.00. Current tenant moved in 3/24 and is currently MTM Pictures prior to tenants. Tax Abated until 2034.

17. 2026-02-21
    status Pending 274-char remark

    Show marketing remark (274 chars)

    345 Dakota (Downstairs) 2 Bed 1 Bath 586 sqft. Last Rent was $750.00, Unit is recently vacant 345.5 Dakota (Upstairs) 2 Bed 1 Bath 586 sqft. Currently rented at 800.00. Current tenant moved in 3/24 and is currently MTM Pictures prior to tenants. Tax Abated until 2034.

18. 2026-02-07
    price $190,000 274-char remark

    Show marketing remark (274 chars)

    345 Dakota (Downstairs) 2 Bed 1 Bath 586 sqft. Last Rent was $750.00, Unit is recently vacant 345.5 Dakota (Upstairs) 2 Bed 1 Bath 586 sqft. Currently rented at 800.00. Current tenant moved in 3/24 and is currently MTM Pictures prior to tenants. Tax Abated until 2034.

19. 2025-12-02
    status Active 274-char remark

    Show marketing remark (274 chars)

    345 Dakota (Downstairs) 2 Bed 1 Bath 586 sqft. Last Rent was $750.00, Unit is recently vacant 345.5 Dakota (Upstairs) 2 Bed 1 Bath 586 sqft. Currently rented at 800.00. Current tenant moved in 3/24 and is currently MTM Pictures prior to tenants. Tax Abated until 2034.

20. 2025-11-24
    historical Contingent 274-char remark

    Show marketing remark (274 chars)

    345 Dakota (Downstairs) 2 Bed 1 Bath 586 sqft. Last Rent was $750.00, Unit is recently vacant 345.5 Dakota (Upstairs) 2 Bed 1 Bath 586 sqft. Currently rented at 800.00. Current tenant moved in 3/24 and is currently MTM Pictures prior to tenants. Tax Abated until 2034.

21. 2025-07-31
    status Active 274-char remark

    Show marketing remark (274 chars)

    345 Dakota (Downstairs) 2 Bed 1 Bath 586 sqft. Last Rent was $750.00, Unit is recently vacant 345.5 Dakota (Upstairs) 2 Bed 1 Bath 586 sqft. Currently rented at 800.00. Current tenant moved in 3/24 and is currently MTM Pictures prior to tenants. Tax Abated until 2034.

22. 2025-07-27
    historical Contingent 274-char remark

    Show marketing remark (274 chars)

    345 Dakota (Downstairs) 2 Bed 1 Bath 586 sqft. Last Rent was $750.00, Unit is recently vacant 345.5 Dakota (Upstairs) 2 Bed 1 Bath 586 sqft. Currently rented at 800.00. Current tenant moved in 3/24 and is currently MTM Pictures prior to tenants. Tax Abated until 2034.

23. 2025-07-02
    listed $200,000 Active 274-char remark

    Show marketing remark (274 chars)

    345 Dakota (Downstairs) 2 Bed 1 Bath 586 sqft. Last Rent was $750.00, Unit is recently vacant 345.5 Dakota (Upstairs) 2 Bed 1 Bath 586 sqft. Currently rented at 800.00. Current tenant moved in 3/24 and is currently MTM Pictures prior to tenants. Tax Abated until 2034.

24. 2023-01-01
    historical
25. 2022-12-08
    price $125,000
26. 2022-11-04
    listed $130,000 Active
27. 2022-09-21
    historical
28. 2022-08-21
    price $130,000
29. 2022-08-03
    price $135,000
30. 2022-07-18
    status Active
31. 2022-06-07
    status Pending
32. 2022-05-22
    price $150,000
33. 2022-05-17
    listed $160,000 Active

ⓘ 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: $705 · $59/mo
• Projected year-2 tax: $1,678 · $140/mo
• Expected delta: +$974/yr (+$81/mo · 138.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X · 68% 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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,663
• − Mortgage interest: −$9,523
• − Property taxes: −$705
• − Insurance: −$850
• − Repairs & maintenance: −$1,333
• − Management: −$1,333
• − Depreciation: −$4,945
• Taxable loss: −$2,026
• Est. tax savings @ 24.0%: +$486
• After-tax cash flow: $1,397/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This property is in good condition with recent renovations, making it a solid investment for both resale and rental.

Value-add opportunities

• Both landscaping — enhances curb appeal and adds value
• Both HVAC system — improves comfort and energy efficiency
• Both paint — fresh paint enhances curb appeal and interior aesthetics

Renovation cost estimate screening

Value-add ROI direction

• Both landscaping — enhances curb appeal and adds value ↑
• Both HVAC system — improves comfort and energy efficiency ↑
• Both paint — fresh paint enhances curb appeal and interior aesthetics ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 28,187
• Household income: $46,911
• Rent vs Own: 55.7% rent · 44.3% own
• Severe rent burden: 1689.0

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 0.55)
• Race & ethnicity: White 63% Black 22% Two or more races 8% Hispanic / Latino 8%
• Hispanic origin (detail): Mexican 4% Puerto Rican 3%
• Common ancestry: Romanian 4% Italian 1% Slovak 1%
• Foreign-born: 5% · Canada
• Languages at home: 91% English-only · Spanish 5%

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: ▼ -135.33%
• Current HPI: 211.6742
• Rent YoY: ▲ 4.61%
• 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

+9.4% since first listed

19 events — show timeline

• 2026-04-29 Relisted — CBRMLS
• 2026-04-29 Price Changed $175,000 CBRMLS
• 2026-02-21 Pending — CBRMLS
• 2026-02-07 Price Changed $190,000 CBRMLS
• 2025-12-02 Relisted — CBRMLS
• 2025-11-24 Contingent — CBRMLS
• 2025-07-31 Relisted — CBRMLS
• 2025-07-27 Contingent — CBRMLS
• 2025-07-02 Listed $200,000 CBRMLS
• 2023-01-01 Listing Removed — CBRMLS
• 2022-12-08 Price Changed $125,000 CBRMLS
• 2022-11-04 Listed $130,000 CBRMLS
• 2022-09-21 Listing Removed — CBRMLS
• 2022-08-21 Price Changed $130,000 CBRMLS
• 2022-08-03 Price Changed $135,000 CBRMLS
• 2022-07-18 Relisted — CBRMLS
• 2022-06-07 Pending — CBRMLS
• 2022-05-22 Price Changed $150,000 CBRMLS
• 2022-05-17 Listed $160,000 CBRMLS

Property tax history

-30.7%/yr

Latest (2024): $705 · -0.7% YoY. Source: county tax records.