1382 E 21st Ave · Columbus, OH 43211

$105,000

2 bd · 1.0 ba · 908 sqft · SingleFamily public records · 7 Days on market

Built 1920 9,147 sqft lot Est $127k · 17% 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 +22.8/30.0
• ARV discount +15.0/15.0
• DSCR +7.3/10.0
• 1% rule +5.9/10.0
• 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

TWO BEDROOM, LIVING AND DINING ROOMS, HARDWOOD FLOORS, LARGE BASEMENTTHREE CAR DETACHED GARAGE. PROPERTY TO BE SOLD ''AS IS'', NO WARRANTIESBUT GREAT VALUE

Key facts

• Two parcels included
• Expanded yard space
• 9,147 sq ft lot

Tags

• TWO PARCELS INCLUDED
• EXPANDED YARD SPACE

Property features AI

Finance

• Other: Probate listing
• HOA & community: No HOA (Association phone: N/A)

Exterior

• Parking: Detached 3-car garage; On-street parking
• Utilities: Public water; Public sewer
• Home design: Single family residence; One story; Built in 1920; No common walls
• Construction: Block foundation
• Exterior features: Fenced yard; Additional parcel included

Interior

• Bedrooms: 2 main-level bedrooms
• Flooring: Wood flooring; Vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Window unit(s) for cooling
• Interior features: Decorative fireplace; Insulated windows; Full walk-out basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $182 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Cap rate 8.4% 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.
• Zoned schools: Indianola Informal K-8 School (math 43% / reading 58%, grade D+, #896 of 1,584 statewide, top 57%, 684 students, 0% FRL); Arts Impact Middle School (Aims) (math 17% / reading 25%, grade F, #608 of 654 statewide, top 93%, 532 students, 0% FRL); Linden-Mckinley Stem Academy (math 4% / reading 13%, grade F, #756 of 781 statewide, top 97%, 776 students, 0% FRL) — zoned schools average 0% FRL vs 72% district-wide (72 pts lower); this property's tenant base skews higher-income than the district average.
• 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 19d 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 32% 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 $726 of loan paydown is wiped out by about $3k 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.
• 2 sale attempts since 29y 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 $13k; list at $105k implies a 720% 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 $105,000

Questions for the listing agent

1. Built in 1920 — 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: 1.09% ✓
• Cap rate: 8.37%
• Cash-on-cash: 7.43%
• DSCR: 1.33
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $127,120
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1251 E 23rd Ave	0.23mi	3/1.0 (+1)	884 (-3%)	1mo	$107,000	$121	79
1423 E Maynard Ave	0.39mi	2/1.0	960 (+6%)	2mo	$82,000	$85	70
1258 E 21st Ave	0.18mi	2/1.5	1,008 (+11%)	1mo	$112,000	$111	70
1672 Duxberry Ave	0.49mi	3/1.0 (+1)	962 (+6%)	1mo	$134,900	$140	61
1175 E 23rd Ave	0.34mi	3/1.0 (+1)	1,008 (+11%)	1mo	$142,000	$141	60
1012 E 17th Ave	0.54mi	2/1.0	980 (+8%)	2mo	$105,000	$107	59
2309 Gerbert Rd	0.74mi	3/1.0 (+1)	923 (+2%)	2mo	$115,000	$125	56
957 E 17th Ave	0.63mi	2/1.0	1,000 (+10%)	2mo	$133,000	$133	52
995 E 17th Ave	0.58mi	2/1.5	1,016 (+12%)	4mo	$149,000	$147	48
975 E 14th Ave	0.67mi	3/2.0 (+1)	972 (+7%)	4mo	$178,000	$183	44
2315 Gerbert Rd	0.74mi	3/1.0 (+1)	979 (+8%)	4mo	$159,000	$162	44
906 E 18th Ave	0.68mi	3/1.5 (+1)	1,012 (+12%)	2mo	$152,500	$151	41

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: -4.5%
• Equity multiple: 0.83×
• Total profit: $-4,928
• Equity at exit: $15,656

10-year hold

• IRR: 5.7%
• Equity multiple: 1.43×
• Total profit: $12,669
• Equity at exit: $9,078

Cash invested: $29,400 (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: 7.6×

Monthly cashflow live

• Estimated rent: $1,146 high
• Mortgage (P&I): −$551
• Tax from tax record: −$129 /mo · $1,549/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$241
• Net cashflow: $182

Break-even live

Break-even rent $916

Max offer price $105,000

Occupancy floor 79%

Sensitivity live

Price	-10% $242	-5% $212	+0% $182	+5% $152	+10% $123
Rent	-10% $92	-5% $137	+0% $182	+5% $227	+10% $273
Rate	-1.0pp $235	-0.5pp $209	base $182	+0.5pp $155	+1.0pp $127

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1318-1320 E 20th Ave Unit 1318 Columbus, OH	3.0	1.0	1120	$1,275	$1.14	9d	1	0.10mi
1500 E 25th Ave Unit 2 Columbus, OH	2.0	1.0	720	$850	$1.18	25d	1	0.25mi
1500 E 25th Ave Columbus, OH	2.0	1.0	720	$850	$1.18	45d	1	0.26mi
1205 E 23rd Ave Columbus, OH	2.0	1.0	688	$1,050	$1.53	9d	1	0.30mi
1171 E 22nd Ave Unit 1171 Columbus, OH	2.0	1.0	750	$1,100	$1.47	19d	1	0.32mi
1153 E 20th Ave Columbus, OH	2.0	1.0	950	$1,250	$1.32	45d	1	0.35mi
1609-1611 E 26th Ave Columbus, OH	2.0	1.0	1080	$1,200	$1.11	25d	1	0.37mi
1609-1611 E 26th Ave Columbus, OH	2.0	1.0	1080	$1,150	$1.06	4d	1	0.37mi
1557 Brooks Ave Columbus, OH	3.0	1.0	1056	$1,250	$1.18	4d	1	0.49mi
1577 Cordell Ave Columbus, OH	2.0	1.0	882	$1,000	$1.13	4d	1	0.52mi
1061 E 15th Ave Unit 1061 Columbus, OH	2.0	1.0	756	$950	$1.26	5d	1	0.56mi
1063 E 15th Ave Columbus, OH	2.0	1.0	756	$950	$1.26	16d	1	0.56mi
1003 E 21st Ave Columbus, OH	2.0	1.5	835	$1,150	$1.38	9d	1	0.56mi
1042 E 14th Ave Columbus, OH	3.0	1.0	1084	$1,350	$1.25	25d	1	0.59mi
1020 E 13th Ave Columbus, OH	2.0	1.0	900	$950	$1.06	45d	1	0.65mi
924 E 18th Ave Columbus, OH	2.0	1.0	950	$1,200	$1.26	45d	1	0.66mi
1867 Alvason Ave Columbus, OH	3.0	1.0	999	$1,400	$1.40	45d	1	0.68mi
1629 Lexington Ave Unit A Columbus, OH	2.0	1.0	983	$900	$0.92	45d	1	0.70mi
2206 McGuffey Rd Columbus, OH	1.0	1.0	576	$770	$1.34	9d	1	0.71mi
1352 E Hudson St Columbus, OH	2.0	1.0	800	$1,150	$1.44	45d	1	0.72mi
2203-2205 Mcguffey Rd Columbus, OH	2.0	1.0	836	$1,050	$1.26	25d	1	0.73mi
2299 Hamilton Ave Columbus, OH	2.0	1.0	1000	$1,200	$1.20	45d	1	0.75mi
967 Duxberry Ave Columbus, OH	3.0	1.0	864	$1,100	$1.27	45d	1	0.75mi
898-900 E 13th Ave Unit 898 Columbus, OH	3.0	1.0	1120	$1,230	$1.10	9d	1	0.78mi
898 E 13th Ave Columbus, OH	3.0	1.0	1120	$1,230	$1.10	12d	1	0.78mi
1435 Republic Ave Columbus, OH	3.0	1.0	908	$1,425	$1.57	21d	1	0.79mi
1435 Republic Ave Columbus, OH	3.0	1.0	908	$1,395	$1.54	9d	1	0.79mi
2217 Grasmere Ave Columbus, OH	2.0	1.5	720	$1,650	$2.29	16d	1	0.83mi
1614 Republic Ave Unit B Columbus, OH	1.0	1.0	840	$850	$1.01	45d	1	0.84mi
2236 Atwood Ter Columbus, OH	2.0	1.0	720	$900	$1.25	9d	1	0.91mi
1576-1578 Arlington Ave Unit 1576 Columbus, OH	2.0	1.0	902	$1,000	$1.11	45d	1	0.99mi
2291 Taylor Ave Columbus, OH	3.0	1.0	979	$1,300	$1.33	45d	1	1.02mi
2505-2507 Cleveland Ave Unit F Columbus, OH	1.0	1.0	700	$1,100	$1.57	45d	1	1.04mi
1524 Genessee Ave Unit A Columbus, OH	2.0	1.0	800	$1,150	$1.44	4d	1	1.05mi
1046-1048 Republic Ave Columbus, OH	1.0	1.0	672	$875	$1.30	5d	1	1.05mi
1530 Genessee Ave Unit B Columbus, OH	2.0	1.0	800	$1,150	$1.44	5d	1	1.05mi
1045 Leona Ave Unit A Columbus, OH	2.0	1.0	710	$829	$1.17	9d	1	1.09mi
2383 Hiawatha Park Dr Unit 2383 Columbus, OH	1.0	1.0	600	$1,100	$1.83	45d	1	1.09mi
2317 Parkwood Ave Columbus, OH	2.0	1.0	672	$995	$1.48	9d	1	1.10mi
944-946 Leona Ave Columbus, OH	2.0	1.0	625	$950	$1.52	16d	1	1.10mi

Listing history 5 events

1. 2026-06-13
   statusdays on market $105,000 Pending 7 DOM
2. 2026-06-09
   days on market $105,000 Active 4 DOM
3. 2026-06-08
   days on market $105,000 Active 3 DOM
4. 2026-06-07
   remarks 699-char remark
5. 2026-06-07
   listed $105,000 Active 2 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: $1,549 · $129/mo
• Projected year-2 tax: $1,594 · $133/mo
• Expected delta: +$44/yr (+$4/mo · 2.9%)

ⓘ 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 · 17 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: $13,755
• − Mortgage interest: −$5,882
• − Property taxes: −$1,549
• − Insurance: −$525
• − Repairs & maintenance: −$1,100
• − Management: −$1,100
• − Depreciation: −$3,055
• Taxable income: $544
• Est. tax owed @ 24.0%: −$131
• After-tax cash flow: $2,054/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

+600.0% since first listed

7 events — show timeline

• 2026-06-05 Listed $105,000 CBRMLS
• 2014-04-23 Listing Removed — CBRMLS
• 1998-01-15 Sold (Public Records) $25,500 Public Records
• 1998-01-15 Sold (Public Records) $12,800 Public Records
• 1997-12-24 Sold (MLS) $25,500 CBRMLS
• 1997-11-19 Listed $26,000 CBRMLS
• 1992-03-10 Sold (Public Records) $15,000 Public Records

Property tax history

+27.0%/yr

Latest (2024): $1,549 · +1.1% YoY. Source: county tax records.