928 Chittenden Ave · Columbus, OH 43211

$99,000

3 bd · 1.0 ba · 1,248 sqft · SingleFamily public records · 61 Days on market

Built 1925 3,484 sqft lot $79/sqft · 41% below area Est $167k · 41% under

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Why this score? — see what drove the B 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 +26.9/30.0
• ARV discount +15.0/15.0
• DSCR +9.3/10.0
• 1% rule +8.1/10.0
• 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

Attention investors this is an estate sale being sold AS IS.

Key facts

• 3,484 sq ft lot
• Built 1925
• Listed 61 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $273 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $93k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.6% 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); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 8,139 units permitted in Franklin County in 2024 (5,940 in 5+ unit buildings).
• This rent runs 37% 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 $684 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.
• At projected returns (-3.0% appreciation + 3.4% rent growth), your $28k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 61 days — a 6% lower offer ($93k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $93,060 (6.0% below list)

Questions for the listing agent

1. It's been on market 61 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 1925 — 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: 1.31% ✓
• Cap rate: 9.60%
• Cash-on-cash: 11.81%
• DSCR: 1.53
• GRM: 6.4

CMA / ARV

• ARV (median comp): $166,883
• List price: $99,000
• Delta: -40.68%
• 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
972 E 12th Ave	0.08mi	3/1.5	1,113 (-11%)	4mo	$135,000	$121	72
1129 E 17th Ave	0.41mi	3/1.0	1,320 (+6%)	0mo	$62,000	$47	71
1158 Lexington Ave	0.46mi	3/1.0	1,144 (-8%)	6mo	$143,000	$125	60
1218 E 22nd Ave	0.74mi	2/1.0 (-1)	1,250 (+0%)	3mo	$103,000	$82	58
1029 E 19th Ave	0.49mi	3/1.5	1,120 (-10%)	1mo	$225,000	$201	57
1112 Peters Ave	0.53mi	3/1.5	1,144 (-8%)	4mo	$95,000	$83	56
1088 E 21st Ave	0.64mi	3/1.5	1,314 (+5%)	7mo	$212,000	$161	54
796 E 4th Ave	0.69mi	3/2.5	1,324 (+6%)	2mo	$202,900	$153	50
975 E 22nd Ave	0.67mi	3/2.0	1,361 (+9%)	3mo	$207,000	$152	48
879 E 4th Ave	0.72mi	2/1.0 (-1)	1,148 (-8%)	5mo	$181,000	$158	44
1201 E 20th Ave	0.62mi	3/2.0	1,403 (+12%)	4mo	$198,000	$141	43
990 E 21st Ave	0.63mi	4/2.0 (+1)	1,425 (+14%)	3mo	$215,000	$151	36

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: 1.8%
• Equity multiple: 1.07×
• Total profit: $1,937
• Equity at exit: $14,761

10-year hold

• IRR: 11.9%
• Equity multiple: 1.96×
• Total profit: $26,543
• Equity at exit: $8,560

Cash invested: $27,720 (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: 6.4×

Monthly cashflow live

• Estimated rent: $1,299 high
• Mortgage (P&I): −$519
• Tax from tax record: −$193 /mo · $2,312/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $273

Break-even live

Break-even rent $953

Max offer price $99,000

Occupancy floor 74%

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
898-900 E 13th Ave Unit 898 Columbus, OH	3.0	1.0	1120	$1,230	$1.10	7d	1	0.17mi
898 E 13th Ave Columbus, OH	3.0	1.0	1120	$1,230	$1.10	10d	1	0.17mi
1020 E 13th Ave Columbus, OH	2.0	1.0	900	$950	$1.06	44d	1	0.20mi
1629 Lexington Ave Unit A Columbus, OH	2.0	1.0	983	$900	$0.92	44d	1	0.24mi
989 E 15th Ave Columbus, OH	3.0	1.0	1204	$1,250	$1.04	24d	1	0.26mi
1042 E 14th Ave Columbus, OH	3.0	1.0	1084	$1,350	$1.25	24d	1	0.26mi
1063 E 15th Ave Columbus, OH	2.0	1.0	756	$950	$1.26	15d	1	0.30mi
1061 E 15th Ave Unit 1061 Columbus, OH	2.0	1.0	756	$950	$1.26	3d	1	0.30mi
1097 E 16th Ave Columbus, OH	3.0	1.0	1200	$1,300	$1.08	21d	1	0.37mi
1099 E 16th Ave Columbus, OH	3.0	1.0	1200	$1,300	$1.08	21d	1	0.38mi
1557 Brooks Ave Columbus, OH	3.0	1.0	1056	$1,250	$1.18	3d	1	0.41mi
1427 Grogan Ave Columbus, OH	3.0	1.0	768	$1,475	$1.92	44d	1	0.42mi
1174 Walters St Columbus, OH	3.0	1.0	1200	$1,549	$1.29	44d	1	0.42mi
924 E 18th Ave Columbus, OH	2.0	1.0	950	$1,200	$1.26	44d	1	0.48mi
1156 E 17th Ave Columbus, OH	3.0	1.0	1212	$1,200	$0.99	44d	1	0.48mi
1045 Leona Ave Unit A Columbus, OH	2.0	1.0	710	$829	$1.17	7d	1	0.48mi
1145 E 18th Ave Columbus, OH	3.0	1.0	1202	$1,225	$1.02	15d	1	0.50mi
1153 E 20th Ave Columbus, OH	2.0	1.0	950	$1,250	$1.32	44d	1	0.61mi
1003 E 21st Ave Columbus, OH	2.0	1.5	835	$1,150	$1.38	7d	1	0.63mi
1171 E 22nd Ave Unit 1171 Columbus, OH	2.0	1.0	750	$1,100	$1.47	17d	1	0.72mi
1185 E 22nd Ave Columbus, OH	3.0	1.0	1304	$1,400	$1.07	44d	1	0.73mi
1318-1320 E 20th Ave Unit 1318 Columbus, OH	3.0	1.0	1120	$1,275	$1.14	7d	1	0.75mi
1461 N Grant Ave #1463 Columbus, OH	2.0	1.0	988	$1,250	$1.27	7d	1	0.75mi
1467 N Grant Ave Unit 1467 Grant Columbus, OH	2.0	1.0	988	$1,250	$1.27	24d	1	0.76mi
1469 N Grant Ave Unit 1469 Grant Columbus, OH	2.0	1.0	988	$1,250	$1.27	44d	1	0.76mi
1272 E 21st Ave Unit 1272 Columbus, OH	3.0	1.5	1176	$1,400	$1.19	10d	1	0.76mi
990 N 9th St Unit 990 Columbus, OH	2.0	1.0	1264	$1,345	$1.06	17d	1	0.77mi
370 E 11th Ave Columbus, OH	2.0–3.0	1.0–2.5	986	$2,214	$2.24	2d	5	0.79mi
1269 E 23rd Ave Columbus, OH	3.0	1.0	1175	$1,350	$1.15	7d	1	0.83mi
353 E 13th Ave Columbus, OH	2.0	1.0	700	$900	$1.29	44d	1	0.85mi
353 E 13th Ave Unit 3531-G Columbus, OH	2.0	1.0	700	$930	$1.33	44d	1	0.85mi
353 E 13th Ave Unit 353-2B Columbus, OH	2.0	1.0	700	$930	$1.33	24d	1	0.85mi
866 E Starr Ave Columbus, OH	2.0	1.0	1168	$1,600	$1.37	44d	1	0.86mi
1906-1908 Cleveland Ave Columbus, OH	3.0	1.0	1384	$1,295	$0.94	44d	1	0.87mi
1320 E 23rd Ave Unit 1320 Columbus, OH	3.0	1.0	1134	$1,050	$0.93	44d	1	0.88mi
793 E Starr Ave Columbus, OH	3.0	1.0	1144	$1,230	$1.08	24d	1	0.88mi
791-793 E Starr Ave Unit 793 Columbus, OH	3.0	1.0	1144	$1,230	$1.08	24d	1	0.89mi
1803 N 4th St Columbus, OH	2.0	1.0	1300	$1,250	$0.96	44d	1	0.97mi
303 E 6th Ave Columbus, OH	2.0	1.0–2.0	900	$3,180	$3.53	3d	173	0.97mi
967 Duxberry Ave Columbus, OH	3.0	1.0	864	$1,100	$1.27	44d	1	0.99mi

Listing history 5 events

1. 2026-05-11
   status Pending 60-char remark

   Show marketing remark (60 chars)

   Attention investors this is an estate sale being sold AS IS.

2. 2026-04-21
   price $99,000 60-char remark

   Show marketing remark (60 chars)

   Attention investors this is an estate sale being sold AS IS.

3. 2026-04-06
   price $120,000 60-char remark

   Show marketing remark (60 chars)

   Attention investors this is an estate sale being sold AS IS.

4. 2026-03-30
   price $150,000 60-char remark

   Show marketing remark (60 chars)

   Attention investors this is an estate sale being sold AS IS.

5. 2026-03-11
   listed $250,000 Active 60-char remark

   Show marketing remark (60 chars)

   Attention investors this is an estate sale being sold AS IS.

ⓘ 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: $2,312 · $193/mo
• Projected year-2 tax: $2,312 · $193/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥100°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: $15,584
• − Mortgage interest: −$5,546
• − Property taxes: −$2,312
• − Insurance: −$495
• − Repairs & maintenance: −$1,247
• − Management: −$1,247
• − Depreciation: −$2,880
• Taxable income: $1,858
• Est. tax owed @ 24.0%: −$446
• After-tax cash flow: $2,829/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

-60.4% since first listed

5 events — show timeline

• 2026-05-11 Pending — CBRMLS
• 2026-04-21 Price Changed $99,000 CBRMLS
• 2026-04-06 Price Changed $120,000 CBRMLS
• 2026-03-30 Price Changed $150,000 CBRMLS
• 2026-03-11 Listed $250,000 CBRMLS

Property tax history

+23.3%/yr

Latest (2024): $2,312 · -1.6% YoY. Source: county tax records.