2739 Sutton Ave · Columbus, OH 43204

$125,000

2 bd · 1.0 ba · 1,100 sqft · SingleFamily public records · 62 Days on market

Built 1923 5,227 sqft lot $114/sqft · 32% below area Est $185k · 32% 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 +19.5/30.0
• ARV discount +15.0/15.0
• DSCR +6.2/10.0
• 1% rule +5.1/10.0
• 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

This Valleyview single-family home offers great potential for an owner-occupant or investor, with cash or conventional financing only. The property features charming original woodwork, a spacious layout with 2 bedrooms and 1 bath, and a generous 43x150 lot with a large deck and a 1-car detached garage. Some TLC will bring out its full value. The home is currently tenant-occupied on a month-to-month basis; please do not disturb tenants. Curb-offers only, with interior walk-throughs available after an accepted offer in accordance with tenant rights.

Key facts

• 5,227 sq ft lot
• Garage
• Built 1923

🏷️ Possibly a rental listed for sale. The $125,000 price doesn't fit this home's estimated sale value (~$185,158) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $141 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $118k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.7% 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 $864 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 62 days — a 6% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $50k; list at $125k implies a 150% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1923 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $117,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1923 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.01% ✓
• Cap rate: 7.65%
• Cash-on-cash: 4.85%
• DSCR: 1.22
• GRM: 8.2

CMA / ARV

• ARV (median comp): $185,158
• List price: $125,000
• Delta: -32.49%
• 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
314 N Ogden Ave	0.22mi	2/1.0	1,064 (-3%)	1mo	$212,500	$200	83
35 S Powell Ave	0.37mi	2/2.0	1,152 (+5%)	1mo	$210,000	$182	70
508 N Harris Ave	0.42mi	3/1.0 (+1)	1,152 (+5%)	1mo	$145,000	$126	67
2629 Elliott Ave	0.36mi	2/2.0	1,016 (-8%)	2mo	$240,000	$236	65
514 N Hague Ave	0.44mi	2/1.5	1,170 (+6%)	4mo	$180,000	$154	64
2471 Valleyview Dr	0.46mi	3/1.0 (+1)	1,152 (+5%)	3mo	$186,000	$161	63
184 S Ogden Ave	0.61mi	2/1.0	1,051 (-4%)	2mo	$172,000	$164	62
2578 Elliott Ave	0.41mi	3/2.0 (+1)	1,176 (+7%)	3mo	$225,000	$191	58
96 S Powell Ave	0.45mi	3/1.0 (+1)	1,240 (+13%)	1mo	$155,000	$125	52
229 S Richardson Ave	0.71mi	3/1.0 (+1)	1,168 (+6%)	1mo	$165,000	$141	51
209 S Terrace Ave	0.71mi	3/1.5 (+1)	1,220 (+11%)	3mo	$195,000	$160	39
151 S Eureka Ave	0.69mi	3/1.0 (+1)	936 (-15%)	1mo	$80,000	$85	37

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: -7.1%
• Equity multiple: 0.73×
• Total profit: $-9,312
• Equity at exit: $18,638

10-year hold

• IRR: 4.3%
• Equity multiple: 1.33×
• Total profit: $11,676
• Equity at exit: $10,808

Cash invested: $35,000 (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: 8.2×

Monthly cashflow live

• Estimated rent: $1,263 high
• Mortgage (P&I): −$656
• Tax from tax record: −$149 /mo · $1,784/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$265
• Net cashflow: $141

Break-even live

Break-even rent $1,084

Max offer price $125,000

Occupancy floor 84%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2735 Sutton Ave Columbus, OH	3.0	1.0	1099	$1,175	$1.07	3d	1	0.03mi
264-276 N Powell Ave Apt C Columbus, OH	2.0	1.0	750	$975	$1.30	7d	1	0.18mi
130 N Roys Ave Columbus, OH	3.0	1.0	1380	$1,595	$1.16	2d	1	0.24mi
87-97 N Burgess Ave Columbus, OH	2.0	1.0	950	$1,250	$1.32	44d	1	0.26mi
87-97 N Burgess Ave Unit 93 Columbus, OH	2.0	1.5	1050	$1,250	$1.19	23d	1	0.26mi
54 N Ogden Ave Columbus, OH	3.0	1.0	1176	$950	$0.81	2d	1	0.27mi
43-45 N Chase Ave Unit 43 Columbus, OH	3.0	1.0	1200	$1,400	$1.17	10d	1	0.27mi
43 N Chase Ave Columbus, OH	3.0	1.0	1200	$1,400	$1.17	10d	1	0.28mi
43 N Roys Ave Columbus, OH	3.0	1.5	1332	$1,599	$1.20	23d	1	0.32mi
2730 Elliott Ave Columbus, OH	3.0	1.0	1332	$1,803	$1.35	44d	1	0.37mi
80 S Warren Ave Columbus, OH	3.0	1.0	1258	$1,345	$1.07	3d	1	0.41mi
80 S Warren Ave Columbus, OH	3.0	1.0	1258	$1,345	$1.07	44d	1	0.41mi
92 S Hague Ave Columbus, OH	3.0	2.0	1456	$1,400	$0.96	23d	1	0.41mi
39 Eldon Ave Unit 1 Columbus, OH	3.0	2.0	1043	$1,500	$1.44	23d	1	0.43mi
133 N Eureka Ave Columbus, OH	3.0	1.0	1484	$1,350	$0.91	12d	1	0.43mi
18 N Huron Ave Unit C Columbus, OH	1.0	1.0	1000	$1,050	$1.05	44d	1	0.44mi
41-43 N Huron Ave Unit 41 Columbus, OH	3.0	1.0	1176	$1,400	$1.19	7d	1	0.44mi
27-29 N Terrace Ave Unit 29 Columbus, OH	3.0	1.0	1144	$1,260	$1.10	23d	1	0.48mi
29 S Terrace Ave Columbus, OH	3.0	1.0	1144	$1,260	$1.10	23d	1	0.48mi
148 S Powell Ave Unit B Columbus, OH	2.0	1.0	900	$1,000	$1.11	7d	1	0.51mi
148 S Powell Ave Columbus, OH	2.0	1.0	900	$1,050	$1.17	44d	1	0.51mi
261 N Wheatland Ave Columbus, OH	2.0	1.0	796	$1,300	$1.63	23d	1	0.59mi
65 N Brinker Ave Columbus, OH	1.0	1.0	750	$975	$1.30	44d	1	0.62mi
59 N Brinker Ave Columbus, OH	1.0	1.0	1200	$950	$0.79	44d	1	0.62mi
174 N Wheatland Ave Columbus, OH	2.0	1.0	917	$1,046	$1.14	3d	3	0.64mi
41 S Oakley Ave Columbus, OH	3.0	1.5	1428	$1,550	$1.09	44d	1	0.65mi
216 N Wheatland Ave Columbus, OH	1.0	1.0	750	$823	$1.10	7d	2	0.66mi
180 N Sylvan Ave Unit H Columbus, OH	1.0	1.0	952	$795	$0.84	44d	1	0.68mi
179 N Sylvan Ave Unit 179 Columbus, OH	3.0	2.0	1152	$2,000	$1.74	17d	1	0.71mi
322 S Powell Ave Columbus, OH	2.0	1.0	1100	$950	$0.86	20d	1	0.74mi
364 S Chase Ave Unit B Columbus, OH	2.0	1.0	1010	$975	$0.97	44d	1	0.81mi
252-254 S Wayne Ave Unit 254 Columbus, OH	3.0	1.0	1120	$1,300	$1.16	17d	1	0.83mi
390 S Powell Ave Columbus, OH	2.0	1.0	775	$1,025	$1.32	3d	1	0.84mi
375 S Burgess Ave Columbus, OH	2.0	1.0	732	$950	$1.30	3d	1	0.85mi
375 S Burgess Ave Columbus, OH	2.0	1.0	732	$950	$1.30	20d	1	0.85mi
396 S Powell Ave Unit 396 Columbus, OH	2.0	1.0	1022	$925	$0.91	44d	1	0.85mi
406 1/2 S Hague Ave Columbus, OH	2.0	1.0	918	$765	$0.83	44d	1	0.86mi
170 S Highland Ave Columbus, OH	2.0	1.0	950	$895	$0.94	44d	1	0.87mi
329 S Wayne Ave Columbus, OH	3.0	1.0	1120	$1,425	$1.27	3d	1	0.89mi
2883-2889 Wicklow Rd Columbus, OH	2.0	1.0	1200	$1,099	$0.92	44d	1	0.90mi

Listing history 18 events

1. 2026-06-18
   days on market $125,000 Active 62 DOM
2. 2026-06-17
   days on market $125,000 Active 61 DOM
3. 2026-06-16
   days on market $125,000 Active 60 DOM
4. 2026-06-15
   days on market $125,000 Active 59 DOM
5. 2026-06-13
   days on market $125,000 Active 57 DOM
6. 2026-06-13
   days on market $125,000 Active 56 DOM
7. 2026-06-09
   days on market $125,000 Active 53 DOM
8. 2026-06-08
   days on market $125,000 Active 52 DOM
9. 2026-06-07
   days on market $125,000 Active 51 DOM
10. 2026-06-05
    days on market $125,000 Active 48 DOM
11. 2026-06-03
    days on market $125,000 Active 47 DOM
12. 2026-06-02
    days on market $125,000 Active 46 DOM
13. 2026-06-01
    days on market $125,000 Active 45 DOM
14. 2026-05-31
    days on market $125,000 Active 44 DOM
15. 2026-04-17
    listed $125,000 Active 553-char remark

    Show marketing remark (553 chars)

    This Valleyview single-family home offers great potential for an owner-occupant or investor, with cash or conventional financing only. The property features charming original woodwork, a spacious layout with 2 bedrooms and 1 bath, and a generous 43x150 lot with a large deck and a 1-car detached garage. Some TLC will bring out its full value. The home is currently tenant-occupied on a month-to-month basis; please do not disturb tenants. Curb-offers only, with interior walk-throughs available after an accepted offer in accordance with tenant rights.

16. 2019-09-09
    soldstatus $50,000
17. 1987-04-27
    soldstatus $38,042
18. 1987-04-27
    soldstatus $36,900

ⓘ 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: $1,784 · $149/mo
• Projected year-2 tax: $1,867 · $156/mo
• Expected delta: +$83/yr (+$7/mo · 4.7%)

ⓘ 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: $15,154
• − Mortgage interest: −$7,002
• − Property taxes: −$1,784
• − Insurance: −$625
• − Repairs & maintenance: −$1,212
• − Management: −$1,212
• − Depreciation: −$3,636
• Taxable loss: −$317
• Est. tax savings @ 24.0%: +$76
• After-tax cash flow: $1,773/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

+228.6% since first listed

4 events — show timeline

• 2026-04-17 Listed $125,000 CBRMLS
• 2019-09-09 Sold (Public Records) $50,000 Public Records
• 1987-04-27 Sold (Public Records) $36,900 Public Records
• 1987-04-27 Sold (Public Records) $38,042 Public Records

Property tax history

+8.6%/yr

Latest (2024): $1,784 · +1.3% YoY. Source: county tax records.