69 N Yale Ave · Columbus, OH 43222

$135,000

3 bd · 1.0 ba · 1,220 sqft · SingleFamily public records · 37 Days on market

Built 2004 Est $221k · 39% 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 +24.8/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +8.0/10.0
• 1% rule +6.1/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0

Listing remarks MLS

HOME NEEDS REHABED. SOLD AS-IS CONDITION. APPROVED BUYERS ONLY

Key facts

• Built 2004
• Listed 37 days

Property features AI

Exterior

• Home design: Built in 2004
• Construction: Living area approximately 1220 (unit not specified)
• Exterior features: Located in the Franklinton subdivision

Interior

• Bedrooms: Bedrooms: information not provided
• Bathrooms: Bathrooms: information not provided

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $285 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $131k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.8% 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.
• Market conditions: 50 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); lower-income renter base — watch delinquency; 8,139 units permitted in Franklin County in 2024 (5,940 in 5+ unit buildings).
• At $1,503/mo this rent would consume 56% of the median local household income ($32k/yr) (locally 126% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $14k of equity ($933 loan paydown + $14k appreciation (10.0% local appreciation)).
• Franklin County population projected at +34% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $38k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 23y 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 $13k; list at $135k implies a 964% gain — meaningful room to come down on a strong offer.

Recommended offer $130,950 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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: 1.11% ✓
• Cap rate: 8.83%
• Cash-on-cash: 9.06%
• DSCR: 1.40
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $220,820
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
76 N Central Ave	0.31mi	3/1.5	1,254 (+3%)	2mo	$67,000	$53	78
67 N Central Ave	0.34mi	3/1.5	1,176 (-4%)	1mo	$78,000	$66	76
158 Wisconsin Ave	0.13mi	3/1.5	1,343 (+10%)	2mo	$256,000	$191	74
104 S Cypress Ave	0.30mi	3/2.0	1,276 (+5%)	4mo	$269,900	$212	71
69 Rodgers Ave	0.23mi	3/2.0	1,348 (+10%)	2mo	$245,000	$182	66
44 Brehl Ave	0.30mi	3/1.5	1,368 (+12%)	2mo	$90,000	$66	63
1082 Thomas Ave	0.74mi	3/1.5	1,176 (-4%)	1mo	$212,500	$181	56
273 Avondale Ave	0.56mi	3/1.5	1,342 (+10%)	0mo	$246,000	$183	55
1046 Bellows Ave	0.64mi	2/1.0 (-1)	1,119 (-8%)	3mo	$115,000	$103	49
378 Hawkes Ave	0.72mi	3/2.0	1,109 (-9%)	2mo	$163,000	$147	45
134 Schultz Ave	0.54mi	3/2.0	1,388 (+14%)	4mo	$249,000	$179	45
286 Avondale Ave	0.58mi	3/2.5	1,376 (+13%)	4mo	$276,000	$201	42

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 30.9%
• Equity multiple: 3.43×
• Total profit: $91,696
• Equity at exit: $121,619

10-year hold

• IRR: 26.7%
• Equity multiple: 7.77×
• Total profit: $255,751
• Equity at exit: $262,275

Cash invested: $37,800 (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 43222

• Active inventory: 50
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,503 high
• Mortgage (P&I): −$708
• Tax from tax record: −$138 /mo · $1,651/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$316
• Net cashflow: $285

Break-even live

Break-even rent $1,142

Max offer price $135,000

Occupancy floor 76%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
85 N Yale Ave Columbus, OH	3.0	1.0	1215	$1,100	$0.91	20d	1	0.03mi
85 N Yale Ave Columbus, OH	3.0	1.0	1215	$1,100	$0.91	7d	1	0.03mi
121 Chicago Ave Columbus, OH	2.0	2.0	1234	$1,550	$1.26	44d	1	0.16mi
129 Chicago Ave Columbus, OH	2.0	2.5	1260	$1,895	$1.50	23d	1	0.17mi
1137 W Broad St Columbus, OH	1.0–2.0	1.0	770	$1,860	$2.42	44d	1	0.19mi
51 N Princeton Ave Columbus, OH	3.0	1.0	1188	$1,175	$0.99	23d	1	0.22mi
76 Rodgers Ave Columbus, OH	3.0	1.5	1422	$1,695	$1.19	23d	1	0.23mi
73 Hayden Ave Columbus, OH	2.0	1.0	894	$1,350	$1.51	7d	1	0.29mi
100 N Central Ave Columbus, OH	2.0	1.0	932	$1,043	$1.12	44d	1	0.33mi
87-89 Dana Ave Columbus, OH	2.0	1.0	948	$1,100	$1.16	21d	1	0.33mi
153 S Cypress Ave Columbus, OH	3.0	1.0	1472	$1,650	$1.12	7d	1	0.34mi
142 Dana Ave Unit 142 Columbus, OH	2.0	1.0	700	$825	$1.18	44d	1	0.37mi
125 Avondale Ave Columbus, OH	3.0	1.5	1344	$1,695	$1.26	44d	1	0.38mi
163 N Central Ave Columbus, OH	2.0	2.5	1100	$1,650	$1.50	44d	1	0.38mi
185 S Cypress Ave Columbus, OH	2.0	1.0	1104	$1,695	$1.54	44d	1	0.38mi
189 W Park Ave Unit 189 Columbus, OH	3.0	2.0	1276	$1,395	$1.09	7d	1	0.39mi
120 S Central Ave Columbus, OH	1.0–3.0	1.0–2.0	944	$1,295	$1.37	14d	12	0.42mi
137 N Guilford Ave Columbus, OH	4.0	2.0	1456	$1,850	$1.27	44d	1	0.46mi
58 Stevens Ave Columbus, OH	3.0	1.0	1176	$1,250	$1.06	44d	1	0.49mi
85 Stevens Ave Columbus, OH	2.0	1.0	816	$995	$1.22	44d	1	0.51mi
80 S Souder Ave Columbus, OH	2.0	1.0–2.0	744	$1,713	$2.30	2d	47	0.53mi
32 Schultz Ave Columbus, OH	3.0	1.0	1218	$1,250	$1.03	21d	1	0.56mi
827 W Rich St Unit 827 Columbus, OH	2.0	1.0	1078	$1,175	$1.09	23d	1	0.65mi
821 W Rich St Unit 821 Columbus, OH	2.0	1.0	1078	$1,175	$1.09	23d	1	0.65mi
411 S Yale Ave Columbus, OH	2.0	1.0	784	$1,425	$1.82	44d	1	0.69mi
378 Hawkes Ave Columbus, OH	3.0	2.0	1200	$1,649	$1.37	23d	1	0.72mi
394 S Guilford Ave Columbus, OH	3.0	1.5	1404	$1,450	$1.03	7d	1	0.77mi
622 W State St Columbus, OH	2.0	2.0	1200	$2,190	$1.82	17d	1	0.81mi
741 Sullivant Ave Columbus, OH	2.0	1.5	1250	$1,290	$1.03	23d	1	0.81mi
786 Thomas Ave Unit 786 Columbus, OH	2.0	1.5	876	$1,295	$1.48	23d	1	0.88mi
1485 Walsh Ave Columbus, OH	2.0	1.0	720	$1,450	$2.01	23d	1	0.90mi
257 S Skidmore St Columbus, OH	3.0	2.0	1224	$1,895	$1.55	44d	1	0.93mi
274 S Skidmore St Columbus, OH	2.0	1.0	1402	$1,695	$1.21	44d	1	0.95mi
501 W Broad St Columbus, OH	3.0	1.0–2.5	1166	$3,649	$3.13	1d	52	0.95mi
501 W Broad St Columbus, OH	3.0	1.0–2.5	1166	$3,599	$3.09	44d	15	0.95mi
710 Grandview Crossing Way Columbus, OH	2.0	1.0–2.0	706	$2,240	$3.17	2d	5	0.97mi
1314 City View Dr Columbus, OH	1.0–3.0	1.0–2.0	961	$3,539	$3.68	2d	51	0.97mi
432 Catherine St Columbus, OH	3.0	1.0	1073	$1,325	$1.23	14d	1	0.98mi
432 Catherine St Columbus, OH	3.0	1.0	1073	$1,325	$1.23	12d	1	0.98mi
436 Catherine St Columbus, OH	2.0	1.5	960	$1,300	$1.35	7d	1	0.99mi

Listing history 18 events

1. 2026-06-18
   days on market $135,000 Active 37 DOM
2. 2026-06-17
   days on market $135,000 Active 36 DOM
3. 2026-06-16
   days on market $135,000 Active 35 DOM
4. 2026-06-15
   days on market $135,000 Active 34 DOM
5. 2026-06-13
   days on market $135,000 Active 32 DOM
6. 2026-06-13
   days on market $135,000 Active 31 DOM
7. 2026-06-09
   days on market $135,000 Active 28 DOM
8. 2026-06-08
   days on market $135,000 Active 27 DOM
9. 2026-06-07
   days on market $135,000 Active 26 DOM
10. 2026-06-05
    days on market $135,000 Active 23 DOM
11. 2026-06-03
    days on market $135,000 Active 22 DOM
12. 2026-06-02
    days on market $135,000 Active 21 DOM
13. 2026-06-01
    days on market $135,000 Active 20 DOM
14. 2026-05-31
    days on market $135,000 Active 19 DOM
15. 2026-05-12
    listed $135,000 Active 108-char remark
16. 2003-11-24
    soldstatus $12,687 62-char remark

    Show marketing remark (62 chars)

    HOME NEEDS REHABED. SOLD AS-IS CONDITION. APPROVED BUYERS ONLY

17. 2003-11-13
    historical 62-char remark

    Show marketing remark (62 chars)

    HOME NEEDS REHABED. SOLD AS-IS CONDITION. APPROVED BUYERS ONLY

18. 2003-11-04
    listed $11,900 62-char remark

    Show marketing remark (62 chars)

    HOME NEEDS REHABED. SOLD AS-IS CONDITION. APPROVED BUYERS ONLY

ⓘ 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: $1,651 · $138/mo
• Projected year-2 tax: $1,879 · $157/mo
• Expected delta: +$227/yr (+$19/mo · 13.8%)

ⓘ 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 · 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: $18,031
• − Mortgage interest: −$7,562
• − Property taxes: −$1,651
• − Insurance: −$675
• − Repairs & maintenance: −$1,443
• − Management: −$1,443
• − Depreciation: −$3,927
• Taxable income: $1,331
• Est. tax owed @ 24.0%: −$319
• After-tax cash flow: $3,104/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): 4,819
• Household income: $32,321
• Rent vs Own: 66.4% rent · 33.6% own
• Severe rent burden: 126.0

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: Highly diverse neighborhood (Simpson 0.71)
• Race & ethnicity: White 43% Hispanic / Latino 28% Two or more races 21% Black 18% Asian 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 16% Dominican 5%
• Common ancestry: Lithuanian 1% Slovak 1% Ukrainian 1%
• Foreign-born: 8% · Canada, South Korea
• Languages at home: 86% English-only · Spanish 11% Korean 1% Russian/Polish/Slavic 0%

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: ▲ 231.44%
• Current HPI: 654.0855
• Rent YoY: —
• 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

+1034.5% since first listed

4 events — show timeline

• 2026-05-12 Listed $135,000 FSBO.com
• 2003-11-24 Sold (MLS) $12,687 CBRMLS
• 2003-11-13 Listing Removed — CBRMLS
• 2003-11-04 Listed $11,900 CBRMLS

Property tax history

+11.8%/yr

Latest (2024): $1,651 · -46.2% YoY. Source: county tax records.