28 S Warren Ave · Columbus, OH 43204

$149,000

3 bd · 1.5 ba · 1,298 sqft · SingleFamily public records · 45 Days on market

Built 1927 3,484 sqft lot $115/sqft · 19% below area Est $184k · 19% 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 +15.7/30.0
• ARV discount +15.0/15.0
• DSCR +4.8/10.0
• 1% rule +4.2/10.0
• Livability +4.0/5.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

AUDITOR SAYS $58,500! OWNER SAYS BRING OFFER - MOTIVATED! FRESH PAINT AND CLEAN! GLEAMING HDWD FLOORS. HUGE LIVING ROOM WITH DECORATIVE FIREPLACE. OVERSIZED DINING ROOM AND LARGE KITCHEN WITH DINING AREA. 1/2 BATH OFF KITCHEN. OFF STREET PARKING AND LARGE DECK. GREAT OPPORTUNITY. BANK SHORT SALE.

Key facts

• 3,484 sq ft lot
• Built 1927
• Listed 45 days

Property features AI

Finance

• HOA & community: Sidewalk listed as an association amenity

Exterior

• Utilities: Public water; Public sewer
• Home design: Single family residence; Two levels; Built in 1927; No shared/common walls
• Construction: Block foundation
• Exterior features: Deck; Sidewalk (association amenity)

Interior

• Flooring: Wood flooring
• Bathrooms: 1 full bathroom; 1 half bathroom (1.5 total)
• Heating & cooling: Forced air heating
• Interior features: Decorative fireplace; Full basement; Insulated windows

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $149k.

Deal economics

• At list price, monthly cash flow is $65 ($784/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 $137k (8.3% below list).
• Recommended offer: $137k (8.3% 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 (+4.5%/yr); 187 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $1k of loan paydown is wiped out by about $4k 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 45 days — a 3% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 20y 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 $15k; list at $149k implies a 893% 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 $136,605 (8.3% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
2. Built in 1927 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 6.82%
• Cash-on-cash: 1.88%
• DSCR: 1.08
• GRM: 9.1

CMA / ARV

• ARV (median comp): $184,458
• List price: $149,000
• Delta: -19.22%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
261 N Wayne Ave	0.56mi	3/1.5	1,288 (-1%)	1mo	$118,000	$92	72
267 N Hague Ave	0.48mi	3/1.5	1,344 (+4%)	1mo	$214,900	$160	71
246 S Terrace Ave	0.41mi	3/1.0	1,232 (-5%)	0mo	$205,000	$166	70
2741 Ridge Ave	0.44mi	3/2.0	1,354 (+4%)	1mo	$241,900	$179	69
468 S Ogden Ave	0.63mi	3/1.5	1,316 (+1%)	1mo	$180,000	$137	68
229 S Richardson Ave	0.33mi	3/1.0	1,168 (-10%)	1mo	$165,000	$141	65
121 N Terrace Ave	0.28mi	3/2.0	1,447 (+12%)	1mo	$230,000	$159	65
35 S Powell Ave	0.21mi	2/2.0 (-1)	1,152 (-11%)	1mo	$210,000	$182	64
200 N Hague Ave	0.37mi	3/1.0	1,440 (+11%)	0mo	$155,000	$108	62
416 S Burgess Ave	0.56mi	2/1.0 (-1)	1,210 (-7%)	0mo	$134,900	$111	55
427 S Richardson Ave	0.59mi	4/1.0 (+1)	1,378 (+6%)	0mo	$160,000	$116	55
46 S Westgate Ave	0.60mi	3/1.5	1,455 (+12%)	0mo	$320,000	$220	51

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: -11.7%
• Equity multiple: 0.57×
• Total profit: $-17,894
• Equity at exit: $22,216

10-year hold

• IRR: -0.5%
• Equity multiple: 0.97×
• Total profit: $-1,388
• Equity at exit: $12,883

Cash invested: $41,720 (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 43204

• Rents YoY: 4.5%
• Active inventory: 187
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,366 high
• Mortgage (P&I): −$781
• Tax from tax record: −$170 /mo · $2,045/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$287
• Net cashflow: $65

Break-even live

Break-even rent $1,283

Max offer price $149,000

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
80 S Warren Ave Columbus, OH	3.0	1.0	1258	$1,345	$1.07	44d	1	0.05mi
80 S Warren Ave Columbus, OH	3.0	1.0	1258	$1,345	$1.07	3d	1	0.05mi
92 S Hague Ave Columbus, OH	3.0	2.0	1456	$1,400	$0.96	23d	1	0.15mi
54 N Ogden Ave Columbus, OH	3.0	1.0	1176	$950	$0.81	2d	1	0.17mi
27-29 N Terrace Ave Unit 29 Columbus, OH	3.0	1.0	1144	$1,260	$1.10	23d	1	0.21mi
29 S Terrace Ave Columbus, OH	3.0	1.0	1144	$1,260	$1.10	23d	1	0.21mi
87-97 N Burgess Ave Columbus, OH	2.0	1.0	950	$1,250	$1.32	44d	1	0.22mi
87-97 N Burgess Ave Unit 93 Columbus, OH	2.0	1.5	1050	$1,250	$1.19	23d	1	0.23mi
148 S Powell Ave Columbus, OH	2.0	1.0	900	$1,050	$1.17	44d	1	0.25mi
148 S Powell Ave Unit B Columbus, OH	2.0	1.0	900	$1,000	$1.11	7d	1	0.25mi
39 Eldon Ave Unit 1 Columbus, OH	3.0	2.0	1043	$1,500	$1.44	23d	1	0.27mi
43-45 N Chase Ave Unit 43 Columbus, OH	3.0	1.0	1200	$1,400	$1.17	10d	1	0.34mi
43 N Chase Ave Columbus, OH	3.0	1.0	1200	$1,400	$1.17	10d	1	0.35mi
133 N Eureka Ave Columbus, OH	3.0	1.0	1484	$1,350	$0.91	12d	1	0.39mi
43 N Roys Ave Columbus, OH	3.0	1.5	1332	$1,599	$1.20	23d	1	0.40mi
2735 Sutton Ave Columbus, OH	3.0	1.0	1099	$1,175	$1.07	3d	1	0.41mi
41 S Oakley Ave Columbus, OH	3.0	1.5	1428	$1,550	$1.09	44d	1	0.41mi
322 S Powell Ave Columbus, OH	2.0	1.0	1100	$950	$0.86	20d	1	0.44mi
130 N Roys Ave Columbus, OH	3.0	1.0	1380	$1,595	$1.16	2d	1	0.45mi
252-254 S Wayne Ave Unit 254 Columbus, OH	3.0	1.0	1120	$1,300	$1.16	17d	1	0.48mi
329 S Wayne Ave Columbus, OH	3.0	1.0	1120	$1,425	$1.27	3d	1	0.52mi
364 S Chase Ave Unit B Columbus, OH	2.0	1.0	1010	$975	$0.97	44d	1	0.52mi
406 1/2 S Hague Ave Columbus, OH	2.0	1.0	918	$765	$0.83	44d	1	0.53mi
396 S Powell Ave Unit 396 Columbus, OH	2.0	1.0	1022	$925	$0.91	44d	1	0.54mi
427 S Ogden Ave Unit 427 Columbus, OH	2.0	1.0	980	$1,350	$1.38	7d	1	0.54mi
41-43 N Huron Ave Unit 41 Columbus, OH	3.0	1.0	1176	$1,400	$1.19	7d	1	0.54mi
170 S Highland Ave Columbus, OH	2.0	1.0	950	$895	$0.94	44d	1	0.58mi
2883-2889 Wicklow Rd Columbus, OH	2.0	1.0	1200	$1,099	$0.92	44d	1	0.61mi
475 S Ogden Ave Columbus, OH	2.0	1.0	888	$1,100	$1.24	23d	1	0.61mi
174 N Wheatland Ave Columbus, OH	2.0	1.0	917	$1,046	$1.14	3d	3	0.62mi
2676 Sullivant Ave Columbus, OH	3.0	1.0	1524	$1,200	$0.79	44d	1	0.67mi
257 Clarendon Ave Unit 257,259,261,263 Columbus, OH	2.0	1.0	1000	$1,200	$1.20	44d	1	0.69mi
2545-2547 Sullivant Ave Columbus, OH	3.0	1.0	1064	$1,100	$1.03	10d	1	0.69mi
2709-2711 Sullivant Ave Unit 2709 Columbus, OH	3.0	2.0	1344	$1,380	$1.03	3d	1	0.71mi
2709-2711 Sullivant Ave Columbus, OH	3.0	2.0	1344	$1,380	$1.03	3d	1	0.71mi
530 S Terrace Ave Columbus, OH	2.0	1.0	896	$900	$1.00	23d	1	0.72mi
2730 Elliott Ave Columbus, OH	3.0	1.0	1332	$1,803	$1.35	44d	1	0.74mi
95-97 Whitethorne Ave Columbus, OH	3.0	1.5	1260	$1,375	$1.09	3d	1	0.75mi
95-97 Whitethorne Ave Columbus, OH	3.0	1.5	1260	$1,475	$1.17	20d	1	0.75mi
521-523 S Wayne Ave Columbus, OH	3.0	1.0	1092	$1,195	$1.09	3d	1	0.76mi

Listing history 15 events

1. 2026-06-09
   days on market $149,000 Active 45 DOM
2. 2026-06-08
   days on market $149,000 Active 44 DOM
3. 2026-06-07
   days on market $149,000 Active 43 DOM
4. 2026-06-05
   days on market $149,000 Active 40 DOM
5. 2026-06-03
   days on market $149,000 Active 39 DOM
6. 2026-06-02
   days on market $149,000 Active 38 DOM
7. 2026-06-01
   days on market $149,000 Active 37 DOM
8. 2026-05-31
   days on market $149,000 Active 36 DOM
9. 2026-04-25
   listed $149,000 Active 373-char remark
10. 2024-07-17
    historical $1,450
11. 2024-06-29
    listed $1,450
12. 2008-08-22
    soldstatus $15,000 297-char remark

    Show marketing remark (297 chars)

    AUDITOR SAYS $58,500! OWNER SAYS BRING OFFER - MOTIVATED! FRESH PAINT AND CLEAN! GLEAMING HDWD FLOORS. HUGE LIVING ROOM WITH DECORATIVE FIREPLACE. OVERSIZED DINING ROOM AND LARGE KITCHEN WITH DINING AREA. 1/2 BATH OFF KITCHEN. OFF STREET PARKING AND LARGE DECK. GREAT OPPORTUNITY. BANK SHORT SALE.

13. 2008-08-04
    historical 297-char remark

    Show marketing remark (297 chars)

    AUDITOR SAYS $58,500! OWNER SAYS BRING OFFER - MOTIVATED! FRESH PAINT AND CLEAN! GLEAMING HDWD FLOORS. HUGE LIVING ROOM WITH DECORATIVE FIREPLACE. OVERSIZED DINING ROOM AND LARGE KITCHEN WITH DINING AREA. 1/2 BATH OFF KITCHEN. OFF STREET PARKING AND LARGE DECK. GREAT OPPORTUNITY. BANK SHORT SALE.

14. 2006-10-19
    listed $29,900 297-char remark

    Show marketing remark (297 chars)

    AUDITOR SAYS $58,500! OWNER SAYS BRING OFFER - MOTIVATED! FRESH PAINT AND CLEAN! GLEAMING HDWD FLOORS. HUGE LIVING ROOM WITH DECORATIVE FIREPLACE. OVERSIZED DINING ROOM AND LARGE KITCHEN WITH DINING AREA. 1/2 BATH OFF KITCHEN. OFF STREET PARKING AND LARGE DECK. GREAT OPPORTUNITY. BANK SHORT SALE.

15. 1997-04-21
    soldstatus $23,000

ⓘ 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: $2,045 · $170/mo
• Projected year-2 tax: $2,185 · $182/mo
• Expected delta: +$140/yr (+$12/mo · 6.8%)

ⓘ 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 1 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,393
• − Mortgage interest: −$8,346
• − Property taxes: −$2,045
• − Insurance: −$745
• − Repairs & maintenance: −$1,311
• − Management: −$1,311
• − Depreciation: −$4,335
• Taxable loss: −$1,701
• Est. tax savings @ 24.0%: +$408
• After-tax cash flow: $1,192/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

+547.8% since first listed

8 events — show timeline

• 2026-06-10 Listing Removed — CBRMLS
• 2026-04-25 Listed $149,000 CBRMLS
• 2024-07-17 Rental Removed $1,450 BUILDIUM
• 2024-06-29 Listed for Rent $1,450 BUILDIUM
• 2008-08-22 Sold (MLS) $15,000 CBRMLS
• 2008-08-04 Listing Removed — CBRMLS
• 2006-10-19 Listed $29,900 CBRMLS
• 1997-04-21 Sold (Public Records) $23,000 Public Records

Property tax history

+16.0%/yr

Latest (2024): $2,045 · +16.3% YoY. Source: county tax records.