1673 Cleveland Ave · Columbus, OH 43211

$189,900

6 bd · 2.0 ba · 2,208 sqft · MultiFamily public records · 136 Days on market

Built 1922 4,356 sqft lot $86/sqft · 5% below area Est $200k · 5% 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 +29.1/30.0
• DSCR +10.0/10.0
• ARV discount +9.8/15.0
• 1% rule +8.7/10.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

INVESTMENT OPPORTUNITY!! This 2-unit Duplex features 3 Bedrooms, 1 full bathroom and 2208 sqft. Selling As-Is. Curb Offers Only. DO NOT disturb tenants. Agents, please see A2A remarks

Key facts

• 4,356 sq ft lot
• 2 parking spots
• Built 1922

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1-bath units multifamily listed at $190k.

Deal economics

• At list price, monthly cash flow is $659 ($8k/yr) — positive. Per door: $329/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $190k).
• Recommended offer: $167k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.5% 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; 6 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 83% 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).
• At $2,595/mo this rent would consume 73% of the median local household income ($43k/yr) (locally 1282% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 $53k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 136 days — a 12% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y 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.

Risks & watch-outs

• Watch-outs: built in 1922 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $167,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 136 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1922 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
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: 1.37% ✓
• Cap rate: 10.46%
• Cash-on-cash: 14.86%
• DSCR: 1.66
• GRM: 6.1

CMA / ARV

• ARV (median comp): $199,930
• List price: $189,900
• Delta: -5.02%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1315 E 18th Ave	0.21mi	6/—	2,240 (+1%)	1mo	$239,900	$107	87
1088-1090 E 14th Ave	0.16mi	6/—	2,240 (+1%)	4mo	$235,000	$105	86
1092 E 15th Ave	0.12mi	6/—	2,376 (+8%)	4mo	$238,000	$100	78
1082-1084 E 17th Ave	0.13mi	6/—	2,352 (+6%)	7mo	$179,000	$76	77
1361-1363 E 18th Ave	0.28mi	6/—	2,240 (+1%)	10mo	$230,000	$103	76
1089 E 21st Ave	0.31mi	6/—	2,240 (+1%)	9mo	$250,000	$112	75
1273-1275 E 18th Ave	0.16mi	6/—	2,408 (+9%)	6mo	$120,000	$50	73
914-916 E 17th Ave	0.38mi	6/—	2,352 (+6%)	3mo	$175,000	$74	69
1294-1296 E 23rd Ave	0.42mi	6/—	2,268 (+3%)	9mo	$202,500	$89	69
1261-1263 E 23rd Ave	0.38mi	6/—	2,352 (+6%)	4mo	$230,000	$98	68
849-851 E 12th Ave #851	0.51mi	6/—	2,184 (-1%)	11mo	$142,000	$65	65
1254 E 20th Ave #1256	0.25mi	6/—	2,492 (+13%)	11mo	$269,000	$108	58

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: 5.9%
• Equity multiple: 1.23×
• Total profit: $12,341
• Equity at exit: $28,315

10-year hold

• IRR: 15.7%
• Equity multiple: 2.31×
• Total profit: $69,569
• Equity at exit: $16,419

Cash invested: $53,172 (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: 12.2×

Monthly cashflow live

• Estimated rent: $2,595 high
• Mortgage (P&I): −$996
• Tax from tax record: −$316 /mo · $3,797/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$545
• Net cashflow: $659

Break-even live

Break-even rent $1,761

Max offer price $189,900

Occupancy floor 70%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$2,596
Total (2 units)			$2,595

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2453 McGuffey Rd Columbus, OH	5.0	3.0	1782	$2,200	$1.23	43d	1	1.13mi
321 E 17th Ave Columbus, OH	6.0	3.0	2300	$3,200	$1.39	43d	1	1.25mi
2027 N 4th St Columbus, OH	5.0	2.0	1660	$2,000	$1.20	43d	1	1.25mi
356 E 20th Ave Columbus, OH	5.0	3.0	2547	$3,000	$1.18	43d	1	1.27mi
2040 Iuka Ave Columbus, OH	1.0–5.0	1.0–2.5	3000	$3,250	$1.08	14d	3	1.40mi
2158 Indiana Ave Columbus, OH	5.0	2.0	1698	$2,000	$1.18	43d	1	1.45mi

Listing history 22 events

1. 2026-06-18
   days on market $189,900 Active 136 DOM
2. 2026-06-17
   days on market $189,900 Active 135 DOM
3. 2026-06-16
   days on market $189,900 Active 134 DOM
4. 2026-06-15
   days on market $189,900 Active 133 DOM
5. 2026-06-13
   days on market $189,900 Active 131 DOM
6. 2026-06-13
   days on market $189,900 Active 130 DOM
7. 2026-06-09
   days on market $189,900 Active 127 DOM
8. 2026-06-08
   days on market $189,900 Active 126 DOM
9. 2026-06-07
   days on market $189,900 Active 125 DOM
10. 2026-06-05
    days on market $189,900 Active 122 DOM
11. 2026-06-03
    days on market $189,900 Active 121 DOM
12. 2026-06-02
    days on market $189,900 Active 120 DOM
13. 2026-06-01
    days on market $189,900 Active 119 DOM
14. 2026-05-31
    days on market $189,900 Active 118 DOM
15. 2026-02-11
    status Active 183-char remark

    Show marketing remark (183 chars)

    INVESTMENT OPPORTUNITY!! This 2-unit Duplex features 3 Bedrooms, 1 full bathroom and 2208 sqft. Selling As-Is. Curb Offers Only. DO NOT disturb tenants. Agents, please see A2A remarks

16. 2026-02-05
    historical Contingent 183-char remark

    Show marketing remark (183 chars)

    INVESTMENT OPPORTUNITY!! This 2-unit Duplex features 3 Bedrooms, 1 full bathroom and 2208 sqft. Selling As-Is. Curb Offers Only. DO NOT disturb tenants. Agents, please see A2A remarks

17. 2026-02-02
    listed $189,900 Active 183-char remark

    Show marketing remark (183 chars)

    INVESTMENT OPPORTUNITY!! This 2-unit Duplex features 3 Bedrooms, 1 full bathroom and 2208 sqft. Selling As-Is. Curb Offers Only. DO NOT disturb tenants. Agents, please see A2A remarks

18. 2022-10-17
    soldstatus $270,000
19. 2022-10-07
    status Active 213-char remark

    Show marketing remark (213 chars)

    INVESTMENT OPPORTUNITY!! This 2-unit Duplex features 3 Bedrooms, 1 full bathroom and 2208 sqft. Property does need some TLC! Selling As-Is. Curb Offers Only. DO NOT disturb tenants. Agents, please see A2A remarks

20. 2022-10-07
    soldstatus $135,000 Closed 213-char remark

    Show marketing remark (213 chars)

    INVESTMENT OPPORTUNITY!! This 2-unit Duplex features 3 Bedrooms, 1 full bathroom and 2208 sqft. Property does need some TLC! Selling As-Is. Curb Offers Only. DO NOT disturb tenants. Agents, please see A2A remarks

21. 2022-09-14
    historical Contingent Finance and Inspection 213-char remark

    Show marketing remark (213 chars)

    INVESTMENT OPPORTUNITY!! This 2-unit Duplex features 3 Bedrooms, 1 full bathroom and 2208 sqft. Property does need some TLC! Selling As-Is. Curb Offers Only. DO NOT disturb tenants. Agents, please see A2A remarks

22. 2022-09-14
    listed $138,000 Active 213-char remark

    Show marketing remark (213 chars)

    INVESTMENT OPPORTUNITY!! This 2-unit Duplex features 3 Bedrooms, 1 full bathroom and 2208 sqft. Property does need some TLC! Selling As-Is. Curb Offers Only. DO NOT disturb tenants. Agents, please see A2A remarks

ⓘ 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: $3,797 · $316/mo
• Projected year-2 tax: $3,797 · $316/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 · 16 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: $31,140
• − Mortgage interest: −$10,637
• − Property taxes: −$3,797
• − Insurance: −$950
• − Repairs & maintenance: −$2,491
• − Management: −$2,491
• − Depreciation: −$5,524
• Taxable income: $5,250
• Est. tax owed @ 24.0%: −$1,260
• After-tax cash flow: $6,644/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

+37.6% since first listed

8 events — show timeline

• 2026-02-11 Relisted — CBRMLS
• 2026-02-05 Contingent — CBRMLS
• 2026-02-02 Listed $189,900 CBRMLS
• 2022-10-17 Sold (Public Records) $270,000 Public Records
• 2022-10-07 Relisted — CBRMLS
• 2022-10-07 Sold (MLS) $135,000 CBRMLS
• 2022-09-14 Contingent — CBRMLS
• 2022-09-14 Listed $138,000 CBRMLS

Property tax history

+25.1%/yr

Latest (2024): $3,797 · +1.3% YoY. Source: county tax records.