628 Reynolds Ave · Columbus, OH 43201

$199,900

2 bd · 1.0 ba · 1,008 sqft · SingleFamily public records · 7 Days on market

Built 1990 3,049 sqft lot Est $157k · 27% over

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Why this score? — see what drove the D 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 +19.5/30.0
• DSCR +6.2/10.0
• 1% rule +4.8/10.0
• Livability +4.0/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

There's ''No Place Like HOME!'' First time on the market in over 21 years. This adorable Bungalow ranch home boasts an open floor plan. The spacious living room is open to the lg dining room that adjoins the kitchen. This home has 3 bedrooms, contrary to the auditors information. In addition, a side door leads from the kitchen/dining area to the outside. The backyard is fairly secluded with a large grassy area & a concrete slab for 2 car parking or a buildable garage. Another highlight is that this gem is nestled between larger renovated & added onto homes (in the $500k range). 1st time buyers, downsizers, empty-nesters, investors. .. will love this property. Close to downtown Columbus, shopping, restaurants, highways, healthcare, bus lines & more. This Estate home is being sold ''As Is. ''

Key facts

• Updated ranch
• Remodeled kitchen
• Storage shed

Tags

• UPDATED RANCH
• REMODELED KITCHEN
• CONCRETE PARKING PAD
• STORAGE SHED
• LOCATION NEAR OSU EAST
• LOCATION NEAR SHORT NORTH

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; One-story; Built in 1990; No shared/common walls
• Construction: Block foundation
• Exterior features: Shed(s)

Interior

• Bedrooms: 3 main-level bedrooms
• Flooring: Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Crawl space basement; Vinyl flooring

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $226 ($3k/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 $195k (2.2% below list).
• Recommended offer: $195k (2.2% below list) — sets the bar for 1% rule.
• Cap rate 7.6% 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 (+2.1%/yr); 136 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 8d on market — plan ~1-2 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 8,139 units permitted in Franklin County in 2024 (5,940 in 5+ unit buildings).
• At $1,954/mo this rent would consume 54% of the median local household income ($44k/yr) (locally 4913% 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.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 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.
• Current owner paid $125k; list at $200k implies a 60% gain — meaningful room to come down on a strong offer.

Recommended offer $195,448 (2.2% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
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: 0.98% ✗
• Cap rate: 7.65%
• Cash-on-cash: 4.84%
• DSCR: 1.22
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $157,248
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
675 E Starr Ave	0.10mi	3/1.0 (+1)	1,056 (+5%)	10mo	$193,500	$183	74
499 E Starr Ave	0.23mi	2/1.5	1,050 (+4%)	14mo	$145,000	$138	69
254 E 2nd Ave	0.57mi	2/1.0	960 (-5%)	7mo	$315,000	$328	60
252 E 2nd Ave	0.57mi	1/1.5 (-1)	960 (-5%)	2mo	$305,000	$318	57
879 E 4th Ave	0.42mi	2/1.0	1,148 (+14%)	5mo	$181,000	$158	53
162 E 2nd Ave	0.70mi	2/1.5	1,068 (+6%)	5mo	$390,000	$365	51
819 Gibbard Ave	0.32mi	3/1.0 (+1)	1,156 (+15%)	6mo	$174,900	$151	50
1146 Walters St	0.55mi	3/1.5 (+1)	1,110 (+10%)	12mo	$170,000	$153	41
1112 Peters Ave	0.58mi	3/1.5 (+1)	1,144 (+14%)	4mo	$95,000	$83	40
1158 Lexington Ave	0.60mi	3/1.0 (+1)	1,144 (+14%)	6mo	$143,000	$125	40
1213 Saint Clair Ave	0.73mi	3/1.0 (+1)	1,072 (+6%)	14mo	$167,500	$156	39
923 Leona Ave	0.66mi	3/2.0 (+1)	1,144 (+14%)	12mo	$160,000	$140	28

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 · 2.14% rent growth · sell at horizon

5-year hold

• IRR: -9.7%
• Equity multiple: 0.65×
• Total profit: $-19,713
• Equity at exit: $29,806

10-year hold

• IRR: -1.5%
• Equity multiple: 0.90×
• Total profit: $-5,469
• Equity at exit: $17,284

Cash invested: $55,972 (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: 8.5×

Monthly cashflow live

• Estimated rent: $1,954 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$187 /mo · $2,243/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$410
• Net cashflow: $226

Break-even live

Break-even rent $1,669

Max offer price $199,900

Occupancy floor 83%

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
791-793 E Starr Ave Unit 793 Columbus, OH	3.0	1.0	1144	$1,230	$1.08	23d	1	0.23mi
793 E Starr Ave Columbus, OH	3.0	1.0	1144	$1,230	$1.08	23d	1	0.23mi
990 N 9th St Unit 990 Columbus, OH	2.0	1.0	1264	$1,345	$1.06	17d	1	0.25mi
866 E Starr Ave Columbus, OH	2.0	1.0	1168	$1,600	$1.37	43d	1	0.34mi
773 Waldron St Columbus, OH	1.0–2.0	1.0–2.0	931	$2,453	$2.63	1d	23	0.42mi
365 Auden Ave Columbus, OH	1.0	1.0	723	$1,500	$2.07	14d	1	0.44mi
367 Auden Ave #311 Columbus, OH	2.0	2.0	1275	$2,950	$2.31	3d	1	0.44mi
680 Civitas Ave Columbus, OH	1.0–2.0	1.0–2.0	855	$2,488	$2.91	1d	42	0.47mi
283 E 1st Ave Columbus, OH	1.0–2.0	1.0–2.5	1076	$2,867	$2.66	2d	17	0.50mi
301 Dickenson St Columbus, OH	2.0	1.0–2.0	694	$2,229	$3.21	2d	16	0.52mi
1055 Lusso Ave Columbus, OH	1.0–2.0	1.0–2.0	905	$1,738	$1.92	3d	13	0.56mi
751 N 6th St #102 Columbus, OH	1.0	1.0	832	$1,500	$1.80	23d	1	0.56mi
751 N 6th St #301 Columbus, OH	1.0	1.0	832	$1,700	$2.04	43d	1	0.56mi
1020 Lusso Ave Unit 320 Columbus, OH	2.0	2.0	975	$1,676	$1.72	21d	1	0.56mi
1020 Lusso Ave Unit 200 Columbus, OH	1.0	1.0	765	$1,491	$1.95	20d	1	0.56mi
1020 Lusso Ave Unit 206 Columbus, OH	2.0	2.0	975	$1,599	$1.64	43d	1	0.56mi
1174 Walters St Columbus, OH	3.0	1.0	1200	$1,549	$1.29	43d	1	0.59mi
818 N 4th St Columbus, OH	2.0	2.5	1336	$2,850	$2.13	23d	1	0.59mi
772 N 4th St Columbus, OH	1.0–2.0	1.0–2.0	883	$2,384	$2.70	3d	6	0.59mi
153 Punta Aly Columbus, OH	3.0	1.5	1358	$2,100	$1.55	43d	1	0.73mi
303 E 6th Ave Columbus, OH	2.0	1.0–2.0	900	$3,180	$3.53	2d	173	0.74mi
1045 Leona Ave Unit A Columbus, OH	2.0	1.0	710	$829	$1.17	7d	1	0.75mi
138 Sommerfeld Pl Columbus, OH	1.0–3.0	1.0–2.5	1212	$1,642	$1.36	2d	21	0.77mi
1206 N 4th St Columbus, OH	3.0	1.0–3.0	971	$2,563	$2.64	2d	44	0.78mi
96 Brickel St Unit 1265642P Columbus, OH	2.0	1.0	1496	$5,074	$3.39	3d	1	0.79mi
98 Brickel St Unit 1265625P Columbus, OH	2.0	1.0	1496	$5,427	$3.63	7d	1	0.79mi
1001 Atcheson St Columbus, OH	1.0–2.0	1.0	821	$1,295	$1.58	2d	16	0.80mi
74 E Prescott St Unit 1265638P Columbus, OH	2.0	1.0	1496	$4,908	$3.28	3d	1	0.80mi
70 E Prescott St Unit 1265619P Columbus, OH	2.0	1.0	1496	$4,112	$2.75	7d	1	0.80mi
726 Kerr St Columbus, OH	3.0	1.0	986	$2,200	$2.23	43d	1	0.81mi
664 Kerr St Unit 663 Columbus, OH	1.0	1.0	800	$1,295	$1.62	7d	1	0.82mi
1063 Summit St Columbus, OH	2.0	1.5	1300	$1,875	$1.44	43d	1	0.82mi
35 E Hubbard Ave Columbus, OH	1.0–2.0	1.0–2.0	1252	$7,495	$5.98	2d	1	0.83mi
94 E 3rd Ave Columbus, OH	2.0	2.0	1075	$1,795	$1.67	3d	1	0.83mi
94 E 3rd Ave Columbus, OH	1.0	1.0	800	$1,425	$1.78	23d	1	0.83mi
40 E Lincoln St Columbus, OH	1.0	1.0	693	$2,010	$2.90	2d	2	0.84mi
63 E Russell St Unit 1265613P Columbus, OH	2.0	1.0	1496	$4,078	$2.73	3d	1	0.85mi
59 E Russell St Unit 1265648P Columbus, OH	2.0	2.0	1291	$6,189	$4.79	16d	1	0.86mi
1427 Grogan Ave Columbus, OH	3.0	1.0	768	$1,475	$1.92	43d	1	0.87mi
20 E Hubbard Ave Columbus, OH	1.0–2.0	1.5–2.5	1039	$2,395	$2.30	2d	5	0.87mi

Listing history 7 events

1. 2026-06-18
   days on market $199,900 Active 7 DOM
2. 2026-06-17
   days on market $199,900 Active 6 DOM
3. 2026-06-16
   days on market $199,900 Active 5 DOM
4. 2026-06-15
   days on market $199,900 Active 4 DOM
5. 2026-06-13
   days on market $199,900 Active 2 DOM
6. 2026-06-13
   remarks 699-char remark
7. 2026-06-13
   listed $199,900 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: $2,243 · $187/mo
• Projected year-2 tax: $2,681 · $223/mo
• Expected delta: +$438/yr (+$36/mo · 19.5%)

ⓘ 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 6 d/yr ≥100°F today · 15 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: $23,454
• − Mortgage interest: −$11,198
• − Property taxes: −$2,243
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,876
• − Management: −$1,876
• − Depreciation: −$5,815
• Taxable loss: −$554
• Est. tax savings @ 24.0%: +$133
• After-tax cash flow: $2,840/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

+399.8% since first listed

21 events — show timeline

• 2026-06-11 Listed $199,900 CBRMLS
• 2023-12-18 Rental Removed $1,399 APPFOLIO
• 2023-11-23 Price Changed $1,399 APPFOLIO
• 2023-11-04 Listed for Rent $1,474 APPFOLIO
• 2023-10-03 Contingent — CBRMLS
• 2023-10-03 Listing Removed — CBRMLS
• 2023-09-08 Price Changed $214,900 CBRMLS
• 2023-08-17 Price Changed $219,900 CBRMLS
• 2023-07-28 Price Changed $224,900 CBRMLS
• 2023-07-28 Price Changed $228,900 CBRMLS
• 2023-07-09 Price Changed $229,900 CBRMLS
• 2023-06-09 Price Changed $234,900 CBRMLS
• 2023-05-09 Price Changed $239,900 CBRMLS
• 2023-04-13 Listed $249,900 CBRMLS
• 2022-11-21 Sold (Public Records) $125,000 Public Records
• 2022-11-15 Sold (MLS) $125,000 CBRMLS
• 2022-11-01 Pending — CBRMLS
• 2022-10-12 Contingent — CBRMLS
• 2022-10-08 Listed $129,658 CBRMLS
• 2022-10-04 Coming Soon $129,658 CBRMLS
• 1993-05-14 Sold (Public Records) $40,000 Public Records

Property tax history

+6.6%/yr

Latest (2024): $2,243 · -0.7% YoY. Source: county tax records.