2654 Stonington Ave · Columbus, OH 43123

$265,000

3 bd · 1.5 ba · 1,540 sqft · SingleFamily public records · 21 Days on market

Built 1973 6,098 sqft lot $172/sqft · at area comps Est $275k · at est.

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Why this score? — see what drove the D 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 +12.1/30.0
• ARV discount +9.2/15.0
• Livability +4.0/5.0
• Schools +3.8/10.0
• DSCR +3.6/10.0
• Rent growth +3.4/5.0
• 1% rule +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

It's beautiful - Updated 4 bedroom home that is priced to sell. Pleasant neutral decor makes it easy to make it your own. Fourth bedroom on lower level can be used as a family room. Fenced yard. Nice Deck.

Key facts

• 6,098 sq ft lot
• 2 garage spots
• Built 1973

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $265k.

Deal economics

• At list price, monthly cash flow is $-58 ($-695/yr) — negative.
• To cash-flow at today's rent, offer at most $255k (3.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $209k (21.2% below list).
• Recommended offer: $209k (21.2% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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.
• South-Western City (suburban): math 40% / reading 48% proficiency, ranked #500 of 656 in OH (top 76%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+3.7%/yr); 327 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 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 $2k of loan paydown is wiped out by about $8k 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 21 days — a 2% lower offer ($261k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 18y 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 $105k; list at $265k implies a 153% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $208,769 (21.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1973 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.79% ✗
• Cap rate: 6.03%
• Cash-on-cash: -0.94%
• DSCR: 0.96
• GRM: 10.6

CMA / ARV

• ARV (median comp): $275,258
• List price: $265,000
• Delta: -3.73%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2083 Manley Way	0.37mi	3/1.5	1,508 (-2%)	9mo	$272,000	$180	72
2894 Creith Ct	0.35mi	3/1.5	1,444 (-6%)	6mo	$247,000	$171	68
1949 Big Run Bluff Blvd	0.52mi	3/2.0	1,568 (+2%)	3mo	$105,000	$67	68
2337 Warfield Dr	0.42mi	3/2.0	1,450 (-6%)	5mo	$299,900	$207	65
1984 Forestwind Dr	0.53mi	3/2.5	1,476 (-4%)	1mo	$337,500	$229	64
2197 Brookbank Dr	0.60mi	3/1.5	1,635 (+6%)	0mo	$295,000	$180	62
2975 Crocker Run Rd	0.42mi	3/2.5	1,708 (+11%)	3mo	$325,900	$191	55
2790 Schuylar Rd	0.52mi	3/2.5	1,630 (+6%)	8mo	$279,900	$172	55
2986 Olson Pl	0.42mi	3/2.5	1,344 (-13%)	1mo	$305,000	$227	54
2321 Hunterstown Dr	0.66mi	3/2.5	1,490 (-3%)	8mo	$250,000	$168	53
2800 Alkire Rd	0.69mi	3/1.5	1,380 (-10%)	3mo	$295,000	$214	48
2407 Sunladen Dr	0.66mi	3/2.0	1,351 (-12%)	7mo	$302,000	$224	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 · 3.68% rent growth · sell at horizon

5-year hold

• IRR: -17.2%
• Equity multiple: 0.39×
• Total profit: $-45,235
• Equity at exit: $39,512

10-year hold

• IRR: -8.0%
• Equity multiple: 0.48×
• Total profit: $-38,337
• Equity at exit: $22,912

Cash invested: $74,200 (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 43123

• Rents YoY: 3.7%
• Active inventory: 327
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $2,088 high
• Mortgage (P&I): −$1,390
• Tax from tax record: −$207 /mo · $2,485/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$438
• Net cashflow: $-58

Break-even live

Break-even rent $2,161

Max offer price $254,773

Occupancy floor 98%

Sensitivity live

Price	-10% $92	-5% $17	+0% $-58	+5% $-133	+10% $-208
Rent	-10% $-223	-5% $-140	+0% $-58	+5% $25	+10% $107
Rate	-1.0pp $76	-0.5pp $10	base $-58	+0.5pp $-127	+1.0pp $-196

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: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2887 Creith Ct Grove City, OH	3.0	2.0	1201	$2,023	$1.68	45d	1	0.31mi
2956 Crocker Run Rd Grove City, OH	3.0	1.5	1200	$2,000	$1.67	45d	1	0.38mi
2290 Turquoise Dr Grove City, OH	3.0	1.0	1232	$2,225	$1.81	17d	1	0.46mi
2348 Warfield Dr Grove City, OH	4.0	2.0	1262	$1,825	$1.45	45d	1	0.48mi
2284 Brookbank Dr Grove City, OH	3.0	2.0	1478	$2,275	$1.54	12d	1	0.62mi
1640 Butterfly Ct Columbus, OH	4.0	2.0	1433	$1,849	$1.29	4d	1	0.96mi
3103 Charles Dr Grove City, OH	3.0	1.0	1135	$1,700	$1.50	25d	1	1.01mi
1475 Pineland Ct Columbus, OH	4.0	2.5	1170	$2,023	$1.73	45d	1	1.20mi
2422 Salem Ave Grove City, OH	4.0	1.5	1910	$2,555	$1.34	3d	1	1.21mi
1433 Tall Meadows Dr Columbus, OH	3.0	1.5	1428	$1,995	$1.40	13d	1	1.23mi
2656 Willowgate Rd Grove City, OH	4.0	2.5	1820	$2,625	$1.44	3d	1	1.28mi
1417 Fahy Dr Columbus, OH	3.0	2.0	1932	$2,345	$1.21	12d	1	1.32mi
2060 Pentress Dr Grove City, OH	3.0	2.5	1818	$2,550	$1.40	13d	1	1.49mi

Listing history 21 events

1. 2026-06-21
   days on market $265,000 Active 21 DOM
2. 2026-06-18
   days on market $265,000 Active 18 DOM
3. 2026-06-17
   days on market $265,000 Active 17 DOM
4. 2026-06-16
   days on market $265,000 Active 16 DOM
5. 2026-06-15
   statusdays on market $265,000 Active 15 DOM
6. 2026-05-04
   historical
7. 2026-04-19
   listed $265,000 Active
8. 2026-04-15
   historical
9. 2014-08-01
   soldstatus $104,800
10. 2014-07-25
    soldstatus $104,800 205-char remark

    Show marketing remark (205 chars)

    It's beautiful - Updated 4 bedroom home that is priced to sell. Pleasant neutral decor makes it easy to make it your own. Fourth bedroom on lower level can be used as a family room. Fenced yard. Nice Deck.

11. 2014-06-24
    historical 205-char remark

    Show marketing remark (205 chars)

    It's beautiful - Updated 4 bedroom home that is priced to sell. Pleasant neutral decor makes it easy to make it your own. Fourth bedroom on lower level can be used as a family room. Fenced yard. Nice Deck.

12. 2014-04-28
    listed $101,000 205-char remark

    Show marketing remark (205 chars)

    It's beautiful - Updated 4 bedroom home that is priced to sell. Pleasant neutral decor makes it easy to make it your own. Fourth bedroom on lower level can be used as a family room. Fenced yard. Nice Deck.

13. 2012-10-18
    historical
14. 2012-05-09
    listed $119,900
15. 2008-12-09
    historical
16. 2008-11-06
    listed $99,000
17. 2008-11-03
    historical
18. 2008-09-04
    listed $110,000
19. 2008-08-30
    historical
20. 2008-04-28
    listed $110,000
21. 2006-12-07
    soldstatus $95,000

ⓘ 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: $2,485 · $207/mo
• Projected year-2 tax: $3,309 · $276/mo
• Expected delta: +$825/yr (+$69/mo · 33.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 54% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥102°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,052
• − Mortgage interest: −$14,844
• − Property taxes: −$2,485
• − Insurance: −$1,325
• − Repairs & maintenance: −$2,004
• − Management: −$2,004
• − Depreciation: −$7,709
• Taxable loss: −$5,319
• Est. tax savings @ 24.0%: +$1,277
• After-tax cash flow: $582/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: South-Western City
• NCES district ID: 3904480
• Math proficiency: 40% ▼ -18.00%
• Reading proficiency: 48% ▼ -10.00%
• Median HH income: $51,689
• Composite: 37.95/100
• National rank: #4305
• State rank: #500 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): 67,626
• Household income: $91,008
• Rent vs Own: 26.1% rent · 73.9% own
• Severe rent burden: 1087.0

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: Predominantly White (84%)
• Race & ethnicity: White 84% Two or more races 6% Hispanic / Latino 5% Black 5% Asian 2%
• Common ancestry: Romanian 2% Slovak 2% Italian 2%
• Foreign-born: 4% · Canada, Vietnam, China
• Languages at home: 93% English-only · Spanish 3% Russian/Polish/Slavic 1% Other Indo-European 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: ▼ -241.42%
• Current HPI: 238.709
• Rent YoY: ▲ 3.68%
• 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

+178.9% since first listed

16 events — show timeline

• 2026-05-04 Listing Removed — CBRMLS
• 2026-04-19 Listed $265,000 CBRMLS
• 2026-04-15 Coming Soon — CBRMLS
• 2014-08-01 Sold (Public Records) $104,800 Public Records
• 2014-07-25 Sold (MLS) $104,800 CBRMLS
• 2014-06-24 Listing Removed — CBRMLS
• 2014-04-28 Listed $101,000 CBRMLS
• 2012-10-18 Listing Removed — CBRMLS
• 2012-05-09 Listed $119,900 CBRMLS
• 2008-12-09 Listing Removed — CBRMLS
• 2008-11-06 Listed $99,000 CBRMLS
• 2008-11-03 Listing Removed — CBRMLS
• 2008-09-04 Listed $110,000 CBRMLS
• 2008-08-30 Listing Removed — CBRMLS
• 2008-04-28 Listed $110,000 CBRMLS
• 2006-12-07 Sold (Public Records) $95,000 Public Records

Property tax history

+2.7%/yr

Latest (2024): $2,485 · +1.8% YoY. Source: county tax records.