1951 Aberdeen Ave · Columbus, OH 43211

$129,900

3 bd · 1.0 ba · 1,270 sqft · SingleFamily public records · 38 Days on market

Built 1920 5,227 sqft lot $102/sqft · 18% below area Est $158k · 18% 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 +21.6/30.0
• ARV discount +15.0/15.0
• DSCR +6.9/10.0
• 1% rule +5.7/10.0
• Livability +4.0/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Turnkey rental opportunity. Currently rented at $750/month. Tenants rights, please give 24 hour notice for showings. Owner occupants welcome. Do not trespass or disturb tenants.

Key facts

• Hardwood flooring
• Full basement
• Serene surroundings

Tags

• HARDWOOD FLOORING
• BUILT-IN ENTERTAINMENT SPACE
• FULL BASEMENT
• FENCED-IN BACKYARD
• EXPANSIVE FRONT PORCH
• SERENE SURROUNDINGS

Property features AI

Exterior

• Parking: Detached garage (1 space)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One and one-half stories; Built in 1920; No shared/common walls
• Construction: Block foundation; Built in 1920
• Exterior features: Block foundation; Lot approximately 0.12 acre; Subdivision: East Linden Park Place

Interior

• Bedrooms: One main-level bedroom
• Flooring: Wood flooring; Carpet flooring
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Basement present; Living area approximately 1,270

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $197 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Recommended offer: $126k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.1% 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 (+3.4%/yr); 166 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); lower-income renter base — watch delinquency; 8,139 units permitted in Franklin County in 2024 (5,940 in 5+ unit buildings).
• This rent runs 39% of the median local income ($43k/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 $898 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 38 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 7y ago; this cycle's ask has dropped $15k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $55k; list at $130k implies a 136% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $126,003 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — 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: 1.07% ✓
• Cap rate: 8.12%
• Cash-on-cash: 6.51%
• DSCR: 1.29
• GRM: 7.8

CMA / ARV

• ARV (median comp): $158,203
• List price: $129,900
• Delta: -17.89%
• 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
2728 Perdue Ave	0.46mi	3/1.0	1,224 (-4%)	2mo	$100,000	$82	71
1884 E North Broadway St	0.66mi	3/1.0	1,277 (+1%)	4mo	$215,000	$168	65
2765 Joyce Ave	0.27mi	4/3.0 (+1)	1,347 (+6%)	2mo	$265,000	$197	62
2823 Fern Ave	0.37mi	4/1.0 (+1)	1,152 (-9%)	1mo	$129,900	$113	62
2271 Century Dr	0.72mi	3/1.0	1,296 (+2%)	3mo	$110,000	$85	61
2475 Parkwood Ave	0.18mi	4/2.0 (+1)	1,444 (+14%)	2mo	$200,000	$139	58
2407 Marcia Dr	0.50mi	4/1.5 (+1)	1,204 (-5%)	3mo	$162,500	$135	58
1691 E Weber Rd	0.42mi	2/1.0 (-1)	1,118 (-12%)	1mo	$95,000	$85	54
2227 Marcia Dr	0.66mi	4/1.0 (+1)	1,403 (+10%)	2mo	$205,000	$146	45
1671 E Brighton Rd	0.70mi	3/2.0	1,409 (+11%)	2mo	$295,000	$209	43
1525 Aberdeen Ave	0.62mi	4/1.0 (+1)	1,440 (+13%)	2mo	$135,000	$94	42
3005 Kenlawn St	0.73mi	2/1.5 (-1)	1,110 (-13%)	4mo	$170,000	$153	35

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 · 3.41% rent growth · sell at horizon

5-year hold

• IRR: -5.8%
• Equity multiple: 0.78×
• Total profit: $-7,890
• Equity at exit: $19,369

10-year hold

• IRR: 4.3%
• Equity multiple: 1.32×
• Total profit: $11,771
• Equity at exit: $11,231

Cash invested: $36,372 (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 43211

• Home prices YoY: -27.3%
• Rents YoY: 3.4%
• Active inventory: 166
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,387 high
• Mortgage (P&I): −$681
• Tax from tax record: −$163 /mo · $1,954/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$291
• Net cashflow: $197

Break-even live

Break-even rent $1,137

Max offer price $129,900

Occupancy floor 81%

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2590 Parkwood Ave Unit 2590 Columbus, OH	3.0	1.0	1152	$1,400	$1.22	24d	1	0.18mi
2540 Parkwood Ave Columbus, OH	4.0	1.0	1374	$1,400	$1.02	44d	1	0.18mi
2718 Fern Ave Columbus, OH	3.0	1.0	1100	$1,640	$1.49	44d	1	0.19mi
2765 Cleveland Ave Unit B Columbus, OH	2.0	1.0	1100	$990	$0.90	17d	1	0.37mi
1709 E Weber Rd Columbus, OH	3.0	1.0	1154	$1,100	$0.95	44d	1	0.37mi
1695 E Weber Rd Columbus, OH	4.0	2.0	1560	$1,600	$1.03	16d	1	0.39mi
2291 Taylor Ave Columbus, OH	3.0	1.0	979	$1,300	$1.33	44d	1	0.43mi
1928 Agler Rd Columbus, OH	2.0	1.0	1000	$875	$0.88	44d	1	0.47mi
2228 Minnesota Ave Columbus, OH	2.0	1.0	1025	$1,245	$1.21	16d	1	0.48mi
2836-2850 Baughman Ave Unit 2844 Columbus, OH	2.0	1.0	1020	$950	$0.93	16d	1	0.51mi
2844 Baughman Ave Columbus, OH	2.0	1.0	1020	$950	$0.93	16d	1	0.51mi
2707 Woodland Ave Columbus, OH	3.0	1.0	957	$1,400	$1.46	17d	1	0.51mi
2347 Linden Ave Unit 1 Columbus, OH	2.0	1.0	1850	$1,200	$0.65	44d	1	0.53mi
1576-1578 Arlington Ave Unit 1576 Columbus, OH	2.0	1.0	902	$1,000	$1.11	44d	1	0.54mi
1555 Myrtle Ave Columbus, OH	2.0	2.5	1200	$1,500	$1.25	44d	1	0.59mi
1536 E Weber Rd Columbus, OH	3.0	2.0	1332	$1,695	$1.27	20d	1	0.63mi
1536 E Weber Rd Columbus, OH	3.0	2.0	1332	$1,695	$1.27	24d	1	0.63mi
1527 Republic Ave Columbus, OH	3.0	1.0	1176	$1,345	$1.14	44d	1	0.67mi
1527 Republic Ave Columbus, OH	3.0	1.0	1176	$1,299	$1.10	24d	1	0.67mi
1514 Republic Ave Unit 1514 Columbus, OH	3.0	1.5	1288	$1,450	$1.13	24d	1	0.67mi
1624 Kohr Pl Columbus, OH	3.0	1.0	1176	$1,400	$1.19	15d	1	0.68mi
1954 Oakland Park Ave Unit C Columbus, OH	2.0	1.0	1000	$1,050	$1.05	44d	1	0.73mi
2341 Dawnlight Ave Columbus, OH	3.0	1.0	920	$1,550	$1.68	3d	1	0.74mi
1952 Oakland Park Ave Apt A Columbus, OH	2.0	1.0	1000	$1,050	$1.05	44d	1	0.74mi
1952 Oakland Park Ave Unit C Columbus, OH	2.0	1.0	1000	$900	$0.90	24d	1	0.74mi
1435 Republic Ave Columbus, OH	3.0	1.0	908	$1,395	$1.54	8d	1	0.79mi
1435 Republic Ave Columbus, OH	3.0	1.0	908	$1,425	$1.57	20d	1	0.79mi
1577 Cordell Ave Columbus, OH	2.0	1.0	882	$1,000	$1.13	3d	1	0.82mi
2901 Bridgewalk St Unit 2901 Columbus, OH	3.0	1.5	950	$1,295	$1.36	24d	1	0.84mi
1354 Minnesota Ave Columbus, OH	3.0	2.0	1350	$1,800	$1.33	12d	1	0.85mi
2695 Divot Pl Unit 2676 Columbus, OH	3.0	2.0	1050	$1,149	$1.09	44d	1	0.86mi
3257 Cleveland Ave Apt C Columbus, OH	2.0	1.0	975	$1,000	$1.03	44d	1	0.95mi
1269 Minnesota Ave Columbus, OH	3.0	1.0	1075	$1,550	$1.44	8d	1	0.97mi
1410 E Blake Ave Columbus, OH	3.0	1.0	1300	$1,700	$1.31	24d	1	0.98mi
1609-1611 E 26th Ave Columbus, OH	2.0	1.0	1080	$1,150	$1.06	3d	1	1.00mi
1609-1611 E 26th Ave Columbus, OH	2.0	1.0	1080	$1,200	$1.11	24d	1	1.00mi
1652 E 25th Ave Columbus, OH	3.0	1.0	1200	$1,350	$1.12	24d	1	1.01mi
1660 E 25th Ave Columbus, OH	3.0	1.0	1200	$1,350	$1.12	44d	1	1.01mi
1993 Linton Gardens Dr Columbus, OH	4.0	2.5	1788	$1,895	$1.06	16d	1	1.02mi
1612 E 25th Ave Columbus, OH	3.0	1.0	1200	$1,250	$1.04	24d	1	1.03mi

Listing history 26 events

1. 2026-06-18
   price $129,900 Active 38 DOM
2. 2026-06-18
   days on market $144,900 Active 38 DOM
3. 2026-06-17
   days on market $144,900 Active 37 DOM
4. 2026-06-16
   days on market $144,900 Active 36 DOM
5. 2026-06-15
   days on market $144,900 Active 35 DOM
6. 2026-06-13
   days on market $144,900 Active 33 DOM
7. 2026-06-13
   days on market $144,900 Active 32 DOM
8. 2026-06-09
   days on market $144,900 Active 29 DOM
9. 2026-06-08
   days on market $144,900 Active 28 DOM
10. 2026-06-07
    days on market $144,900 Active 27 DOM
11. 2026-06-05
    days on market $144,900 Active 24 DOM
12. 2026-06-03
    days on market $144,900 Active 23 DOM
13. 2026-06-02
    days on market $144,900 Active 22 DOM
14. 2026-06-01
    days on market $144,900 Active 21 DOM
15. 2026-05-31
    days on market $144,900 Active 20 DOM
16. 2026-05-11
    listed $144,900 Active 607-char remark
17. 2020-02-06
    soldstatus $55,000
18. 2020-01-31
    soldstatus $55,000 Closed 177-char remark

    Show marketing remark (177 chars)

    Turnkey rental opportunity. Currently rented at $750/month. Tenants rights, please give 24 hour notice for showings. Owner occupants welcome. Do not trespass or disturb tenants.

19. 2019-11-09
    historical Contingent Finance and Inspection 177-char remark

    Show marketing remark (177 chars)

    Turnkey rental opportunity. Currently rented at $750/month. Tenants rights, please give 24 hour notice for showings. Owner occupants welcome. Do not trespass or disturb tenants.

20. 2019-11-04
    status Active 177-char remark

    Show marketing remark (177 chars)

    Turnkey rental opportunity. Currently rented at $750/month. Tenants rights, please give 24 hour notice for showings. Owner occupants welcome. Do not trespass or disturb tenants.

21. 2019-06-14
    status Contingent Finance and Inspection 177-char remark

    Show marketing remark (177 chars)

    Turnkey rental opportunity. Currently rented at $750/month. Tenants rights, please give 24 hour notice for showings. Owner occupants welcome. Do not trespass or disturb tenants.

22. 2019-06-13
    historical 177-char remark

    Show marketing remark (177 chars)

    Turnkey rental opportunity. Currently rented at $750/month. Tenants rights, please give 24 hour notice for showings. Owner occupants welcome. Do not trespass or disturb tenants.

23. 2019-06-07
    historical 177-char remark

    Show marketing remark (177 chars)

    Turnkey rental opportunity. Currently rented at $750/month. Tenants rights, please give 24 hour notice for showings. Owner occupants welcome. Do not trespass or disturb tenants.

24. 2019-06-06
    listed $55,000 Active 177-char remark

    Show marketing remark (177 chars)

    Turnkey rental opportunity. Currently rented at $750/month. Tenants rights, please give 24 hour notice for showings. Owner occupants welcome. Do not trespass or disturb tenants.

25. 1987-09-17
    soldstatus $37,500
26. 1987-05-20
    soldstatus $22,100

ⓘ 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: $1,954 · $163/mo
• Projected year-2 tax: $1,990 · $166/mo
• Expected delta: +$36/yr (+$3/mo · 1.9%)

ⓘ 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 7 d/yr ≥99°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: $16,639
• − Mortgage interest: −$7,276
• − Property taxes: −$1,954
• − Insurance: −$650
• − Repairs & maintenance: −$1,331
• − Management: −$1,331
• − Depreciation: −$3,779
• Taxable income: $318
• Est. tax owed @ 24.0%: −$76
• After-tax cash flow: $2,291/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): 22,313
• Household income: $42,579
• Rent vs Own: 59.4% rent · 40.6% own
• Severe rent burden: 1282.0

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 0.60)
• Race & ethnicity: Black 58% White 21% Hispanic / Latino 13% Two or more races 12% Asian 2%
• Hispanic origin (detail): Mexican 8% Dominican 1%
• Common ancestry: Italian 1%
• Foreign-born: 10% · Canada, India
• Languages at home: 84% English-only · Spanish 11% Other Indo-European 2% Arabic 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: ▼ -94.10%
• Current HPI: 250.3885
• Rent YoY: ▲ 3.41%
• 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

+555.7% since first listed

11 events — show timeline

• 2026-05-11 Listed $144,900 CBRMLS
• 2020-02-06 Sold (Public Records) $55,000 Public Records
• 2020-01-31 Sold (MLS) $55,000 CBRMLS
• 2019-11-09 Contingent — CBRMLS
• 2019-11-04 Relisted — CBRMLS
• 2019-06-14 Relisted — CBRMLS
• 2019-06-13 Listing Removed — CBRMLS
• 2019-06-07 Listing Removed — CBRMLS
• 2019-06-06 Listed $55,000 CBRMLS
• 1987-09-17 Sold (Public Records) $37,500 Public Records
• 1987-05-20 Sold (Public Records) $22,100 Public Records

Property tax history

+7.7%/yr

Latest (2024): $1,954 · +1.3% YoY. Source: county tax records.