2255 Fenton St · Columbus, OH 43224

$125,000

3 bd · 1.0 ba · 912 sqft · SingleFamily public records · 12 Days on market

Built 1958 6,534 sqft lot Est $200k · 37% 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).

• ARV discount +15.0/15.0
• Cash flow +14.9/30.0
• 1% rule +4.9/10.0
• DSCR +4.6/10.0
• Livability +4.0/5.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This beautiful one story home in Beaumont is move-in ready! Hardwood floors have been finished throughout the living room and all 3 bedrooms (4 including the one in the lower level). Kitchen has been updated and features new cabinets, counters, tile backsplash, and stainless steel appliances! Full bath has new vanity, mirror, toilet, & ceramic tile flooring. Freshly painted interior, most of the lighting & blinds are brand new. Basement has a rec room and and second room that could be used as an office or whatever use you choose! Covered patio is perfect for enjoying the outdoors. Large backyard is fenced and has a shed for additional storage.

Key facts

• New h2o tank
• New downspouts
• New gutters

Tags

• PRIVACY FENCE
• FULL BASEMENT
• REFINISHED HARDWOOD FLOORS
• NEW H2O TANK
• NEW GUTTERS
• NEW DOWNSPOUTS

Property features AI

Finance

• HOA & community: Sidewalks in the community

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story; Built in 1958; No shared/common walls
• Construction: Block foundation
• Exterior features: Deck; Fenced yard; Shed(s) on property

Interior

• Bedrooms: Three main-level bedrooms
• Flooring: Wood flooring; Ceramic/porcelain flooring
• Bathrooms: One full bathroom
• Heating & cooling: Forced-air heating; Wall cooling units
• Interior features: Insulated windows throughout; Full basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $37 ($438/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 $124k (0.6% below list).
• Recommended offer: $124k (0.6% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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.
• 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); Columbus Alternative High School (math 27% / reading 74%, grade D+, #380 of 781 statewide, top 49%, 758 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.
• Zoned-school proficiency averages 41% at this address vs 20% district-wide (+20 pts) — the actual schools serving this property are materially stronger than the Columbus City School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising fast (+4.2%/yr); 101 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 32y 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 $92k; 36% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $124,227 (0.6% below list)

Questions for the listing agent

1. Built in 1958 — 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: 0.99% ✗
• Cap rate: 6.64%
• Cash-on-cash: 1.25%
• DSCR: 1.06
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $199,728
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2298 Belcher Dr	0.16mi	3/1.0	914 (+0%)	2mo	$210,000	$230	90
2208 Fenton St	0.07mi	3/2.0	912 (0%)	6mo	$199,900	$219	88
2144 Colfax Ave	0.18mi	3/1.0	914 (+0%)	6mo	$205,560	$225	86
2283 Ward Rd	0.24mi	3/1.0	936 (+3%)	3mo	$236,000	$252	82
4217 Hickman Rd	0.23mi	2/1.0 (-1)	914 (+0%)	6mo	$186,000	$204	79
4123 Arbury Ln	0.42mi	3/1.0	959 (+5%)	1mo	$205,000	$214	70
2583 Milverton Way	0.51mi	3/1.0	959 (+5%)	3mo	$162,500	$169	65
2045 Sale Rd	0.41mi	2/1.5 (-1)	864 (-5%)	2mo	$145,000	$168	63
4211 Chesford Rd	0.71mi	3/1.0	925 (+1%)	1mo	$208,000	$225	63
1734 Ferris Rd	0.73mi	3/1.0	914 (+0%)	4mo	$196,000	$214	62
2091 Radnor Ave	0.58mi	3/1.0	864 (-5%)	7mo	$210,000	$243	58
2547 Ferris Park Dr S	0.53mi	3/1.0	1,008 (+10%)	4mo	$121,000	$120	54

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 · 4.16% rent growth · sell at horizon

5-year hold

• IRR: -12.8%
• Equity multiple: 0.53×
• Total profit: $-16,394
• Equity at exit: $18,638

10-year hold

• IRR: -1.9%
• Equity multiple: 0.86×
• Total profit: $-4,840
• Equity at exit: $10,808

Cash invested: $35,000 (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 43224

• Rents YoY: 4.2%
• Active inventory: 101
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,242 high
• Mortgage (P&I): −$656
• Tax from tax record: −$237 /mo · $2,847/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $37

Break-even live

Break-even rent $1,196

Max offer price $125,000

Occupancy floor 92%

Sensitivity live

Price	-10% $107	-5% $72	+0% $37	+5% $1	+10% $-34
Rent	-10% $-62	-5% $-13	+0% $37	+5% $86	+10% $135
Rate	-1.0pp $99	-0.5pp $68	base $37	+0.5pp $4	+1.0pp $-29

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2419 Belcher Dr Unit 2419 Columbus, OH	2.0	1.0	1038	$950	$0.92	45d	1	0.17mi
4224 Concord Ln Columbus, OH	1.0–2.0	1.0	962	$1,200	$1.25	45d	1	0.18mi
2300 Fitzroy Pl S Columbus, OH	2.0	1.0	825	$1,149	$1.39	9d	10	0.20mi
4241 Cleveland Ave Unit 1 Columbus, OH	2.0	1.0	1100	$1,200	$1.09	45d	1	0.22mi
2414 Timber Trail Dr N Columbus, OH	2.0	1.0	1008	$1,295	$1.28	45d	2	0.29mi
2162 Fitzroy Dr Unit 2162 A2 Columbus, OH	2.0	1.0	1038	$899	$0.87	25d	1	0.31mi
4370 Le Marie Ct Columbus, OH	1.0–3.0	1.0–1.5	670	$1,525	$2.28	45d	8	0.42mi
4314 Dresden St Columbus, OH	1.0–3.0	1.0–1.5	732	$1,449	$1.98	3d	9	0.59mi
4565 Northland Square Dr E Columbus, OH	1.0–2.0	1.0–1.5	842	$1,390	$1.65	45d	2	0.59mi
4426 Calderwood Dr Columbus, OH	1.0–2.0	1.0	850	$2,530	$2.98	17d	1	0.68mi
1748 Ward Rd Columbus, OH	3.0	1.0	914	$1,425	$1.56	25d	1	0.71mi
1699 Shanley Dr Columbus, OH	1.0–3.0	1.0–2.0	800	$1,519	$1.90	3d	45	0.79mi
2132 Elmore Ave Columbus, OH	3.0	1.0	1000	$1,245	$1.25	25d	1	0.84mi
1900 Sunny Ct Columbus, OH	1.0–3.0	1.0–1.5	863	$1,299	$1.51	25d	1	0.86mi
4646 Tamarack Blvd Columbus, OH	1.0–4.0	1.0–2.0	989	$1,662	$1.68	25d	1	0.91mi
4187 Beechwold Dr Columbus, OH	2.0	1.0–1.5	952	$1,237	$1.30	3d	10	0.99mi
2976 Sandridge Ave Unit 2992 Columbus, OH	2.0	1.0	1000	$899	$0.90	45d	1	1.05mi
2976 Sandridge Ave #3069 Columbus, OH	2.0	1.0	1000	$899	$0.90	46d	1	1.06mi
3998 Stonegate Sq W Columbus, OH	1.0–2.0	1.0	872	$1,100	$1.26	45d	5	1.08mi
4451 Karl Rd Columbus, OH	2.0	1.0	595	$1,148	$1.93	5d	3	1.09mi
1691 Red Robin Rd Columbus, OH	2.0	1.0	800	$1,125	$1.41	45d	1	1.09mi
4117 Karl Rd #304 Columbus, OH	2.0	2.0	966	$1,100	$1.14	14d	1	1.10mi
2766 Stonehenge Dr Columbus, OH	2.0	1.0	880	$899	$1.02	25d	1	1.11mi
4141 Karl Rd #109 Columbus, OH	2.0	2.0	966	$975	$1.01	25d	1	1.14mi
3039 Morsetowne Ct N Columbus, OH	2.0	1.0	896	$995	$1.11	45d	1	1.15mi
1633 Red Robin Rd Columbus, OH	2.0–3.0	1.0–1.5	1040	$1,510	$1.45	45d	1	1.22mi
1517 Elmore Ave Columbus, OH	2.0	1.0	720	$1,600	$2.22	16d	1	1.24mi
1449 Elmore Ave Columbus, OH	2.0	1.0	850	$1,025	$1.21	16d	1	1.28mi
3257 Cleveland Ave Apt C Columbus, OH	2.0	1.0	975	$1,000	$1.03	45d	1	1.41mi
3327 Morse Rd Unit 3335 Columbus, OH	2.0	1.0	950	$1,100	$1.16	21d	1	1.42mi

Listing history 9 events

1. 2026-06-21
   days on market $125,000 Active 12 DOM
2. 2026-06-18
   days on market $125,000 Active 9 DOM
3. 2026-06-17
   days on market $125,000 Active 8 DOM
4. 2026-06-16
   days on market $125,000 Active 7 DOM
5. 2026-06-15
   days on market $125,000 Active 6 DOM
6. 2026-06-13
   days on market $125,000 Active 4 DOM
7. 2026-06-13
   days on market $125,000 Active 3 DOM
8. 2026-06-10
   remarks 628-char remark
9. 2026-06-10
   listed $125,000 Active 1 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: $2,847 · $237/mo
• Projected year-2 tax: $2,847 · $237/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 ≥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 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,907
• − Mortgage interest: −$7,002
• − Property taxes: −$2,847
• − Insurance: −$625
• − Repairs & maintenance: −$1,193
• − Management: −$1,193
• − Depreciation: −$3,636
• Taxable loss: −$1,589
• Est. tax savings @ 24.0%: +$381
• After-tax cash flow: $820/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): 44,319
• Household income: $53,321
• Rent vs Own: 47.8% rent · 52.2% own
• Severe rent burden: 1730.0

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 0.66)
• Race & ethnicity: Black 43% White 39% Hispanic / Latino 10% Two or more races 9% Asian 2%
• Hispanic origin (detail): Mexican 6% Dominican 1%
• Common ancestry: Romanian 1% Hispanic 1% Italian 1%
• Foreign-born: 22% · Canada, Vietnam
• Languages at home: 71% English-only · Spanish 8% French/Haitian/Cajun 4% 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: ▼ -226.58%
• Current HPI: 274.6336
• Rent YoY: ▲ 4.16%
• 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

+119.3% since first listed

27 events — show timeline

• 2026-06-09 Listed $125,000 CBRMLS
• 2018-03-14 Sold (Public Records) $92,000 Public Records
• 2018-03-05 Sold (MLS) $92,000 CBRMLS
• 2018-02-03 Contingent — CBRMLS
• 2018-01-30 Relisted — CBRMLS
• 2018-01-30 Listing Removed — CBRMLS
• 2018-01-30 Relisted — CBRMLS
• 2018-01-18 Contingent — CBRMLS
• 2018-01-12 Listed $94,900 CBRMLS
• 2003-05-06 Sold (Public Records) $77,000 Public Records
• 2002-05-24 Sold (Public Records) $90,000 Public Records
• 2002-05-20 Sold (MLS) $89,999 CBRMLS
• 2002-05-19 Listing Removed — CBRMLS
• 2002-03-19 Listed $89,999 CBRMLS
• 2002-02-08 Sold (MLS) $60,000 CBRMLS
• 2002-01-10 Listing Removed — CBRMLS
• 2001-10-12 Listed $66,000 CBRMLS
• 1997-04-28 Sold (Public Records) $70,900 Public Records
• 1997-04-28 Sold (Public Records) $70,900 Public Records
• 1997-04-24 Sold (MLS) $70,900 CBRMLS
• 1997-03-08 Listing Removed — CBRMLS
• 1997-02-10 Listed $70,700 CBRMLS
• 1995-02-03 Sold (Public Records) $66,700 Public Records
• 1995-01-31 Sold (MLS) $66,700 CBRMLS
• 1995-01-09 Listing Removed — CBRMLS
• 1994-09-27 Listed $65,700 CBRMLS
• 1991-07-19 Sold (Public Records) $57,000 Public Records

Property tax history

+8.0%/yr

Latest (2024): $2,847 · +1.3% YoY. Source: county tax records.