415 S Richardson Ave · Columbus, OH 43204

$109,900

2 bd · 1.0 ba · 960 sqft · SingleFamily public records · 1 Days on market

Built 1927 3,920 sqft lot Est $162k · 32% 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 +20.0/30.0
• ARV discount +15.0/15.0
• DSCR +6.3/10.0
• 1% rule +5.3/10.0
• Livability +4.0/5.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Two bedroom home with detached garage on a corner lot HUD Owned case # 413-385849 Sold As-Is

Key facts

• Central hilltop area
• Functional layout
• 3,920 sq ft lot

Tags

• CENTRAL HILLTOP AREA
• CONVENIENT ACCESS TO DOWNTOWN
• FUNCTIONAL LAYOUT
• POTENTIAL FOR PERSONALIZATION
• NEIGHBORHOOD AMENITIES

Property features AI

Finance

• Other: HUD owned (special listing condition)

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two levels; Built in 1927; No shared/common walls
• Exterior features: Block foundation; Lot approximately 0.09 acres

Interior

• Flooring: Carpet flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Full basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $135 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Cap rate 7.8% 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 (+4.5%/yr); 187 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 45% of comp listings sitting > 30 days — soft ceiling on asking rent; 8,139 units permitted in Franklin County in 2024 (5,940 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $760 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.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 13y 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 $13k; list at $110k implies a 776% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1927 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $109,900

Questions for the listing agent

1. Built in 1927 — 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: 1.03% ✓
• Cap rate: 7.77%
• Cash-on-cash: 5.27%
• DSCR: 1.23
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $162,240
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
349 S Richardson Ave	0.09mi	2/1.0	1,004 (+5%)	2mo	$169,900	$169	87
310 S Ogden Ave	0.19mi	3/1.5 (+1)	960 (0%)	1mo	$200,000	$208	84
151 S Eureka Ave	0.40mi	3/1.0 (+1)	936 (-2%)	1mo	$80,000	$85	71
299 Whitethorne Ave	0.62mi	2/1.0	959 (-0%)	2mo	$65,000	$68	69
2845 Fremont St	0.42mi	2/1.0	1,016 (+6%)	2mo	$70,000	$69	69
184 S Ogden Ave	0.35mi	2/1.0	1,051 (+10%)	2mo	$172,000	$164	66
334 S Wayne Ave	0.25mi	3/1.0 (+1)	1,057 (+10%)	2mo	$188,500	$178	65
686 S Burgess Ave	0.39mi	2/1.0	1,056 (+10%)	1mo	$82,500	$78	65
307 S Wheatland Ave	0.35mi	2/1.0	864 (-10%)	3mo	$60,000	$69	65
724 S Ogden Ave	0.45mi	2/1.0	880 (-8%)	1mo	$175,000	$199	64
570 Wiltshire Rd	0.42mi	2/1.0	1,100 (+15%)	2mo	$190,000	$173	54
815 S Wayne Ave	0.61mi	2/1.5	852 (-11%)	2mo	$180,000	$211	49

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 · 4.49% rent growth · sell at horizon

5-year hold

• IRR: -6.4%
• Equity multiple: 0.76×
• Total profit: $-7,459
• Equity at exit: $16,386

10-year hold

• IRR: 5.0%
• Equity multiple: 1.39×
• Total profit: $11,976
• Equity at exit: $9,502

Cash invested: $30,772 (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 43204

• Rents YoY: 4.5%
• Active inventory: 187
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,137 high
• Mortgage (P&I): −$576
• Tax from tax record: −$141 /mo · $1,694/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$239
• Net cashflow: $135

Break-even live

Break-even rent $966

Max offer price $109,900

Occupancy floor 83%

Sensitivity live

Price	-10% $197	-5% $166	+0% $135	+5% $104	+10% $73
Rent	-10% $45	-5% $90	+0% $135	+5% $180	+10% $225
Rate	-1.0pp $190	-0.5pp $163	base $135	+0.5pp $107	+1.0pp $78

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
375 S Burgess Ave Columbus, OH	2.0	1.0	732	$950	$1.30	20d	1	0.06mi
375 S Burgess Ave Columbus, OH	2.0	1.0	732	$950	$1.30	4d	1	0.06mi
427 S Ogden Ave Unit 427 Columbus, OH	2.0	1.0	980	$1,350	$1.38	8d	1	0.13mi
475 S Ogden Ave Columbus, OH	2.0	1.0	888	$1,100	$1.24	24d	1	0.17mi
2545-2547 Sullivant Ave Columbus, OH	3.0	1.0	1064	$1,100	$1.03	11d	1	0.19mi
530 S Terrace Ave Columbus, OH	2.0	1.0	896	$900	$1.00	24d	1	0.22mi
329 S Wayne Ave Columbus, OH	3.0	1.0	1120	$1,425	$1.27	3d	1	0.23mi
406 1/2 S Hague Ave Columbus, OH	2.0	1.0	918	$765	$0.83	44d	1	0.27mi
521-523 S Wayne Ave Columbus, OH	3.0	1.0	1092	$1,195	$1.09	4d	1	0.29mi
252-254 S Wayne Ave Unit 254 Columbus, OH	3.0	1.0	1120	$1,300	$1.16	18d	1	0.32mi
616-618 S Ogden Ave Columbus, OH	3.0	1.0	1100	$1,125	$1.02	44d	1	0.32mi
390 S Powell Ave Columbus, OH	2.0	1.0	775	$1,025	$1.32	3d	1	0.34mi
396 S Powell Ave Unit 396 Columbus, OH	2.0	1.0	1022	$925	$0.91	44d	1	0.34mi
548 S Wayne Ave Columbus, OH	3.0	1.0	1008	$1,225	$1.22	20d	1	0.34mi
322 S Powell Ave Columbus, OH	2.0	1.0	1100	$950	$0.86	20d	1	0.35mi
661-663 S Burgess Ave Columbus, OH	3.0	1.0	1100	$1,028	$0.93	44d	1	0.38mi
364 S Chase Ave Unit B Columbus, OH	2.0	1.0	1010	$975	$0.97	44d	1	0.40mi
148 S Powell Ave Unit B Columbus, OH	2.0	1.0	900	$1,000	$1.11	8d	1	0.48mi
148 S Powell Ave Columbus, OH	2.0	1.0	900	$1,050	$1.17	44d	1	0.48mi
2895 Sullivant Ave Unit 6 Columbus, OH	1.0	1.0	600	$810	$1.35	24d	1	0.49mi
257 Clarendon Ave Unit 257,259,261,263 Columbus, OH	2.0	1.0	1000	$1,200	$1.20	44d	1	0.53mi
170 S Highland Ave Columbus, OH	2.0	1.0	950	$895	$0.94	44d	1	0.53mi
664 S Wheatland Ave Unit 1 Columbus, OH	1.0	1.0	700	$895	$1.28	12d	1	0.57mi
685 S Wheatland Ave Columbus, OH	1.0	1.0	640	$850	$1.33	44d	1	0.57mi
2174 Sullivant Ave Columbus, OH	1.0	1.0	800	$775	$0.97	44d	1	0.58mi
2203 Clarendon Ln Unit 2203 Columbus, OH	2.0	1.0	835	$1,000	$1.20	13d	1	0.59mi
39 Eldon Ave Unit 1 Columbus, OH	3.0	2.0	1043	$1,500	$1.44	24d	1	0.64mi
486-488 S Huron Ave Unit 488 Columbus, OH	2.0	1.0	1104	$1,150	$1.04	44d	1	0.65mi
839-841 S Ogden Ave Columbus, OH	2.0	1.0	727	$1,000	$1.38	2d	1	0.65mi
87-97 N Burgess Ave Columbus, OH	2.0	1.0	950	$1,250	$1.32	44d	1	0.71mi
87-97 N Burgess Ave Unit 93 Columbus, OH	2.0	1.5	1050	$1,250	$1.19	24d	1	0.71mi
793 Wiltshire Rd Columbus, OH	2.0	1.0	900	$1,450	$1.61	44d	1	0.72mi
945 Hodges Dr Columbus, OH	3.0	1.0	1078	$1,640	$1.52	24d	1	0.78mi
331-333 S Westgate Ave Columbus, OH	1.0	1.0	800	$1,150	$1.44	18d	1	0.79mi
2157 W Mound St Unit C Columbus, OH	2.0	1.0	825	$900	$1.09	44d	1	0.81mi
2173 W Mound St Unit A Columbus, OH	2.0	1.0	825	$900	$1.09	44d	1	0.83mi
2167 W Mound St Unit C Columbus, OH	2.0	1.0	825	$900	$1.09	44d	1	0.86mi
18 N Huron Ave Unit C Columbus, OH	1.0	1.0	1000	$1,050	$1.05	44d	1	0.87mi
2735 Sutton Ave Columbus, OH	3.0	1.0	1099	$1,175	$1.07	4d	1	0.92mi
947 E Forest Creek Dr Columbus, OH	2.0	1.5	950	$1,200	$1.26	44d	2	0.92mi

Listing history 2 events

1. 2026-06-13
   remarks 699-char remark
2. 2026-06-13
   listed $109,900 Active 1 DOM

ⓘ 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: $1,694 · $141/mo
• Projected year-2 tax: $1,704 · $142/mo
• Expected delta: +$10/yr (+$1/mo · 0.6%)

ⓘ 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 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,646
• − Mortgage interest: −$6,156
• − Property taxes: −$1,694
• − Insurance: −$550
• − Repairs & maintenance: −$1,092
• − Management: −$1,092
• − Depreciation: −$3,197
• Taxable loss: −$135
• Est. tax savings @ 24.0%: +$32
• After-tax cash flow: $1,653/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): 42,962
• Household income: $59,266
• Rent vs Own: 50.5% rent · 49.5% own
• Severe rent burden: 2290.0

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 0.58)
• Race & ethnicity: White 61% Hispanic / Latino 16% Black 13% Two or more races 12% Asian 3%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Lithuanian 1% Slovak 1% Romanian 1%
• Foreign-born: 13% · Canada
• Languages at home: 81% English-only · Spanish 13% Arabic 2% Other Asian/Pacific 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: ▼ -220.67%
• Current HPI: 265.7711
• Rent YoY: ▲ 4.49%
• 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

+279.0% since first listed

7 events — show timeline

• 2026-06-13 Listing Removed — CBRMLS
• 2026-06-12 Listed $109,900 CBRMLS
• 2013-05-24 Sold (MLS) $12,551 CBRMLS
• 2013-05-15 Listing Removed — CBRMLS
• 2013-04-05 Listed $8,000 CBRMLS
• 2002-02-22 Sold (Public Records) $58,000 Public Records
• 1983-11-01 Sold (Public Records) $29,000 Public Records

Property tax history

+5.6%/yr

Latest (2024): $1,694 · +1.3% YoY. Source: county tax records.