282 N Oakley Ave · Columbus, OH 43204

$75,000

1 bd · 1.0 ba · 1,493 sqft · SingleFamily public records · 15 Days on market

Built 1925 3,484 sqft lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks

Rehab Needed Great for investors Property to be sold AS-IS Cash Only!

Key facts

• 3,484 sq ft lot
• Built 1925
• Listed 14 days

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; Built in 1925; One and one half stories; No common walls
• Construction: Block foundation
• Exterior features: Block foundation

Interior

• Bedrooms: One main-level bedroom
• Flooring: Carpet; Vinyl
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating
• Interior features: Insulated windows throughout; One fireplace; Full basement

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $362 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $74k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.1% 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 fast (+4.5%/yr); 188 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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 $519 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 4.5% rent growth), your $21k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($74k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $27k; list at $75k implies a 179% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $73,875 (1.5% below list)

Questions for the listing agent

1. Built in 1925 — 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: 1.57% ✓
• Cap rate: 12.08%
• Cash-on-cash: 20.68%
• DSCR: 1.92
• GRM: 5.3

CMA / ARV

• ARV (on-the-fly): $231,415
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
285 N Wayne Ave	0.08mi	2/2.5 (+1)	1,352 (-9%)	3mo	$209,000	$155	67
137 Clarendon Ave	0.64mi	2/1.0 (+1)	1,395 (-7%)	3mo	$92,000	$66	52

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 · 4.49% rent growth · sell at horizon

5-year hold

• IRR: 14.8%
• Equity multiple: 1.61×
• Total profit: $12,737
• Equity at exit: $11,183

10-year hold

• IRR: 24.7%
• Equity multiple: 3.31×
• Total profit: $48,557
• Equity at exit: $6,485

Cash invested: $21,000 (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 43204

• Rents YoY: 4.5%
• Active inventory: 188
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,179 high
• Mortgage (P&I): −$393
• Tax from tax record: −$145 /mo · $1,740/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$248
• Net cashflow: $362

Break-even live

Break-even rent $721

Max offer price $75,000

Occupancy floor 64%

Sensitivity live

Price	-10% $404	-5% $383	+0% $362	+5% $341	+10% $319
Rent	-10% $269	-5% $315	+0% $362	+5% $408	+10% $455
Rate	-1.0pp $400	-0.5pp $381	base $362	+0.5pp $342	+1.0pp $323

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
174 N Wheatland Ave Columbus, OH	2.0	1.0	917	$1,046	$1.14	4d	3	0.15mi
87-97 N Burgess Ave Unit 93 Columbus, OH	2.0	1.5	1050	$1,250	$1.19	24d	1	0.40mi
87-97 N Burgess Ave Columbus, OH	2.0	1.0	950	$1,250	$1.32	45d	1	0.41mi
170 S Highland Ave Columbus, OH	2.0	1.0	950	$895	$0.94	45d	1	0.65mi
257 Clarendon Ave Unit 257,259,261,263 Columbus, OH	2.0	1.0	1000	$1,200	$1.20	45d	1	0.79mi
148 S Powell Ave Columbus, OH	2.0	1.0	900	$1,050	$1.17	45d	1	0.86mi
148 S Powell Ave Unit B Columbus, OH	2.0	1.0	900	$1,000	$1.11	8d	1	0.86mi
255 Belvidere Ave Columbus, OH	2.0	1.0	1144	$1,195	$1.04	17d	1	0.87mi
190 Nashoba Ave Columbus, OH	2.0	1.0	1030	$1,450	$1.41	21d	1	0.92mi
190 Nashoba Ave Columbus, OH	2.0	1.0	1030	$1,450	$1.41	13d	1	0.92mi
18 N Huron Ave Unit C Columbus, OH	1.0	1.0	1000	$1,050	$1.05	45d	1	0.97mi
721 Grandview Crossing Way Columbus, OH	2.0	1.0–2.0	701	$1,693	$2.41	3d	8	0.98mi
322 S Powell Ave Columbus, OH	2.0	1.0	1100	$950	$0.86	21d	1	1.04mi
427 S Ogden Ave Unit 427 Columbus, OH	2.0	1.0	980	$1,350	$1.38	8d	1	1.07mi
406 1/2 S Hague Ave Columbus, OH	2.0	1.0	918	$765	$0.83	45d	1	1.11mi
364 S Chase Ave Unit B Columbus, OH	2.0	1.0	1010	$975	$0.97	45d	1	1.13mi
396 S Powell Ave Unit 396 Columbus, OH	2.0	1.0	1022	$925	$0.91	45d	1	1.13mi
475 S Ogden Ave Columbus, OH	2.0	1.0	888	$1,100	$1.24	24d	1	1.14mi
530 S Terrace Ave Columbus, OH	2.0	1.0	896	$900	$1.00	24d	1	1.15mi
59 N Brinker Ave Columbus, OH	1.0	1.0	1200	$950	$0.79	45d	1	1.17mi
2883-2889 Wicklow Rd Columbus, OH	2.0	1.0	1200	$1,099	$0.92	45d	1	1.21mi
180 N Sylvan Ave Unit H Columbus, OH	1.0	1.0	952	$795	$0.84	45d	1	1.23mi
1212 Lake Shore Dr Columbus, OH	2.0	2.0	1044	$2,200	$2.11	11d	1	1.31mi
163 N Central Ave Columbus, OH	2.0	2.5	1100	$1,650	$1.50	45d	1	1.32mi
331 S Westgate Ave #333 Columbus, OH	1.0	1.0	1129	$1,150	$1.02	4d	1	1.37mi
100 N Central Ave Columbus, OH	2.0	1.0	932	$1,043	$1.12	45d	1	1.37mi
1000 Urlin Ave #2007 Columbus, OH	2.0	2.0	1340	$2,800	$2.09	21d	1	1.38mi
486-488 S Huron Ave Unit 488 Columbus, OH	2.0	1.0	1104	$1,150	$1.04	45d	1	1.41mi
73 Hayden Ave Columbus, OH	2.0	1.0	894	$1,350	$1.51	8d	1	1.42mi
436 Catherine St Columbus, OH	2.0	1.5	960	$1,300	$1.35	8d	1	1.45mi
1444 City View Dr Columbus, OH	1.0–2.0	1.0–2.0	883	$1,431	$1.62	3d	38	1.46mi
120 S Central Ave Columbus, OH	1.0–3.0	1.0–2.0	944	$530	$0.56	16d	12	1.48mi
710 Grandview Crossing Way Columbus, OH	2.0	1.0–2.0	706	$1,768	$2.50	3d	5	1.50mi

Listing history 11 events

1. 2026-06-21
   days on market $75,000 Active 15 DOM
2. 2026-06-18
   days on market $75,000 Active 12 DOM
3. 2026-06-17
   days on market $75,000 Active 11 DOM
4. 2026-06-16
   pricedays on market $75,000 Active 10 DOM
5. 2026-06-15
   days on market $80,000 Active 9 DOM
6. 2026-06-13
   days on market $80,000 Active 7 DOM
7. 2026-06-13
   days on market $80,000 Active 6 DOM
8. 2026-06-09
   days on market $80,000 Active 3 DOM
9. 2026-06-08
   pricedays on market $80,000 Active 2 DOM
10. 2026-06-07
    remarks 72-char remark
11. 2026-06-07
    listed $85,500 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: $1,740 · $145/mo
• Projected year-2 tax: $1,740 · $145/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 ≥100°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 1 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,148
• − Mortgage interest: −$4,201
• − Property taxes: −$1,740
• − Insurance: −$375
• − Repairs & maintenance: −$1,132
• − Management: −$1,132
• − Depreciation: −$2,182
• Taxable income: $3,387
• Est. tax owed @ 24.0%: −$813
• After-tax cash flow: $3,530/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): 42,962
• Household income: $59,266
• Rent vs Own: 50.5% rent · 49.5% own
• Severe rent burden: 2290.0

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 0.58)
• Race & ethnicity: White 61% Hispanic / Latino 16% Black 13% Two or more races 12% Asian 3%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Lithuanian 1% Slovak 1% Romanian 1%
• Foreign-born: 13% · Canada
• Languages at home: 81% English-only · Spanish 13% Arabic 2% 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: ▼ -220.67%
• Current HPI: 265.7711
• Rent YoY: ▲ 4.49%
• 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

+217.8% since first listed

2 events — show timeline

• 2026-06-06 Listed $85,500 CBRMLS
• 1989-12-08 Sold (Public Records) $26,900 Public Records

Property tax history

+25.2%/yr

Latest (2024): $1,740 · +1.2% YoY. Source: county tax records.