90 N Terrace Ave · Columbus, OH 43204

$120,000

3 bd · 2.0 ba · 1,773 sqft · SingleFamily public records · 5 Days on market

Built 1915 9,147 sqft lot

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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).

• ARV discount +7.5/15.0
• Cash flow +6.8/30.0
• Livability +4.0/5.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• 1% rule +1.5/10.0
• DSCR +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor special. Charming home in North Hilltop over 100 years old. Large and spacious home over 1700 square feet! Containing 3 bedrooms and 1 1/2 baths with multiple options for at home office, extra bedroom or playroom! Home has many recent updates such as new roof, windows, HVAC and outside paint. Updated around 2019 & 2020. Home is ready for lots of love.

Key facts

• New hvac
• New roof
• Outside paint

Tags

• NEW ROOF
• NEW WINDOWS
• NEW HVAC
• OUTSIDE PAINT

Property features AI

Finance

• Other: Property condition listed as to be built

Exterior

• Parking: Detached 2-car garage; On-street parking available
• Utilities: Public water; Public sewer
• Home design: Single family residence; Two levels; Built in 1915; No common walls
• Construction: Block foundation
• Exterior features: Fenced yard; Outbuilding on property

Interior

• Bedrooms: 1 main level bedroom
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom; 1 half bathroom (total 1.5 bathrooms)
• Heating & cooling: Hot water heating; Window air conditioning units
• Interior features: Partial basement; Living area approximately 1,773

🏗️ New construction. The $120,000 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $230,490.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $-354 ($-4k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).

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; 21 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).
• This rent runs 30% of the median local income ($59k/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 $2k of loan paydown is wiped out by about $7k 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 5 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1915 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $120,000

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. Built in 1915 — 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. 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?
6. 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.
7. 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.
8. 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: 0.65% ✗
• Cap rate: 4.45%
• Cash-on-cash: -6.57%
• DSCR: 0.71
• GRM: 12.9

CMA / ARV

• ARV (on-the-fly): $230,490
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
75 N Terrace Ave	0.03mi	4/3.0 (+1)	1,768 (-0%)	2mo	$215,000	$122	88
298 N Burgess Ave	0.31mi	3/2.0	1,738 (-2%)	0mo	$240,000	$138	82
106 S Richardson Ave	0.30mi	4/2.0 (+1)	1,770 (-0%)	2mo	$72,500	$41	79
2648 Valleyview Dr	0.52mi	3/1.5	1,715 (-3%)	2mo	$223,000	$130	67
2424 Westwood Dr	0.37mi	3/1.5	1,596 (-10%)	0mo	$260,000	$163	64
247 Eldon Ave	0.22mi	4/1.5 (+1)	1,560 (-12%)	2mo	$220,000	$141	61
281 N Burgess Ave	0.29mi	4/2.5 (+1)	1,594 (-10%)	3mo	$259,900	$163	60
181 Clarendon Ave	0.60mi	3/2.0	1,634 (-8%)	4mo	$180,000	$110	56
337 S Wayne Ave	0.65mi	4/2.0 (+1)	1,843 (+4%)	3mo	$233,000	$126	56
271 S Warren Ave	0.58mi	4/2.5 (+1)	1,680 (-5%)	2mo	$245,000	$146	55
75 N Huron Ave	0.70mi	3/1.5	1,528 (-14%)	1mo	$177,500	$116	41
271 Midland Ave	0.73mi	4/1.0 (+1)	1,526 (-14%)	2mo	$106,000	$69	32

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: -26.1%
• Equity multiple: 0.11×
• Total profit: $-57,620
• Equity at exit: $34,367

10-year hold

• IRR: -19.0%
• Equity multiple: -0.08×
• Total profit: $-69,655
• Equity at exit: $19,929

Cash invested: $64,537 (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: 6.7×

Monthly cashflow live

• Estimated rent: $1,489 high
• Mortgage (P&I): −$1,209
• Tax from tax record: −$225 /mo · $2,703/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$313
• Net cashflow: $-354

Break-even live

Break-even rent $1,937

Max offer price $168,027

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: $57,622
• Closing costs: $6,915
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
133 N Eureka Ave Columbus, OH	3.0	1.0	1484	$1,350	$0.91	12d	1	0.13mi
41 S Oakley Ave Columbus, OH	3.0	1.5	1428	$1,550	$1.09	44d	1	0.30mi
80 S Warren Ave Columbus, OH	3.0	1.0	1258	$1,345	$1.07	3d	1	0.31mi
80 S Warren Ave Columbus, OH	3.0	1.0	1258	$1,345	$1.07	44d	1	0.31mi
2745-2747 Steele Ave Columbus, OH	3.0	1.0	2128	$1,200	$0.56	44d	1	0.35mi
92 S Hague Ave Columbus, OH	3.0	2.0	1456	$1,400	$0.96	23d	1	0.40mi
130 N Roys Ave Columbus, OH	3.0	1.0	1380	$1,595	$1.16	2d	1	0.54mi
43 N Roys Ave Columbus, OH	3.0	1.5	1332	$1,599	$1.20	23d	1	0.55mi
2730 Elliott Ave Columbus, OH	3.0	1.0	1332	$1,803	$1.35	44d	1	0.63mi
95-97 Whitethorne Ave Columbus, OH	3.0	1.5	1260	$1,475	$1.17	20d	1	0.63mi
95-97 Whitethorne Ave Columbus, OH	3.0	1.5	1260	$1,375	$1.09	3d	1	0.63mi
2676 Sullivant Ave Columbus, OH	3.0	1.0	1524	$1,200	$0.79	44d	1	0.88mi
2205 Sullivant Ave Columbus, OH	3.0	1.0	1275	$1,200	$0.94	44d	1	0.92mi
2709-2711 Sullivant Ave Columbus, OH	3.0	2.0	1344	$1,380	$1.03	3d	1	0.93mi
2709-2711 Sullivant Ave Unit 2709 Columbus, OH	3.0	2.0	1344	$1,380	$1.03	3d	1	0.93mi
1964 Sullivant Ave Columbus, OH	4.0	2.0	1580	$1,650	$1.04	23d	1	1.09mi
695 S Eureka Ave Columbus, OH	3.0	1.0	1344	$1,425	$1.06	21d	1	1.13mi
692 S Wheatland Ave Columbus, OH	3.0	1.0	1608	$1,547	$0.96	44d	1	1.17mi
543 Woodbury Ave Unit NA Columbus, OH	3.0	1.0	1308	$1,645	$1.26	14d	1	1.36mi
228 Schultz Ave Unit 1407024P Columbus, OH	4.0	1.5	1991	$6,208	$3.12	14d	1	1.37mi
137 N Guilford Ave Columbus, OH	4.0	2.0	1456	$1,850	$1.27	44d	1	1.47mi

Listing history 7 events

1. 2026-06-18
   status $120,000 Pending 5 DOM
2. 2026-06-17
   days on market $120,000 Active 5 DOM
3. 2026-06-16
   days on market $120,000 Active 4 DOM
4. 2026-06-15
   days on market $120,000 Active 3 DOM
5. 2026-06-13
   status $120,000 Active 1 DOM
6. 2026-06-10
   remarks 358-char remark
7. 2026-06-10
   listed $120,000 Coming Soon 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: $2,703 · $225/mo
• Projected year-2 tax: $2,703 · $225/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 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: $17,870
• − Mortgage interest: −$12,911
• − Property taxes: −$2,703
• − Insurance: −$1,152
• − Repairs & maintenance: −$1,430
• − Management: −$1,430
• − Depreciation: −$6,705
• Taxable loss: −$8,461
• Est. tax savings @ 24.0%: +$2,031
• After-tax cash flow: $-2,212/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

+215.8% since first listed

8 events — show timeline

• 2026-06-10 Coming Soon $120,000 CBRMLS
• 2023-11-20 Sold (MLS) $130,000 CBRMLS
• 2023-10-21 Pending — CBRMLS
• 2023-10-19 Listed $120,000 CBRMLS
• 2023-10-12 Coming Soon $120,000 CBRMLS
• 2004-11-15 Sold (Public Records) $64,400 Public Records
• 1992-09-08 Sold (Public Records) $38,000 Public Records
• 1989-08-22 Sold (Public Records) $38,000 Public Records

Property tax history

+0.2%/yr

Latest (2024): $2,703 · +0.0% YoY. Source: county tax records.