1805 E 26th Ave · Columbus, OH 43219

$174,900

4 bd · 2.0 ba · 1,718 sqft · SingleFamily public records · 32 Days on market

Built 1969 5,227 sqft lot Est $234k · 25% 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 +16.0/30.0
• ARV discount +15.0/15.0
• DSCR +4.9/10.0
• 1% rule +4.0/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Large bi-level located in Columbus with 4 bedrooms and 2 full bathrooms. Has a driveway for off street parking, a deck, and fenced yard.

Key facts

• Elevated rear deck
• Finished area
• Wood cabinetry

Tags

• FENCED BACKYARD
• ELEVATED REAR DECK
• MULTIPLE LIVING AREAS
• FINISHED AREA
• UPSTAIRS LIVING ROOM
• WOOD CABINETRY

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $86 ($1k/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 $158k (9.5% below list).
• Recommended offer: $158k (9.5% below list) — sets the bar for 1% rule.
• Cap rate 6.9% 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 soft (-0.8%/yr); 102 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 8,139 units permitted in Franklin County in 2024 (5,940 in 5+ unit buildings).
• This rent runs 36% of the median local income ($52k/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 $1k of loan paydown is wiped out by about $5k 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 32 days — a 3% lower offer ($170k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y 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 $38k; list at $175k implies a 366% gain — meaningful room to come down on a strong offer.

Recommended offer $158,280 (9.5% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
2. Built in 1969 — 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: 0.90% ✗
• Cap rate: 6.88%
• Cash-on-cash: 2.11%
• DSCR: 1.09
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $233,648
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1862 Argyle Dr	0.22mi	4/2.0	1,750 (+2%)	2mo	$226,000	$129	85
1684 E Blake Ave	0.28mi	4/2.0	1,622 (-6%)	3mo	$210,000	$129	75
1928 Argyle Dr	0.30mi	5/2.0 (+1)	1,800 (+5%)	8mo	$223,000	$124	66
1978 Argyle Dr	0.36mi	4/2.0	1,576 (-8%)	4mo	$215,000	$136	66
2186 Middlehurst Dr	0.55mi	3/1.0 (-1)	1,656 (-4%)	4mo	$220,000	$133	56
1394 E 20th Ave	0.62mi	4/2.0	1,600 (-7%)	5mo	$224,599	$140	55
2316 Cleveland Ave	0.58mi	4/1.5	1,600 (-7%)	9mo	$177,500	$111	52
2195 Dresden St	0.71mi	3/1.0 (-1)	1,672 (-3%)	2mo	$228,000	$136	52
2321 Dunning Ct	0.74mi	5/2.0 (+1)	1,654 (-4%)	3mo	$229,900	$139	52
1808 Brentnell Ave	0.67mi	5/2.5 (+1)	1,645 (-4%)	6mo	$247,000	$150	50
1542 E Blake Ave	0.45mi	3/1.0 (-1)	1,533 (-11%)	8mo	$90,000	$59	45
1789 Marston Rd	0.57mi	5/3.0 (+1)	1,946 (+13%)	7mo	$267,500	$137	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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -16.3%
• Equity multiple: 0.44×
• Total profit: $-27,496
• Equity at exit: $26,078

10-year hold

• IRR: -14.2%
• Equity multiple: 0.29×
• Total profit: $-34,817
• Equity at exit: $15,122

Cash invested: $48,972 (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 43219

• Rents YoY: -0.8%
• Active inventory: 102
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,583 high
• Mortgage (P&I): −$917
• Tax from tax record: −$174 /mo · $2,090/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$332
• Net cashflow: $86

Break-even live

Break-even rent $1,474

Max offer price $174,900

Occupancy floor 90%

Sensitivity live

Price	-10% $185	-5% $136	+0% $86	+5% $37	+10% $-13
Rent	-10% $-39	-5% $24	+0% $86	+5% $149	+10% $211
Rate	-1.0pp $174	-0.5pp $131	base $86	+0.5pp $41	+1.0pp $-5

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: $43,725
• Closing costs: $5,247
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1660 E 25th Ave Columbus, OH	3.0	1.0	1200	$1,350	$1.12	45d	1	0.24mi
1652 E 25th Ave Columbus, OH	3.0	1.0	1200	$1,350	$1.12	25d	1	0.25mi
1612 E 25th Ave Columbus, OH	3.0	1.0	1200	$1,250	$1.04	25d	1	0.30mi
1879 Jermain Dr Columbus, OH	4.0	1.0	1077	$1,800	$1.67	45d	1	0.39mi
1624 Kohr Pl Columbus, OH	3.0	1.0	1176	$1,400	$1.19	16d	1	0.48mi
1410 E Blake Ave Columbus, OH	3.0	1.0	1300	$1,700	$1.31	25d	1	0.65mi
1906-1908 Cleveland Ave Columbus, OH	3.0	1.0	1384	$1,295	$0.94	45d	1	0.68mi
1527 Republic Ave Columbus, OH	3.0	1.0	1176	$1,299	$1.10	25d	1	0.71mi
1527 Republic Ave Columbus, OH	3.0	1.0	1176	$1,345	$1.14	45d	1	0.71mi
1320 E 23rd Ave Unit 1320 Columbus, OH	3.0	1.0	1134	$1,050	$0.93	45d	1	0.72mi
1993 Linton Gardens Dr Columbus, OH	4.0	2.5	1788	$1,895	$1.06	17d	1	0.75mi
1318-1320 E 20th Ave Unit 1318 Columbus, OH	3.0	1.0	1120	$1,275	$1.14	9d	1	0.75mi
1514 Republic Ave Unit 1514 Columbus, OH	3.0	1.5	1288	$1,450	$1.13	25d	1	0.75mi
1269 E 23rd Ave Columbus, OH	3.0	1.0	1175	$1,350	$1.15	9d	1	0.79mi
1272 E 21st Ave Unit 1272 Columbus, OH	3.0	1.5	1176	$1,400	$1.19	12d	1	0.79mi
2368 Marcia Dr Columbus, OH	5.0	1.5	1595	$2,279	$1.43	16d	1	0.85mi
1590 Vendome Dr S Columbus, OH	3.0	1.5	1303	$1,600	$1.23	25d	1	0.86mi
1590 Vendome Dr S Columbus, OH	3.0	1.5	1303	$1,600	$1.23	23d	1	0.86mi
2540 Parkwood Ave Columbus, OH	4.0	1.0	1374	$1,400	$1.02	45d	1	0.86mi
2176 Ontario St Columbus, OH	4.0	2.0	1066	$1,650	$1.55	25d	1	0.90mi
1185 E 22nd Ave Columbus, OH	3.0	1.0	1304	$1,400	$1.07	45d	1	0.91mi
2590 Parkwood Ave Unit 2590 Columbus, OH	3.0	1.0	1152	$1,400	$1.22	25d	1	0.93mi
1156 E 17th Ave Columbus, OH	3.0	1.0	1212	$1,200	$0.99	45d	1	1.02mi
1145 E 18th Ave Columbus, OH	3.0	1.0	1202	$1,225	$1.02	16d	1	1.02mi
1709 E Weber Rd Columbus, OH	3.0	1.0	1154	$1,100	$0.95	45d	1	1.05mi
1695 E Weber Rd Columbus, OH	4.0	2.0	1560	$1,600	$1.03	17d	1	1.06mi
1557 Brooks Ave Columbus, OH	3.0	1.0	1056	$1,250	$1.18	4d	1	1.07mi
2718 Fern Ave Columbus, OH	3.0	1.0	1100	$1,640	$1.49	45d	1	1.08mi
2623 Bloom Dr Columbus, OH	3.0	2.5	1356	$1,950	$1.44	23d	1	1.11mi
2504 Vendome Dr Columbus, OH	3.0	1.0	1072	$1,600	$1.49	16d	1	1.11mi
1099 E 16th Ave Columbus, OH	3.0	1.0	1200	$1,300	$1.08	23d	1	1.12mi
1097 E 16th Ave Columbus, OH	3.0	1.0	1200	$1,300	$1.08	23d	1	1.12mi
1354 Minnesota Ave Columbus, OH	3.0	2.0	1350	$1,800	$1.33	14d	1	1.17mi
1536 E Weber Rd Columbus, OH	3.0	2.0	1332	$1,695	$1.27	25d	1	1.19mi
1536 E Weber Rd Columbus, OH	3.0	2.0	1332	$1,695	$1.27	21d	1	1.19mi
1042 E 14th Ave Columbus, OH	3.0	1.0	1084	$1,350	$1.25	25d	1	1.23mi
1269 Minnesota Ave Columbus, OH	3.0	1.0	1075	$1,550	$1.44	9d	1	1.24mi
2453 McGuffey Rd Columbus, OH	5.0	3.0	1782	$2,200	$1.23	45d	1	1.27mi
989 E 15th Ave Columbus, OH	3.0	1.0	1204	$1,250	$1.04	25d	1	1.28mi
2183 Painted Cliff Dr Columbus, OH	3.0	2.5	1356	$2,235	$1.65	3d	1	1.40mi

Listing history 9 events

1. 2026-03-13
   status Pending
2. 2026-03-06
   status Active
3. 2026-02-27
   historical Contingent
4. 2026-02-09
   listed $174,900 Active
5. 2015-09-09
   soldstatus $37,500 Closed 136-char remark

   Show marketing remark (136 chars)

   Large bi-level located in Columbus with 4 bedrooms and 2 full bathrooms. Has a driveway for off street parking, a deck, and fenced yard.

6. 2015-08-19
   status Pending 136-char remark

   Show marketing remark (136 chars)

   Large bi-level located in Columbus with 4 bedrooms and 2 full bathrooms. Has a driveway for off street parking, a deck, and fenced yard.

7. 2015-08-10
   price $39,900 136-char remark

   Show marketing remark (136 chars)

   Large bi-level located in Columbus with 4 bedrooms and 2 full bathrooms. Has a driveway for off street parking, a deck, and fenced yard.

8. 2015-07-08
   listed $44,900 Active 136-char remark

   Show marketing remark (136 chars)

   Large bi-level located in Columbus with 4 bedrooms and 2 full bathrooms. Has a driveway for off street parking, a deck, and fenced yard.

9. 2002-01-08
   soldstatus $83,000

ⓘ 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: $2,090 · $174/mo
• Projected year-2 tax: $2,409 · $201/mo
• Expected delta: +$319/yr (+$27/mo · 15.3%)

ⓘ 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: $18,994
• − Mortgage interest: −$9,797
• − Property taxes: −$2,090
• − Insurance: −$874
• − Repairs & maintenance: −$1,519
• − Management: −$1,519
• − Depreciation: −$5,088
• Taxable loss: −$1,895
• Est. tax savings @ 24.0%: +$455
• After-tax cash flow: $1,489/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): 32,338
• Household income: $52,094
• Rent vs Own: 61.8% rent · 38.2% own
• Severe rent burden: 2016.0

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: Majority Black (65%)
• Race & ethnicity: Black 65% White 17% Hispanic / Latino 10% Two or more races 7% Asian 4%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Swedish 1% Lithuanian 1% Swiss 1%
• Foreign-born: 20% · Canada, India, China
• Languages at home: 76% English-only · Spanish 7% Other Indo-European 3% Chinese 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: ▼ -137.02%
• Current HPI: 172.3872
• Rent YoY: ▼ -0.84%
• 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

+110.7% since first listed

9 events — show timeline

• 2026-03-13 Pending — CBRMLS
• 2026-03-06 Relisted — CBRMLS
• 2026-02-27 Contingent — CBRMLS
• 2026-02-09 Listed $174,900 CBRMLS
• 2015-09-09 Sold (MLS) $37,500 CBRMLS
• 2015-08-19 Pending — CBRMLS
• 2015-08-10 Price Changed $39,900 CBRMLS
• 2015-07-08 Listed $44,900 CBRMLS
• 2002-01-08 Sold (Public Records) $83,000 Public Records

Property tax history

+5.2%/yr

Latest (2024): $2,090 · +1.3% YoY. Source: county tax records.