445 E 16th Ave · Columbus, OH 43201

$110,000

3 bd · 1.0 ba · 1,248 sqft · SingleFamily public records · 75 Days on market

Built 1925 4,791 sqft lot

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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 +23.6/30.0
• 1% rule +9.1/10.0
• DSCR +7.6/10.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks

THE REALTOR IS THE RECEIVER APPOINTED BY THE FRANKLIN COUNTY MUNICIPAL COURT, ENVIRONMENTAL DIVISION. Great opportunity to rehab this property and make it your own. The buyer must provide a rehabilitation plan, project timeline, and proof of funds with any offer. The property has code violations that the new Buyer will be required to abate. The Receiver requests for in-state buyers only. * * SEE AGENT TO AGENT REMARKS * *

Key facts

• 4,791 sq ft lot
• Built 1925
• Listed 75 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $208 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $103k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.6% 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 (+2.1%/yr); 136 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% 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 43% of the median local income ($44k/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 $761 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.

Negotiation context

• It's been on market 75 days — a 6% lower offer ($103k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $36k; list at $110k implies a 206% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 4.3% of price; built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $103,400 (6.0% below list)

Questions for the listing agent

1. It's been on market 75 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. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.41% ✓
• Cap rate: 8.56%
• Cash-on-cash: 8.09%
• DSCR: 1.36
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $250,848
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2058 Indianola Ave	0.50mi	3/1.0	1,320 (+6%)	2mo	$265,000	$201	66
2242 Indiana Ave	0.68mi	3/1.0	1,188 (-5%)	11mo	$125,000	$105	51
1325 N 4th St	0.71mi	2/2.0 (-1)	1,303 (+4%)	0mo	$265,000	$203	50
939 E 17th Ave	0.71mi	3/1.0	1,232 (-1%)	21mo	$90,000	$73	47
1343 N 5th St	0.67mi	3/1.5	1,283 (+3%)	18mo	$260,000	$203	47
2176 Indiana Ave	0.60mi	3/1.0	1,192 (-4%)	22mo	$150,000	$126	46
1392 N 6th St	0.58mi	2/1.0 (-1)	1,218 (-2%)	22mo	$245,000	$201	46
1337 N 5th St	0.67mi	3/1.0	1,284 (+3%)	22mo	$285,000	$222	45
1367 N 5th St	0.63mi	2/1.5 (-1)	1,200 (-4%)	18mo	$199,000	$166	42
1384 N 5th St	0.61mi	2/1.5 (-1)	1,200 (-4%)	22mo	$199,000	$166	40
2251 Indiana Ave	0.70mi	3/2.0	1,392 (+12%)	7mo	$360,625	$259	38
1365 N 4th St	0.66mi	2/2.5 (-1)	1,380 (+11%)	18mo	$340,560	$247	26

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 · 2.14% rent growth · sell at horizon

5-year hold

• IRR: -5.1%
• Equity multiple: 0.81×
• Total profit: $-5,745
• Equity at exit: $16,401

10-year hold

• IRR: 3.5%
• Equity multiple: 1.24×
• Total profit: $7,401
• Equity at exit: $9,511

Cash invested: $30,800 (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 43201

• Rents YoY: 2.1%
• Active inventory: 136
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,554 high
• Mortgage (P&I): −$577
• Tax from tax record: −$397 /mo · $4,768/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $208

Break-even live

Break-even rent $1,291

Max offer price $110,000

Occupancy floor 82%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1803 N 4th St Columbus, OH	2.0	1.0	1300	$1,250	$0.96	43d	1	0.16mi
353 E 13th Ave Unit 353-2B Columbus, OH	2.0	1.0	700	$930	$1.33	23d	1	0.22mi
353 E 13th Ave Columbus, OH	2.0	1.0	700	$900	$1.29	43d	1	0.22mi
353 E 13th Ave Unit 3531-G Columbus, OH	2.0	1.0	700	$930	$1.33	43d	1	0.22mi
270 E 14th Ave Columbus, OH	2.0	1.0	800	$1,195	$1.49	43d	1	0.25mi
296 E 17th Ave Columbus, OH	2.0	1.0	900	$925	$1.03	43d	1	0.25mi
310 E 18th Ave Apt C Columbus, OH	2.0	1.0	850	$1,150	$1.35	3d	1	0.29mi
1669 Summit St Unit 1669 Columbus, OH	4.0	3.0	1300	$1,800	$1.38	43d	1	0.37mi
370 E 11th Ave Columbus, OH	2.0–3.0	1.0–2.5	986	$2,214	$2.24	1d	5	0.38mi
167 E 14th Ave Apt E Columbus, OH	2.0	1.0	1000	$1,600	$1.60	43d	1	0.40mi
482 E Norwich Ave Unit D Columbus, OH	2.0	1.0	1100	$1,100	$1.00	43d	1	0.43mi
464 E Norwich Ave Unit D Columbus, OH	2.0	1.0	1100	$1,100	$1.00	17d	1	0.44mi
1469 N Grant Ave Unit 1469 Grant Columbus, OH	2.0	1.0	988	$1,250	$1.27	43d	1	0.45mi
1467 N Grant Ave Unit 1467 Grant Columbus, OH	2.0	1.0	988	$1,250	$1.27	23d	1	0.45mi
1461 N Grant Ave #1463 Columbus, OH	2.0	1.0	988	$1,250	$1.27	7d	1	0.45mi
165 E 11th Ave Apt B2 Columbus, OH	2.0	1.0	800	$1,700	$2.12	23d	1	0.52mi
1522 Indianola Ave Unit C Columbus, OH	3.0	1.5	1270	$1,950	$1.54	23d	1	0.55mi
100 E 11th Ave Columbus, OH	2.0	3.0	1440	$2,500	$1.74	43d	1	0.56mi
72 Chittenden Ave Unit C Columbus, OH	4.0	1.0	1050	$3,400	$3.24	43d	1	0.56mi
220 E Lane Ave Columbus, OH	2.0	1.0	854	$1,215	$1.42	43d	1	0.56mi
1427 Grogan Ave Columbus, OH	3.0	1.0	768	$1,475	$1.92	43d	1	0.56mi
64 Chittenden Ave Unit 66 Columbus, OH	4.0	3.0	1500	$3,200	$2.13	43d	1	0.57mi
50 E 11th Ave Columbus, OH	4.0	2.0	1000	$3,500	$3.50	43d	4	0.62mi
1400 Hamlet St Unit 101 Columbus, OH	2.0	1.0	1000	$1,375	$1.38	43d	1	0.62mi
1400 Hamlet St Unit 102 Columbus, OH	2.0	1.0	1000	$1,375	$1.38	17d	1	0.62mi
2169 Indianola Ave Unit 2169 C Columbus, OH	4.0	2.0	1200	$3,400	$2.83	43d	1	0.64mi
41 E 9th Ave Columbus, OH	2.0	2.0	1189	$2,450	$2.06	43d	2	0.67mi
2137 Waldeck Ave Unit 2137 Columbus, OH	3.0	1.0	1352	$2,400	$1.78	7d	1	0.67mi
924 E 18th Ave Columbus, OH	2.0	1.0	950	$1,200	$1.26	43d	1	0.69mi
898 E 13th Ave Columbus, OH	3.0	1.0	1120	$1,230	$1.10	10d	1	0.71mi
898-900 E 13th Ave Unit 898 Columbus, OH	3.0	1.0	1120	$1,230	$1.10	7d	1	0.72mi
1529 N High St Columbus, OH	1.0–3.0	1.0–2.0	771	$4,107	$5.32	23d	1	0.74mi
1629 Lexington Ave Unit A Columbus, OH	2.0	1.0	983	$900	$0.92	43d	1	0.75mi
472 E Maynard Ave Columbus, OH	2.0	1.5	1200	$1,495	$1.25	43d	1	0.77mi
44 W 9th Ave Apt B Columbus, OH	2.0	2.0	748	$1,830	$2.45	43d	1	0.79mi
989 E 15th Ave Columbus, OH	3.0	1.0	1204	$1,250	$1.04	23d	1	0.81mi
1003 E 21st Ave Columbus, OH	2.0	1.5	835	$1,150	$1.38	7d	1	0.82mi
2350 Indiana Ave Columbus, OH	3.0	2.0	1195	$2,600	$2.18	43d	1	0.83mi
54 W 8th Ave Columbus, OH	3.0	2.0	1200	$1,600	$1.33	43d	1	0.84mi
303 E 6th Ave Columbus, OH	2.0	1.0–2.0	900	$3,180	$3.53	2d	173	0.84mi

Listing history 6 events

1. 2026-03-24
   status Pending
2. 2026-03-04
   price $110,000
3. 2026-02-06
   price $130,000
4. 2026-01-16
   price $140,000
5. 2026-01-08
   listed $150,000 Active
6. 1992-05-12
   soldstatus $36,000

ⓘ 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: $4,768 · $397/mo
• Projected year-2 tax: $4,768 · $397/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 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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,649
• − Mortgage interest: −$6,162
• − Property taxes: −$4,768
• − Insurance: −$550
• − Repairs & maintenance: −$1,492
• − Management: −$1,492
• − Depreciation: −$3,200
• Taxable income: $986
• Est. tax owed @ 24.0%: −$237
• After-tax cash flow: $2,256/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): 34,322
• Household income: $43,731
• Rent vs Own: 83.4% rent · 16.6% own
• Severe rent burden: 4913.0

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 (68%)
• Race & ethnicity: White 68% Black 14% Two or more races 8% Asian 7% Hispanic / Latino 5%
• Hispanic origin (detail): Mexican 1% Puerto Rican 1%
• Common ancestry: Romanian 4% Lithuanian 2% Italian 2%
• Foreign-born: 8% · Canada, China, Jamaica
• Languages at home: 90% English-only · Chinese 3% Spanish 2% Other Indo-European 2%

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: ▼ -207.90%
• Current HPI: 321.7282
• Rent YoY: ▲ 2.14%
• 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

+205.6% since first listed

6 events — show timeline

• 2026-03-24 Pending — CBRMLS
• 2026-03-04 Price Changed $110,000 CBRMLS
• 2026-02-06 Price Changed $130,000 CBRMLS
• 2026-01-16 Price Changed $140,000 CBRMLS
• 2026-01-08 Listed $150,000 CBRMLS
• 1992-05-12 Sold (Public Records) $36,000 Public Records

Property tax history

+11.1%/yr

Latest (2024): $4,768 · +0.6% YoY. Source: county tax records.