2805 Baughman Ave · Columbus, OH 43211

$129,900

2 bd · 1.0 ba · 956 sqft · SingleFamily public records · 46 Days on market

Built 1914 8,712 sqft lot $136/sqft · 26% below area Est $176k · 26% under

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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).

• ARV discount +15.0/15.0
• Cash flow +11.1/30.0
• Livability +4.0/5.0
• 1% rule +3.4/10.0
• Rent growth +3.4/5.0
• DSCR +3.2/10.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Ranch-style home offering 3 bedrooms and 1 full bathroom with a functional layout. The main living area provides a comfortable space for everyday living, while the kitchen offers ample cabinet storage and room for dining. First-floor laundry adds convenience and ease to daily routines. All bedrooms are located on the main level, allowing for simple, one-floor living. Outside, the fully fenced backyard offers a generous amount of space for pets, outdoor activities, or entertaining, with plenty of room to make it your own. Whether you're looking for a primary residence or an investment opportunity, this home offers a practical layout and great potential.

Key facts

• First-floor laundry
• 8,712 sq ft lot
• Built 1914

Tags

• AMPLE CABINET STORAGE
• FIRST-FLOOR LAUNDRY
• FULLY FENCED BACKYARD
• GENEROUS AMOUNT OF SPACE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $-52 ($-628/yr) — negative.
• To cash-flow at today's rent, offer at most $121k (7.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $109k (15.9% below list).
• Recommended offer: $109k (15.9% below list) — sets the bar for 1% rule.
• Cap rate 5.8% 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 (+3.4%/yr); 166 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 8,139 units permitted in Franklin County in 2024 (5,940 in 5+ unit buildings).
• This rent runs 31% 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 $898 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

• It's been on market 46 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 20y 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 $30k; list at $130k implies a 333% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1914 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $109,310 (15.9% 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. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
3. Built in 1914 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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: 0.84% ✗
• Cap rate: 5.81%
• Cash-on-cash: -1.73%
• DSCR: 0.92
• GRM: 9.9

CMA / ARV

• ARV (median comp): $175,520
• List price: $129,900
• Delta: -25.99%
• 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
2805 Baughman Ave	0.00mi	3/1.0 (+1)	956 (0%)	1mo	$125,000	$131	94
2068 Agler Rd	0.21mi	2/1.0	960 (+0%)	2mo	$138,500	$144	88
2585 Perdue Ave	0.31mi	2/1.0	918 (-4%)	4mo	$141,850	$155	75
2967 Woodland Ave	0.29mi	3/1.0 (+1)	912 (-5%)	0mo	$68,000	$75	73
2902 Northglen Dr	0.43mi	3/1.0 (+1)	979 (+2%)	0mo	$150,000	$153	71
2861 Woodland Ave	0.17mi	3/2.0 (+1)	1,011 (+6%)	4mo	$185,000	$183	70
1888 Aberdeen Ave	0.50mi	3/1.0 (+1)	948 (-1%)	3mo	$125,000	$132	68
2310 Brentnell Ave	0.74mi	2/1.0	984 (+3%)	3mo	$183,000	$186	58
3001 Woodland Ave	0.33mi	3/1.5 (+1)	1,075 (+12%)	3mo	$195,000	$181	54
1660 E Weber Rd	0.74mi	2/1.0	1,030 (+8%)	0mo	$190,750	$185	52
1673 Manchester Ave	0.75mi	2/1.0	1,064 (+11%)	3mo	$140,000	$132	44
1849 Aberdeen Ave	0.55mi	3/1.5 (+1)	1,080 (+13%)	5mo	$112,500	$104	42

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: -18.7%
• Equity multiple: 0.34×
• Total profit: $-23,900
• Equity at exit: $19,369

10-year hold

• IRR: -10.2%
• Equity multiple: 0.36×
• Total profit: $-23,115
• Equity at exit: $11,231

Cash invested: $36,372 (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: 9.9×

Monthly cashflow live

• Estimated rent: $1,093 high
• Mortgage (P&I): −$681
• Tax from tax record: −$181 /mo · $2,166/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$230
• Net cashflow: $-52

Break-even live

Break-even rent $1,159

Max offer price $120,661

Occupancy floor 100%

Sensitivity live

Price	-10% $21	-5% $-16	+0% $-52	+5% $-89	+10% $-126
Rent	-10% $-139	-5% $-95	+0% $-52	+5% $-9	+10% $34
Rate	-1.0pp $13	-0.5pp $-19	base $-52	+0.5pp $-86	+1.0pp $-120

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2836-2850 Baughman Ave Unit 2844 Columbus, OH	2.0	1.0	1020	$950	$0.93	17d	1	0.07mi
2836-2850 Baughman Ave Unit 2846 Columbus, OH	2.0	1.0	765	$950	$1.24	45d	1	0.07mi
2844 Baughman Ave Columbus, OH	2.0	1.0	1020	$950	$0.93	17d	1	0.07mi
2846 Baughman Ave Columbus, OH	2.0	1.0	765	$950	$1.24	45d	1	0.08mi
2707 Woodland Ave Columbus, OH	3.0	1.0	957	$1,400	$1.46	19d	1	0.22mi
2718 Fern Ave Columbus, OH	3.0	1.0	1100	$1,640	$1.49	45d	1	0.27mi
2846 Joyce Ave Apt C Columbus, OH	2.0	1.0	645	$815	$1.26	25d	1	0.28mi
1928 Agler Rd Columbus, OH	2.0	1.0	1000	$875	$0.88	45d	1	0.37mi
2919 Bridgewalk St Unit 2919 Columbus, OH	2.0	1.0	806	$995	$1.23	9d	1	0.43mi
1911 Denune Ave Columbus, OH	2.0	1.0	645	$925	$1.43	45d	1	0.45mi
1911 Denune Ave Columbus, OH	2.0	1.0	645	$795	$1.23	3d	1	0.45mi
1849 Robert St Columbus, OH	3.0	1.0	816	$1,300	$1.59	5d	1	0.46mi
2901 Bridgewalk St Unit 2901 Columbus, OH	3.0	1.5	950	$1,295	$1.36	25d	1	0.46mi
2228 Minnesota Ave Columbus, OH	2.0	1.0	1025	$1,245	$1.21	17d	1	0.50mi
1954 Oakland Park Ave Unit C Columbus, OH	2.0	1.0	1000	$1,050	$1.05	45d	1	0.51mi
1952 Oakland Park Ave Apt A Columbus, OH	2.0	1.0	1000	$1,050	$1.05	45d	1	0.52mi
1952 Oakland Park Ave Unit C Columbus, OH	2.0	1.0	1000	$900	$0.90	25d	1	0.52mi
2888 Cleveland Ave Unit F Columbus, OH	1.0	1.0	680	$825	$1.21	12d	1	0.54mi
2888 Cleveland Ave Unit D Columbus, OH	1.0	1.0	680	$825	$1.21	45d	1	0.54mi
2761 Wedge St Columbus, OH	2.0	1.0	765	$970	$1.27	9d	1	0.54mi
2761 Wedge St Columbus, OH	2.0	1.0	765	$995	$1.30	23d	1	0.54mi
2695 Divot Pl Unit 2676 Columbus, OH	3.0	2.0	1050	$1,149	$1.09	45d	1	0.57mi
2765 Cleveland Ave Unit B Columbus, OH	2.0	1.0	1100	$990	$0.90	19d	1	0.60mi
1870 Dunbar Dr Apt B4 Columbus, OH	1.0	1.0	700	$850	$1.21	25d	1	0.67mi
2317 Parkwood Ave Columbus, OH	2.0	1.0	672	$995	$1.48	9d	1	0.74mi
2341 Dawnlight Ave Columbus, OH	3.0	1.0	920	$1,550	$1.68	5d	1	0.75mi
3257 Cleveland Ave Apt C Columbus, OH	2.0	1.0	975	$1,000	$1.03	45d	1	0.78mi
2505-2507 Cleveland Ave Unit F Columbus, OH	1.0	1.0	700	$1,100	$1.57	45d	1	0.79mi
2291 Taylor Ave Columbus, OH	3.0	1.0	979	$1,300	$1.33	45d	1	0.80mi
1576-1578 Arlington Ave Unit 1576 Columbus, OH	2.0	1.0	902	$1,000	$1.11	45d	1	0.94mi
1530 Genessee Ave Unit B Columbus, OH	2.0	1.0	800	$1,150	$1.44	5d	1	0.97mi
1524 Genessee Ave Unit A Columbus, OH	2.0	1.0	800	$1,150	$1.44	4d	1	0.98mi
1614 Republic Ave Unit B Columbus, OH	1.0	1.0	840	$850	$1.01	45d	1	0.99mi
1549-1551 Oakland Park Ave Columbus, OH	2.0	1.0	832	$1,100	$1.32	23d	1	1.01mi
2132 Elmore Ave Columbus, OH	3.0	1.0	1000	$1,245	$1.25	25d	1	1.12mi
3607 Cleveland Ave Columbus, OH	1.0	1.0	800	$825	$1.03	12d	1	1.16mi
1435 Republic Ave Columbus, OH	3.0	1.0	908	$1,395	$1.54	9d	1	1.20mi
1435 Republic Ave Columbus, OH	3.0	1.0	908	$1,425	$1.57	21d	1	1.20mi
1577 Cordell Ave Columbus, OH	2.0	1.0	882	$1,000	$1.13	4d	1	1.25mi
2235 McCutcheon Rd Columbus, OH	1.0–2.0	1.0–2.0	819	$1,525	$1.86	9d	1	1.29mi

Listing history 10 events

1. 2026-05-11
   status Pending 660-char remark

   Show marketing remark (660 chars)

   Ranch-style home offering 3 bedrooms and 1 full bathroom with a functional layout. The main living area provides a comfortable space for everyday living, while the kitchen offers ample cabinet storage and room for dining. First-floor laundry adds convenience and ease to daily routines. All bedrooms are located on the main level, allowing for simple, one-floor living. Outside, the fully fenced backyard offers a generous amount of space for pets, outdoor activities, or entertaining, with plenty of room to make it your own. Whether you're looking for a primary residence or an investment opportunity, this home offers a practical layout and great potential.

2. 2026-05-07
   price $129,900 660-char remark

   Show marketing remark (660 chars)

   Ranch-style home offering 3 bedrooms and 1 full bathroom with a functional layout. The main living area provides a comfortable space for everyday living, while the kitchen offers ample cabinet storage and room for dining. First-floor laundry adds convenience and ease to daily routines. All bedrooms are located on the main level, allowing for simple, one-floor living. Outside, the fully fenced backyard offers a generous amount of space for pets, outdoor activities, or entertaining, with plenty of room to make it your own. Whether you're looking for a primary residence or an investment opportunity, this home offers a practical layout and great potential.

3. 2026-04-21
   status Active 660-char remark

   Show marketing remark (660 chars)

   Ranch-style home offering 3 bedrooms and 1 full bathroom with a functional layout. The main living area provides a comfortable space for everyday living, while the kitchen offers ample cabinet storage and room for dining. First-floor laundry adds convenience and ease to daily routines. All bedrooms are located on the main level, allowing for simple, one-floor living. Outside, the fully fenced backyard offers a generous amount of space for pets, outdoor activities, or entertaining, with plenty of room to make it your own. Whether you're looking for a primary residence or an investment opportunity, this home offers a practical layout and great potential.

4. 2026-03-29
   historical Contingent 660-char remark

   Show marketing remark (660 chars)

   Ranch-style home offering 3 bedrooms and 1 full bathroom with a functional layout. The main living area provides a comfortable space for everyday living, while the kitchen offers ample cabinet storage and room for dining. First-floor laundry adds convenience and ease to daily routines. All bedrooms are located on the main level, allowing for simple, one-floor living. Outside, the fully fenced backyard offers a generous amount of space for pets, outdoor activities, or entertaining, with plenty of room to make it your own. Whether you're looking for a primary residence or an investment opportunity, this home offers a practical layout and great potential.

5. 2026-03-26
   listed $134,900 Active 660-char remark

   Show marketing remark (660 chars)

   Ranch-style home offering 3 bedrooms and 1 full bathroom with a functional layout. The main living area provides a comfortable space for everyday living, while the kitchen offers ample cabinet storage and room for dining. First-floor laundry adds convenience and ease to daily routines. All bedrooms are located on the main level, allowing for simple, one-floor living. Outside, the fully fenced backyard offers a generous amount of space for pets, outdoor activities, or entertaining, with plenty of room to make it your own. Whether you're looking for a primary residence or an investment opportunity, this home offers a practical layout and great potential.

6. 2020-01-17
   soldstatus $30,000 Closed 52-char remark

   Show marketing remark (52 chars)

   Great Investment/Rental Opportunity. needs paint Etc

7. 2020-01-08
   status Pending 52-char remark

   Show marketing remark (52 chars)

   Great Investment/Rental Opportunity. needs paint Etc

8. 2020-01-06
   listed $29,900 Active 52-char remark

   Show marketing remark (52 chars)

   Great Investment/Rental Opportunity. needs paint Etc

9. 2006-07-31
   historical
10. 2006-01-25
    listed $51,900

ⓘ 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: $2,166 · $181/mo
• Projected year-2 tax: $2,166 · $181/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 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,117
• − Mortgage interest: −$7,276
• − Property taxes: −$2,166
• − Insurance: −$650
• − Repairs & maintenance: −$1,049
• − Management: −$1,049
• − Depreciation: −$3,779
• Taxable loss: −$2,853
• Est. tax savings @ 24.0%: +$685
• After-tax cash flow: $57/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

• 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

+150.3% since first listed

10 events — show timeline

• 2026-05-11 Pending — CBRMLS
• 2026-05-07 Price Changed $129,900 CBRMLS
• 2026-04-21 Relisted — CBRMLS
• 2026-03-29 Contingent — CBRMLS
• 2026-03-26 Listed $134,900 CBRMLS
• 2020-01-17 Sold (MLS) $30,000 CBRMLS
• 2020-01-08 Pending — CBRMLS
• 2020-01-06 Listed $29,900 CBRMLS
• 2006-07-31 Listing Removed — CBRMLS
• 2006-01-25 Listed $51,900 CBRMLS

Property tax history

+10.4%/yr

Latest (2024): $2,166 · -0.9% YoY. Source: county tax records.