546 Emmit Ave · Lincoln Village, OH 43228

$189,000

4 bd · 2.0 ba · 1,764 sqft · SingleFamily public records · 75 Days on market

Built 1939 3,920 sqft lot Est $333k · 43% 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 +22.1/30.0
• ARV discount +15.0/15.0
• DSCR +7.1/10.0
• 1% rule +5.1/10.0
• Livability +4.2/5.0
• Schools +3.8/10.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Large 4 bedroom, 2 full bath ranch home. updates through out the home, floors, paint, bathrooms and large updated kitchen. Kitchen was remodeled in 2018 New AC was 2016 and new roof and siding Electrical box and cable new in 2015

Key facts

• Utility room
• Kitchen
• Living room

Tags

• LIVING ROOM
• DINING AREA
• KITCHEN
• UTILITY ROOM
• SMALL PORCH
• PARTIAL FENCED YARD

Property features AI

Finance

• Financial info: HUD owned

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story; Built in 1939; No common walls
• Construction: Slab foundation
• Exterior features: Shed on property; Additional parcel included (240-001595)

Interior

• Bedrooms: Four main-level bedrooms
• Bathrooms: Two full bathrooms
• Heating & cooling: Central air conditioning
• Interior features: Approximately 1,764 living area

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $189k.

Deal economics

• At list price, monthly cash flow is $304 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $189k).
• Recommended offer: $178k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.2% vs local median 4.0% in Lincoln Village — 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 85/100 on livability (#42 in OH, #549 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+; Watch: employment C-.
• South-Western City (suburban): math 40% / reading 48% proficiency, ranked #500 of 656 in OH (top 76%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents soft (-0.6%/yr); 192 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 8,139 units permitted in Franklin County in 2024 (5,940 in 5+ unit buildings).
• This rent runs 37% of the median local income ($62k/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 $1k of loan paydown is wiped out by about $6k 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 ($178k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 29y ago; this cycle's ask has dropped $21k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1939 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $177,660 (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 1939 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 1.01% ✓
• Cap rate: 8.22%
• Cash-on-cash: 6.90%
• DSCR: 1.31
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $333,396
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
546 Emmit Ave	0.00mi	4/2.0	1,764 (0%)	1mo	$175,000	$99	99
4763 Hafey Ave	0.19mi	3/1.0 (-1)	1,868 (+6%)	7mo	$220,920	$118	67
580 Evergreen Ter	0.56mi	3/1.5 (-1)	1,780 (+1%)	1mo	$183,000	$103	64
299 Lombard Rd	0.38mi	3/1.5 (-1)	1,872 (+6%)	2mo	$312,000	$167	64
4824 Gilhem Ct	0.23mi	3/2.5 (-1)	1,545 (-12%)	2mo	$292,000	$189	60
470 Woodlawn Ave	0.47mi	3/2.0 (-1)	1,622 (-8%)	1mo	$350,000	$216	59
4778 Hafey Ave	0.22mi	3/2.0 (-1)	1,511 (-14%)	6mo	$249,900	$165	56
4833 Gilhem Ct	0.26mi	3/2.5 (-1)	1,558 (-12%)	8mo	$280,000	$180	55
352 Postle Blvd	0.70mi	3/2.5 (-1)	1,674 (-5%)	2mo	$350,000	$209	50
429 Postle Blvd	0.73mi	4/2.5	1,906 (+8%)	3mo	$369,900	$194	48
324 Postle Blvd	0.71mi	4/2.5	1,994 (+13%)	1mo	$382,300	$192	43
1028 Rowland Ave	0.70mi	3/2.5 (-1)	1,930 (+9%)	9mo	$365,000	$189	38

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -9.0%
• Equity multiple: 0.68×
• Total profit: $-16,892
• Equity at exit: $28,181

10-year hold

• IRR: -3.8%
• Equity multiple: 0.78×
• Total profit: $-11,574
• Equity at exit: $16,341

Cash invested: $52,920 (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 43228

• Rents YoY: -0.6%
• Active inventory: 192
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,915 high
• Mortgage (P&I): −$991
• Tax from tax record: −$139 /mo · $1,666/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$402
• Net cashflow: $304

Break-even live

Break-even rent $1,530

Max offer price $189,000

Occupancy floor 79%

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4573 Westport Rd Unit 4507-303 Columbus, OH	4.0	2.0	1558	$1,897	$1.22	44d	1	0.20mi
4312 Westport Rd Columbus, OH	2.0–3.0	1.5–2.5	1476	$1,499	$1.02	2d	21	0.52mi
859 Eliots Oak Rd Columbus, OH	3.0	1.0	1232	$1,950	$1.58	15d	1	0.56mi
4510 Switchback Trl Columbus, OH	3.0	2.0	1244	$2,170	$1.74	4d	1	0.72mi
5335 Cherry Bud Ct Columbus, OH	3.0	2.0	1456	$2,298	$1.58	44d	1	0.93mi
5095 Maple Valley Dr Columbus, OH	3.0	2.5	1709	$2,300	$1.35	21d	1	0.95mi
5591 Rustling Way LN Galloway, OH	1.0–3.0	1.0–2.5	962	$1,649	$1.71	2d	8	1.36mi
794 Wallinger Dr Galloway, OH	3.0	2.5	1428	$2,125	$1.49	23d	1	1.48mi
560 Corral Gate Ct Galloway, OH	3.0	2.0	1658	$2,286	$1.38	21d	1	1.49mi

Listing history 26 events

1. 2026-05-12
   status Pending
2. 2026-04-15
   historical Contingent
3. 2026-04-15
   status Active
4. 2026-04-09
   historical
5. 2026-04-07
   status Active
6. 2026-04-06
   price $189,000
7. 2026-04-06
   historical
8. 2026-03-04
   status Active
9. 2026-03-02
   historical
10. 2026-02-19
    listed $210,000 Active
11. 2025-12-19
    soldstatus $214,500
12. 2022-02-07
    soldstatus $400,000
13. 2022-01-31
    soldstatus $200,000 Closed 233-char remark

    Show marketing remark (233 chars)

    Large 4 bedroom, 2 full bath ranch home. updates through out the home, floors, paint, bathrooms and large updated kitchen. Kitchen was remodeled in 2018 New AC was 2016 and new roof and siding Electrical box and cable new in 2015

14. 2022-01-01
    historical Contingent Finance and Inspection 233-char remark

    Show marketing remark (233 chars)

    Large 4 bedroom, 2 full bath ranch home. updates through out the home, floors, paint, bathrooms and large updated kitchen. Kitchen was remodeled in 2018 New AC was 2016 and new roof and siding Electrical box and cable new in 2015

15. 2021-12-27
    status Active 233-char remark

    Show marketing remark (233 chars)

    Large 4 bedroom, 2 full bath ranch home. updates through out the home, floors, paint, bathrooms and large updated kitchen. Kitchen was remodeled in 2018 New AC was 2016 and new roof and siding Electrical box and cable new in 2015

16. 2021-12-13
    historical Contingent Finance and Inspection 233-char remark

    Show marketing remark (233 chars)

    Large 4 bedroom, 2 full bath ranch home. updates through out the home, floors, paint, bathrooms and large updated kitchen. Kitchen was remodeled in 2018 New AC was 2016 and new roof and siding Electrical box and cable new in 2015

17. 2021-12-06
    listed $199,700 Active 233-char remark

    Show marketing remark (233 chars)

    Large 4 bedroom, 2 full bath ranch home. updates through out the home, floors, paint, bathrooms and large updated kitchen. Kitchen was remodeled in 2018 New AC was 2016 and new roof and siding Electrical box and cable new in 2015

18. 2014-04-08
    soldstatus $27,000
19. 2014-03-27
    soldstatus $27,000 130-char remark

    Show marketing remark (130 chars)

    The subject is a single story, single family residence. The property has four bedrooms and two full bathrooms. Property needs work

20. 2014-03-11
    historical 130-char remark

    Show marketing remark (130 chars)

    The subject is a single story, single family residence. The property has four bedrooms and two full bathrooms. Property needs work

21. 2014-02-24
    listed $32,500 130-char remark

    Show marketing remark (130 chars)

    The subject is a single story, single family residence. The property has four bedrooms and two full bathrooms. Property needs work

22. 2014-01-27
    soldstatus $28,000
23. 1997-04-16
    soldstatus $65,000
24. 1997-04-11
    soldstatus $67,500
25. 1997-03-10
    historical
26. 1997-02-11
    listed $72,900

ⓘ 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: $1,666 · $139/mo
• Projected year-2 tax: $2,307 · $192/mo
• Expected delta: +$641/yr (+$53/mo · 38.5%)

ⓘ 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 6 d/yr ≥100°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,982
• − Mortgage interest: −$10,587
• − Property taxes: −$1,666
• − Insurance: −$945
• − Repairs & maintenance: −$1,839
• − Management: −$1,839
• − Depreciation: −$5,498
• Taxable income: $609
• Est. tax owed @ 24.0%: −$146
• After-tax cash flow: $3,505/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: South-Western City
• NCES district ID: 3904480
• Math proficiency: 40% ▼ -18.00%
• Reading proficiency: 48% ▼ -10.00%
• Median HH income: $51,689
• Composite: 37.95/100
• National rank: #4305
• State rank: #500 of 656 in OH

Livability — Lincoln Village

• Score: 85/100
• State rank: #42
• US rank: #549

Category grades

Amenities C Commute A+ Cost of living A+ Crime C+ Employment C- Housing A+ Health & safety A+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lincoln Village, OH
• County: Franklin County · 1,351,780 people
• City population: 59,077
• Metro: Columbus, OH
• Population (ZIP): 59,077
• Household income: $61,713
• Rent vs Own: 55.8% rent · 44.2% own
• Severe rent burden: 3284.0

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 0.64)
• Race & ethnicity: White 54% Black 23% Hispanic / Latino 14% Two or more races 11% Asian 3%
• Hispanic origin (detail): Mexican 8% Dominican 1%
• Common ancestry: Slovak 2% Italian 1% Romanian 1%
• Foreign-born: 19% · Canada, Jamaica
• Languages at home: 74% English-only · Spanish 12% Other Indo-European 1% Other Asian/Pacific 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: ▼ -245.97%
• Current HPI: 234.1992
• Rent YoY: ▼ -0.63%
• 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

+159.3% since first listed

26 events — show timeline

• 2026-05-12 Pending — CBRMLS
• 2026-04-15 Contingent — CBRMLS
• 2026-04-15 Relisted — CBRMLS
• 2026-04-09 Listing Removed — CBRMLS
• 2026-04-07 Relisted — CBRMLS
• 2026-04-06 Price Changed $189,000 CBRMLS
• 2026-04-06 Listing Removed — CBRMLS
• 2026-03-04 Relisted — CBRMLS
• 2026-03-02 Listing Removed — CBRMLS
• 2026-02-19 Listed $210,000 CBRMLS
• 2025-12-19 Sold (Public Records) $214,500 Public Records
• 2022-02-07 Sold (Public Records) $400,000 Public Records
• 2022-01-31 Sold (MLS) $200,000 CBRMLS
• 2022-01-01 Contingent — CBRMLS
• 2021-12-27 Relisted — CBRMLS
• 2021-12-13 Contingent — CBRMLS
• 2021-12-06 Listed $199,700 CBRMLS
• 2014-04-08 Sold (Public Records) $27,000 Public Records
• 2014-03-27 Sold (MLS) $27,000 CBRMLS
• 2014-03-11 Listing Removed — CBRMLS
• 2014-02-24 Listed $32,500 CBRMLS
• 2014-01-27 Sold (Public Records) $28,000 Public Records
• 1997-04-16 Sold (Public Records) $65,000 Public Records
• 1997-04-11 Sold (MLS) $67,500 CBRMLS
• 1997-03-10 Listing Removed — CBRMLS
• 1997-02-11 Listed $72,900 CBRMLS

Property tax history

+2.5%/yr

Latest (2024): $1,666 · +4.8% YoY. Source: county tax records.