31 Stevens Ave · Columbus, OH 43222

$99,900

2 bd · 2.0 ba · 1,026 sqft · SingleFamily public records · 15 Days on market

Built 1927 4,791 sqft lot Est $149k · 33% under

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Why this score? — see what drove the A- 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 +28.9/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +8.2/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0

Listing remarks

Amazing opportunity to invest in this huge Franklinton home offering 5 bedrooms, 2 full bathrooms, 1,920 finished sq. ft. , 2nd floor kitchen area, full walkup basement and 2 car garage. This rare floor plan is perfect for a large family. 2nd floor could easily offer 2 large bedrooms (just needs doors) and separate kitchen. Basement could be finished offering additional livable sq. ft. Property close to everything Franklinton has to offer. City of Columbus owns vacant lot next door. Agent owned.

Key facts

• Rare floor plan
• Full walkup basement
• 4,791 sq ft lot

Tags

• 2ND FLOOR KITCHEN AREA
• FULL WALKUP BASEMENT
• RARE FLOOR PLAN

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single family residence; Built in 1927; One and one-half stories; No common walls
• Exterior features: Block foundation

Interior

• Bedrooms: 3 main-level bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating
• Interior features: Full basement

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $340 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.4% 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: 50 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 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 $1,318/mo this rent would consume 49% of the median local household income ($32k/yr) (locally 126% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $11k of equity ($691 loan paydown + $10k appreciation (10.0% local appreciation)).
• Franklin County population projected at +34% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $98,401 (1.5% below list)

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: 1.32% ✓
• Cap rate: 10.38%
• Cash-on-cash: 14.59%
• DSCR: 1.65
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $148,770
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
139 S Princeton Ave	0.42mi	2/1.0	1,034 (+1%)	8mo	$195,000	$189	68
198 Stevens Ave	0.24mi	3/2.0 (+1)	1,076 (+5%)	9mo	$190,000	$177	68
147 Schultz Ave	0.18mi	3/1.0 (+1)	1,064 (+4%)	10mo	$149,900	$141	68
51 Hayden Ave	0.23mi	2/1.0	964 (-6%)	11mo	$159,000	$165	66
155 Schultz Ave	0.19mi	3/1.0 (+1)	1,100 (+7%)	7mo	$164,000	$149	64
73 Hayden Ave	0.24mi	2/1.0	894 (-13%)	4mo	$85,000	$95	60
67 N Central Ave	0.16mi	3/1.5 (+1)	1,176 (+15%)	1mo	$78,000	$66	60
151 Columbian Ave	0.59mi	3/1.0 (+1)	1,012 (-1%)	2mo	$146,500	$145	60
1538 Union Ave	0.65mi	3/1.0 (+1)	1,064 (+4%)	0mo	$44,000	$41	54
436 Catherine St	0.68mi	2/1.0	960 (-6%)	3mo	$65,000	$68	51
452 Catherine St	0.70mi	3/2.0 (+1)	1,056 (+3%)	8mo	$155,000	$147	50
373 Dana Ave	0.65mi	3/1.0 (+1)	1,144 (+12%)	7mo	$112,000	$98	36

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 35.1%
• Equity multiple: 3.72×
• Total profit: $76,089
• Equity at exit: $89,998

10-year hold

• IRR: 30.2%
• Equity multiple: 8.40×
• Total profit: $207,095
• Equity at exit: $194,084

Cash invested: $27,972 (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 43222

• Active inventory: 50
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,318 high
• Mortgage (P&I): −$524
• Tax from tax record: −$136 /mo · $1,632/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $340

Break-even live

Break-even rent $888

Max offer price $99,900

Occupancy floor 69%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
58 Stevens Ave Columbus, OH	3.0	1.0	1176	$1,250	$1.06	43d	1	0.04mi
32 Schultz Ave Columbus, OH	3.0	1.0	1218	$1,250	$1.03	21d	1	0.06mi
85 Stevens Ave Columbus, OH	2.0	1.0	816	$995	$1.22	43d	1	0.09mi
100 N Central Ave Columbus, OH	2.0	1.0	932	$1,043	$1.12	43d	1	0.19mi
73 Hayden Ave Columbus, OH	2.0	1.0	894	$1,350	$1.51	7d	1	0.22mi
163 N Central Ave Columbus, OH	2.0	2.5	1100	$1,650	$1.50	43d	1	0.23mi
120 S Central Ave Columbus, OH	1.0–3.0	1.0–2.0	944	$912	$0.97	14d	12	0.28mi
51 N Princeton Ave Columbus, OH	3.0	1.0	1188	$1,175	$0.99	23d	1	0.28mi
87-89 Dana Ave Columbus, OH	2.0	1.0	948	$1,100	$1.16	21d	1	0.31mi
142 Dana Ave Unit 142 Columbus, OH	2.0	1.0	700	$825	$1.18	43d	1	0.37mi
121 Chicago Ave Columbus, OH	2.0	2.0	1234	$1,550	$1.26	43d	1	0.37mi
129 Chicago Ave Columbus, OH	2.0	2.5	1260	$1,895	$1.50	23d	1	0.37mi
287 S Central Ave Unit 285 Columbus, OH	1.0	1.0	704	$870	$1.24	17d	1	0.47mi
85 N Yale Ave Columbus, OH	3.0	1.0	1215	$1,100	$0.91	20d	1	0.48mi
85 N Yale Ave Columbus, OH	3.0	1.0	1215	$1,100	$0.91	7d	1	0.48mi
189 W Park Ave Unit 189 Columbus, OH	3.0	2.0	1276	$1,395	$1.09	7d	1	0.49mi
108 Columbian Ave Unit B Columbus, OH	2.0	1.0	820	$900	$1.10	7d	1	0.56mi
1137 W Broad St Columbus, OH	1.0–2.0	1.0	770	$1,860	$2.42	43d	1	0.56mi
394 S Guilford Ave Columbus, OH	3.0	1.5	1404	$1,450	$1.03	7d	1	0.61mi
153 S Cypress Ave Columbus, OH	3.0	1.0	1472	$1,650	$1.12	7d	1	0.66mi
190 Nashoba Ave Columbus, OH	2.0	1.0	1030	$1,450	$1.41	20d	1	0.67mi
190 Nashoba Ave Columbus, OH	2.0	1.0	1030	$1,450	$1.41	12d	1	0.67mi
432 Catherine St Columbus, OH	3.0	1.0	1073	$1,325	$1.23	12d	1	0.68mi
432 Catherine St Columbus, OH	3.0	1.0	1073	$1,325	$1.23	14d	1	0.68mi
185 S Cypress Ave Columbus, OH	2.0	1.0	1104	$1,695	$1.54	43d	1	0.68mi
436 Catherine St Columbus, OH	2.0	1.5	960	$1,300	$1.35	7d	1	0.68mi
1485 Walsh Ave Columbus, OH	2.0	1.0	720	$1,450	$2.01	23d	1	0.72mi
76 Rodgers Ave Columbus, OH	3.0	1.5	1422	$1,695	$1.19	23d	1	0.73mi
125 Avondale Ave Columbus, OH	3.0	1.5	1344	$1,695	$1.26	43d	1	0.77mi
490 Helen St Columbus, OH	2.0	1.0	840	$1,200	$1.43	43d	1	0.77mi
411 S Yale Ave Columbus, OH	2.0	1.0	784	$1,425	$1.82	43d	1	0.80mi
488 Woodbury Ave Columbus, OH	3.0	1.5	1222	$1,250	$1.02	43d	1	0.87mi
927 W Town St Columbus, OH	1.0	1.0	850	$1,125	$1.32	3d	1	0.88mi
95-97 Whitethorne Ave Columbus, OH	3.0	1.5	1260	$1,375	$1.09	3d	1	0.90mi
95-97 Whitethorne Ave Columbus, OH	3.0	1.5	1260	$1,475	$1.17	20d	1	0.90mi
255 Belvidere Ave Columbus, OH	2.0	1.0	1144	$1,195	$1.04	16d	1	0.91mi
543 Woodbury Ave Unit NA Columbus, OH	3.0	1.0	1308	$1,645	$1.26	14d	1	0.95mi
721 Grandview Crossing Way Columbus, OH	2.0	1.0–2.0	701	$2,068	$2.95	2d	8	0.98mi
80 S Souder Ave Columbus, OH	2.0	1.0–2.0	744	$1,713	$2.30	2d	47	0.99mi
378 Hawkes Ave Columbus, OH	3.0	2.0	1200	$1,649	$1.37	23d	1	1.00mi

Listing history 11 events

1. 2026-06-18
   days on market $99,900 Active 15 DOM
2. 2026-06-17
   days on market $99,900 Active 14 DOM
3. 2026-06-16
   days on market $99,900 Active 13 DOM
4. 2026-06-15
   days on market $99,900 Active 12 DOM
5. 2026-06-13
   days on market $99,900 Active 10 DOM
6. 2026-06-13
   days on market $99,900 Active 9 DOM
7. 2026-06-09
   days on market $99,900 Active 6 DOM
8. 2026-06-08
   days on market $99,900 Active 5 DOM
9. 2026-06-07
   days on market $99,900 Active 4 DOM
10. 2026-06-05
    remarks 500-char remark
11. 2026-06-05
    listed $99,900 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: $1,632 · $136/mo
• Projected year-2 tax: $1,632 · $136/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 4/10 Moderate FEMA zone X · 22% 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: $15,821
• − Mortgage interest: −$5,596
• − Property taxes: −$1,632
• − Insurance: −$500
• − Repairs & maintenance: −$1,266
• − Management: −$1,266
• − Depreciation: −$2,906
• Taxable income: $2,655
• Est. tax owed @ 24.0%: −$637
• After-tax cash flow: $3,443/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): 4,819
• Household income: $32,321
• Rent vs Own: 66.4% rent · 33.6% own
• Severe rent burden: 126.0

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: Highly diverse neighborhood (Simpson 0.71)
• Race & ethnicity: White 43% Hispanic / Latino 28% Two or more races 21% Black 18% Asian 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 16% Dominican 5%
• Common ancestry: Lithuanian 1% Slovak 1% Ukrainian 1%
• Foreign-born: 8% · Canada, South Korea
• Languages at home: 86% English-only · Spanish 11% Korean 1% Russian/Polish/Slavic 0%

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: ▲ 231.44%
• Current HPI: 654.0855
• Rent YoY: —
• 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

1 event — show timeline

• 2026-06-03 Listed $99,900 CBRMLS

Property tax history

+5.9%/yr

Latest (2024): $1,632 · -1.5% YoY. Source: county tax records.