300-310 E 9th Ave · Columbus, OH 43201

$699,000

None bd · None ba · 9,678 sqft · Townhouse public records · 90 Days on market

Built 1920 7,405 sqft lot Est $551k · 27% over

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Why this score? — see what drove the F 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).

• Livability +4.0/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Cash flow +0.3/30.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

• Six-Unit Townhome Apartment Building • Two-Bedrooms Each Fully Leased • ±6,452 Square Feet Total Across Entire The Building • Do Not Disturb Tenants • Close Proximity, and Within Walkable Distance, Not Only to The Ohio State University or The Historic Crew Stadium, but also The Ohio State Fairgrounds • ± 0.8 Miles From Interstate-71 Northbound and Southbound, Connecting to Downtown Columbus, I-270, and the Surrounding Area * Curb Offers Only

Key facts

• Fully leased
• Built 1920
• Listed 90 days

Tags

• FULLY LEASED

What this means for you Summary

Snapshot

• This is a townhouse listed at $699k.

Deal economics

• At list price, monthly cash flow is $-3k ($-37k/yr) — negative.
• To cash-flow at today's rent, offer at most $153k (78.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $155k (77.9% below list).
• Recommended offer: $153k (78.2% below list) — sets the bar for cash-flow.
• Cap rate 1.0% vs local median 3.8% in Columbus — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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 (+2.1%/yr); 136 active listings in the ZIP; lower-income renter base — watch delinquency; 8,139 units permitted in Franklin County in 2024 (5,940 in 5+ unit buildings).
• This rent runs 42% of the median local income ($44k/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 $5k of loan paydown is wiped out by about $21k 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 90 days — a 6% lower offer ($657k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 25y 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 $125k; list at $699k implies a 459% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $152,529 (78.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 90 days. Have you received any prior offers? Is the seller open to a 78% concession, seller financing, or rate buy-down credit?
3. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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: 0.22% ✗
• Cap rate: 0.98%
• Cash-on-cash: -18.97%
• DSCR: 0.16
• GRM: 37.7

CMA / ARV

• ARV (median comp): $550,564
• List price: $699,000
• Delta: 26.96%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.14% rent growth · sell at horizon

5-year hold

• IRR: -55.7%
• Equity multiple: -0.59×
• Total profit: $-311,911
• Equity at exit: $104,223

10-year hold

• IRR: —
• Equity multiple: -1.72×
• Total profit: $-531,848
• Equity at exit: $60,437

Cash invested: $195,720 (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 43201

• Rents YoY: 2.1%
• Active inventory: 136
• Price-to-rent: 37.7×

Monthly cashflow live

• Estimated rent: $1,546 medium
• Mortgage (P&I): −$3,666
• Tax from tax record: −$358 /mo · $4,292/yr
• Insurance: −$291
• HOA: −$0
• Vacancy / Maint / Mgmt: −$325
• Net cashflow: $-3,093

Break-even live

Break-even rent $5,461

Max offer price $152,529

Occupancy floor —

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: $174,750
• Closing costs: $20,970
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $699,000 Active 90 DOM
2. 2026-06-17
   days on market $699,000 Active 89 DOM
3. 2026-06-16
   days on market $699,000 Active 88 DOM
4. 2026-06-15
   days on market $699,000 Active 87 DOM
5. 2026-06-13
   days on market $699,000 Active 85 DOM
6. 2026-06-13
   days on market $699,000 Active 84 DOM
7. 2026-06-09
   days on market $699,000 Active 81 DOM
8. 2026-06-08
   days on market $699,000 Active 80 DOM
9. 2026-06-07
   days on market $699,000 Active 79 DOM
10. 2026-06-05
    days on market $699,000 Active 76 DOM
11. 2026-06-03
    days on market $699,000 Active 75 DOM
12. 2026-06-02
    days on market $699,000 Active 74 DOM
13. 2026-06-01
    days on market $699,000 Active 73 DOM
14. 2026-05-31
    days on market $699,000 Active 72 DOM
15. 2026-03-27
    status Active 501-char remark

    Show marketing remark (501 chars)

    • Six-Unit Townhome Apartment Building • Two-Bedrooms Each Fully Leased • ±6,452 Square Feet Total Across Entire The Building • Do Not Disturb Tenants • Close Proximity, and Within Walkable Distance, Not Only to The Ohio State University or The Historic Crew Stadium, but also The Ohio State Fairgrounds • ± 0.8 Miles From Interstate-71 Northbound and Southbound, Connecting to Downtown Columbus, I-270, and the Surrounding Area * Curb Offers Only

16. 2026-03-19
    status Pending 501-char remark

    Show marketing remark (501 chars)

    • Six-Unit Townhome Apartment Building • Two-Bedrooms Each Fully Leased • ±6,452 Square Feet Total Across Entire The Building • Do Not Disturb Tenants • Close Proximity, and Within Walkable Distance, Not Only to The Ohio State University or The Historic Crew Stadium, but also The Ohio State Fairgrounds • ± 0.8 Miles From Interstate-71 Northbound and Southbound, Connecting to Downtown Columbus, I-270, and the Surrounding Area * Curb Offers Only

17. 2026-03-12
    listed $699,000 Active 501-char remark

    Show marketing remark (501 chars)

    • Six-Unit Townhome Apartment Building • Two-Bedrooms Each Fully Leased • ±6,452 Square Feet Total Across Entire The Building • Do Not Disturb Tenants • Close Proximity, and Within Walkable Distance, Not Only to The Ohio State University or The Historic Crew Stadium, but also The Ohio State Fairgrounds • ± 0.8 Miles From Interstate-71 Northbound and Southbound, Connecting to Downtown Columbus, I-270, and the Surrounding Area * Curb Offers Only

18. 2004-08-16
    soldstatus $125,000
19. 2002-08-31
    historical
20. 2001-05-07
    listed $165,000

ⓘ 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: $4,292 · $358/mo
• Projected year-2 tax: $7,598 · $633/mo
• Expected delta: +$3,306/yr (+$276/mo · 77.0%)

ⓘ 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 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: $18,548
• − Mortgage interest: −$39,155
• − Property taxes: −$4,292
• − Insurance: −$3,495
• − Repairs & maintenance: −$1,484
• − Management: −$1,484
• − Depreciation: −$20,335
• Taxable loss: −$51,696
• Est. tax savings @ 24.0%: +$12,407
• After-tax cash flow: $-24,714/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): 34,322
• Household income: $43,731
• Rent vs Own: 83.4% rent · 16.6% own
• Severe rent burden: 4913.0

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: Predominantly White (68%)
• Race & ethnicity: White 68% Black 14% Two or more races 8% Asian 7% Hispanic / Latino 5%
• Hispanic origin (detail): Mexican 1% Puerto Rican 1%
• Common ancestry: Romanian 4% Lithuanian 2% Italian 2%
• Foreign-born: 8% · Canada, China, Jamaica
• Languages at home: 90% English-only · Chinese 3% Spanish 2% Other Indo-European 2%

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: ▼ -207.90%
• Current HPI: 321.7282
• Rent YoY: ▲ 2.14%
• 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

+323.6% since first listed

6 events — show timeline

• 2026-03-27 Relisted — CBRMLS
• 2026-03-19 Pending — CBRMLS
• 2026-03-12 Listed $699,000 CBRMLS
• 2004-08-16 Sold (Public Records) $125,000 Public Records
• 2002-08-31 Listing Removed — CBRMLS
• 2001-05-07 Listed $165,000 CBRMLS

Property tax history

-10.7%/yr

Latest (2024): $4,292 · +1.6% YoY. Source: county tax records.