820 E Whittier St · Columbus, OH 43206

$124,900

2 bd · 1.0 ba · 960 sqft · SingleFamily public records · 8 Days on market

Built 1919 1,742 sqft lot Est $237k · 47% 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 +21.5/30.0
• ARV discount +15.0/15.0
• DSCR +6.9/10.0
• 1% rule +5.7/10.0
• 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

2 bedroom 1 bath townhome style SFD. Make this your next home or your next excellent flip. Total of 5 units are available for purchase in this row. Super up and coming area surrounded by many renovated homes and new apartment buildings. Don't let this property slip through your fingers. Call your Realtor today for a viewing.

Key facts

• 1,742 sq ft lot
• Built 1919
• Listed 8 days

Property features AI

Finance

• Other: Property listed as Real Estate Owned (REO)

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer
• Home design: Townhouse; Two levels; Built in 1919; 2+ shared/common walls
• Construction: Block foundation
• Exterior features: Block foundation; Small lot (approximately 0.04 acre)

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Has heating
• Interior features: Fireplace (1); Full basement

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 $187 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Cap rate 8.1% 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 (+3.5%/yr); 193 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); 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 $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

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 22y 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.

Risks & watch-outs

• Watch-outs: built in 1919 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $124,900

Questions for the listing agent

1. Built in 1919 — 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: 1.07% ✓
• Cap rate: 8.09%
• Cash-on-cash: 6.41%
• DSCR: 1.29
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $237,120
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
901 Heyl Ave	0.18mi	2/1.0	972 (+1%)	4mo	$240,000	$247	86
684 Siebert St	0.22mi	2/1.0	1,008 (+5%)	0mo	$129,000	$128	81
615 E Columbus St	0.37mi	2/1.5	950 (-1%)	2mo	$252,000	$265	77
741 Heyl Ave	0.38mi	2/1.0	1,026 (+7%)	2mo	$247,000	$241	69
539 Thurman Ave	0.49mi	3/1.0 (+1)	978 (+2%)	2mo	$119,020	$122	67
472 Reinhard Ave	0.50mi	3/1.0 (+1)	984 (+2%)	1mo	$345,000	$351	66
1010 Bruck St	0.68mi	2/1.5	960 (0%)	3mo	$369,900	$385	64
670 Frebis Ave	0.62mi	2/2.0	928 (-3%)	1mo	$180,000	$194	61
758 Hanford St	0.54mi	2/1.0	892 (-7%)	4mo	$120,000	$135	59
653 E Gates St	0.53mi	2/1.0	1,056 (+10%)	1mo	$175,000	$166	58
532 E Moler St	0.73mi	2/1.5	1,024 (+7%)	1mo	$259,500	$253	52
523 Hanford St	0.65mi	2/1.5	1,080 (+12%)	3mo	$274,900	$255	44

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 · 3.51% rent growth · sell at horizon

5-year hold

• IRR: -5.8%
• Equity multiple: 0.78×
• Total profit: $-7,629
• Equity at exit: $18,623

10-year hold

• IRR: 4.4%
• Equity multiple: 1.33×
• Total profit: $11,629
• Equity at exit: $10,799

Cash invested: $34,972 (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 43206

• Rents YoY: 3.5%
• Active inventory: 193
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,336 high
• Mortgage (P&I): −$655
• Tax from tax record: −$162 /mo · $1,940/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$281
• Net cashflow: $187

Break-even live

Break-even rent $1,100

Max offer price $124,900

Occupancy floor 81%

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
755 E Whittier St Columbus, OH	1.0–2.0	1.0	776	$1,335	$1.72	23d	1	0.05mi
880 E Whittier St Columbus, OH	2.0	1.5	1064	$1,100	$1.03	43d	1	0.10mi
761 Siebert St Columbus, OH	2.0	2.0	1050	$2,350	$2.24	3d	1	0.15mi
1092 Oakwood Ave Columbus, OH	1.0	1.0	850	$950	$1.12	43d	1	0.32mi
1094 Oakwood Ave Columbus, OH	1.0	1.0	850	$950	$1.12	43d	1	0.32mi
1106 Oakwood Ave Columbus, OH	1.0	1.0	850	$950	$1.12	43d	1	0.32mi
785 S 18th St Columbus, OH	3.0	1.0	616	$1,300	$2.11	43d	1	0.34mi
783 S 18th St Unit 785 Columbus, OH	3.0	1.0	616	$1,300	$2.11	43d	1	0.34mi
1138 Oakwood Ave Unit 1138 Columbus, OH	2.0	1.0	860	$975	$1.13	21d	1	0.34mi
1225 S Champion Ave Unit 1225 Columbus, OH	3.0	1.0	1110	$1,095	$0.99	3d	1	0.34mi
1227 S Champion Ave Unit 1227 Columbus, OH	3.0	1.0	1110	$1,195	$1.08	3d	1	0.35mi
737 E Sycamore St Unit 737 Columbus, OH	1.0	1.0	575	$1,125	$1.96	23d	1	0.35mi
764 S 17th St Columbus, OH	2.0	1.5	1039	$1,400	$1.35	23d	1	0.37mi
1056 Wilson Ave Unit B Columbus, OH	2.0	1.0	1100	$1,195	$1.09	17d	1	0.40mi
1056 Wilson Ave Unit A Columbus, OH	2.0	1.0	1100	$1,225	$1.11	43d	1	0.40mi
850 E Livingston Ave Unit Nch Columbus, OH	2.0	1.0	975	$1,225	$1.26	23d	1	0.42mi
672 E Mithoff St Columbus, OH	2.0	1.0	768	$1,200	$1.56	21d	1	0.42mi
968 Wilson Ave Unit 970 Columbus, OH	2.0	1.0	900	$1,225	$1.36	23d	1	0.42mi
1072 Forest St Unit D Columbus, OH	1.0	1.0	756	$900	$1.19	20d	1	0.42mi
1072 Forest St Unit D Columbus, OH	1.0	1.0	756	$900	$1.19	3d	1	0.42mi
1175 Ann St Columbus, OH	2.0	1.0	904	$1,495	$1.65	43d	1	0.43mi
735-737 E Mithoff St Columbus, OH	2.0	1.0	800	$1,395	$1.74	23d	1	0.43mi
699 Carpenter St Unit Nch Columbus, OH	2.0	1.0	700	$1,225	$1.75	23d	1	0.44mi
476 Stewart Ave Columbus, OH	1.0	1.0	1000	$995	$0.99	43d	1	0.48mi
554 E Gates St Columbus, OH	2.0	1.0	902	$1,295	$1.44	10d	1	0.56mi
1210 E Whittier St Columbus, OH	2.0	1.0	973	$1,950	$2.00	43d	1	0.58mi
1416 S Ohio Ave Columbus, OH	3.0	1.5	1056	$1,595	$1.51	21d	1	0.58mi
726 Frebis Ave Columbus, OH	2.0	1.0	850	$1,175	$1.38	3d	1	0.60mi
579 Carpenter St Unit Nch Columbus, OH	2.0	1.0	952	$1,225	$1.29	23d	1	0.62mi
888 Studer Ave Columbus, OH	2.0	1.0	850	$1,040	$1.22	23d	1	0.62mi
888-890 Studer Ave Unit 888 Columbus, OH	2.0	1.0	850	$1,040	$1.22	23d	1	0.63mi
426 E Mithoff St Columbus, OH	1.0	1.0	991	$1,625	$1.64	43d	1	0.63mi
824 Studer Ave Columbus, OH	2.0	1.0	980	$925	$0.94	17d	1	0.67mi
1460 Oakwood Ave Columbus, OH	2.0	1.0	901	$900	$1.00	43d	1	0.67mi
1460 Oakwood Ave Columbus, OH	2.0	1.0	901	$900	$1.00	14d	1	0.67mi
1257 E Livingston Ave Columbus, OH	2.0	1.0	975	$925	$0.95	20d	1	0.68mi
975-977 Miller Ave Unit 977 Columbus, OH	2.0	1.5	930	$1,100	$1.18	43d	1	0.68mi
1267 E Livingston Ave Columbus, OH	2.0	1.0	1000	$925	$0.93	23d	1	0.69mi
1154 Miller Ave Columbus, OH	3.0	1.0	1012	$1,350	$1.33	14d	1	0.70mi
1401 Lockbourne Rd Columbus, OH	2.0	1.5	850	$1,225	$1.44	3d	1	0.73mi

Listing history 7 events

1. 2026-06-18
   days on market $124,900 Active 8 DOM
2. 2026-06-17
   days on market $124,900 Active 7 DOM
3. 2026-06-16
   days on market $124,900 Active 6 DOM
4. 2026-06-15
   days on market $124,900 Active 5 DOM
5. 2026-06-13
   days on market $124,900 Active 3 DOM
6. 2026-06-13
   remarks 326-char remark
7. 2026-06-13
   listed $124,900 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: $1,940 · $162/mo
• Projected year-2 tax: $1,944 · $162/mo
• Expected delta: +$4/yr ($0/mo · 0.2%)

ⓘ 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 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,033
• − Mortgage interest: −$6,996
• − Property taxes: −$1,940
• − Insurance: −$624
• − Repairs & maintenance: −$1,283
• − Management: −$1,283
• − Depreciation: −$3,633
• Taxable income: $273
• Est. tax owed @ 24.0%: −$66
• After-tax cash flow: $2,176/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): 21,996
• Household income: $75,806
• Rent vs Own: 51.3% rent · 48.7% own
• Severe rent burden: 846.0

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 0.59)
• Race & ethnicity: White 56% Black 31% Two or more races 9% Hispanic / Latino 4% Asian 1% Native American 1%
• Common ancestry: Romanian 3% Slovak 2% Lithuanian 1%
• Foreign-born: 4% · Canada
• Languages at home: 96% English-only · Spanish 2% 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: ▼ -576.73%
• Current HPI: 173.8569
• Rent YoY: ▲ 3.51%
• 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

+1643.0% since first listed

26 events — show timeline

• 2026-06-10 Listed $124,900 CBRMLS
• 2026-02-02 Sold (Public Records) $948,660 Public Records
• 2022-03-05 Listing Removed — CBRMLS
• 2022-02-08 Listed $225,000 CBRMLS
• 2021-01-26 Sold (Public Records) $95,000 Public Records
• 2019-01-02 Sold (Public Records) $45,000 Public Records
• 2018-12-11 Listing Removed — CBRMLS
• 2018-11-17 Price Changed $45,000 CBRMLS
• 2018-10-26 Price Changed $46,000 CBRMLS
• 2018-10-17 Listing Removed — CBRMLS
• 2018-10-17 Listed $49,000 CBRMLS
• 2018-10-14 Price Changed $49,000 CBRMLS
• 2018-09-29 Relisted — CBRMLS
• 2018-09-06 Contingent — CBRMLS
• 2018-09-06 Listing Removed — CBRMLS
• 2018-08-30 Listed $50,000 CBRMLS
• 2009-01-11 Listing Removed — CBRMLS
• 2008-09-20 Listed $49,000 CBRMLS
• 2006-11-21 Sold (Public Records) $59,900 Public Records
• 2004-03-19 Listing Removed — CBRMLS
• 2004-03-08 Listed $29,900 CBRMLS
• 2004-03-05 Sold (MLS) $17,000 CBRMLS
• 2004-02-22 Listing Removed — CBRMLS
• 2004-01-14 Listed $19,343 CBRMLS
• 1995-03-06 Sold (Public Records) $153,000 Public Records
• 1980-08-01 Sold (Public Records) $7,166 Public Records

Property tax history

-7.2%/yr

Latest (2024): $1,940 · +3.6% YoY. Source: county tax records.