2559 Hamilton Ave · Columbus, OH 43211

$159,900

3 bd · 1.5 ba · 919 sqft · SingleFamily public records · 2 Days on market

Built 1942 5,662 sqft lot $174/sqft · 11% below area Est $180k · 11% 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 +12.6/15.0
• Cash flow +12.1/30.0
• Livability +4.0/5.0
• DSCR +3.6/10.0
• Rent growth +3.4/5.0
• 1% rule +3.2/10.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Lovely Cap Cod across the street from newly renovated Linden Park, overseen the water pond. Nice front porch, long driveway, fenced yard and 1 1/2 car garage. Nice 3 brs, 1 1/2, full basement can be finish for additional space. Don't miss out, this won't last!

Key facts

• 5,662 sq ft lot
• Garage
• Built 1942

Property features AI

Exterior

• Parking: Detached garage; On-street parking; One garage space; One carport space
• Utilities: Public water; Public sewer
• Home design: Single family residence; One-and-a-half story; Built in 1942; No shared/common walls
• Construction: Block foundation; Built in 1942
• Exterior features: Block foundation

Interior

• Bedrooms: Two main-level bedrooms
• Flooring: Wood flooring
• Bathrooms: One full bathroom; One half bathroom (total 1.5)
• Interior features: Full basement; Wood flooring

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $-35 ($-424/yr) — negative.
• To cash-flow at today's rent, offer at most $154k (3.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $132k (17.6% below list).
• Recommended offer: $132k (17.6% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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); Linden-Mckinley Stem Academy (math 4% / reading 13%, grade F, #756 of 781 statewide, top 97%, 776 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.
• 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 26d 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 37% 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 $1k of loan paydown is wiped out by about $5k 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

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 16y 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.

Risks & watch-outs

• Watch-outs: built in 1942 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $131,814 (17.6% 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. Built in 1942 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.82% ✗
• Cap rate: 6.03%
• Cash-on-cash: -0.95%
• DSCR: 0.96
• GRM: 10.1

CMA / ARV

• ARV (median comp): $180,218
• List price: $159,900
• Delta: -11.27%
• 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
2559 Hamilton Ave	0.00mi	3/1.5	919 (0%)	1mo	$140,000	$152	99
2610 Atwood Ter	0.34mi	3/1.0	979 (+6%)	1mo	$176,500	$180	71
2498 Renwood Pl	0.10mi	3/1.0	1,043 (+14%)	1mo	$210,000	$201	70
2728 Atwood Ter	0.39mi	3/1.0	979 (+6%)	1mo	$170,000	$174	68
1397 Melrose Ave	0.45mi	3/1.0	861 (-6%)	1mo	$140,000	$163	66
1448 Manchester Ave	0.42mi	3/1.0	1,014 (+10%)	0mo	$180,000	$178	61
1398 Manchester Ave	0.37mi	2/1.0 (-1)	820 (-11%)	0mo	$255,000	$311	57
1562 Myrtle Ave	0.53mi	2/1.0 (-1)	984 (+7%)	0mo	$145,000	$147	56
2205 Atwood Ter	0.70mi	3/1.0	979 (+6%)	1mo	$189,900	$194	53
2876 Medina Ave	0.55mi	3/1.0	1,020 (+11%)	1mo	$218,000	$214	53
2752 Azelda St	0.50mi	2/1.0 (-1)	792 (-14%)	1mo	$150,000	$189	46
1660 E Weber Rd	0.70mi	2/1.0 (-1)	1,030 (+12%)	0mo	$190,750	$185	40

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: -17.4%
• Equity multiple: 0.38×
• Total profit: $-27,613
• Equity at exit: $23,842

10-year hold

• IRR: -8.7%
• Equity multiple: 0.45×
• Total profit: $-24,674
• Equity at exit: $13,825

Cash invested: $44,772 (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: 10.1×

Monthly cashflow live

• Estimated rent: $1,318 high
• Mortgage (P&I): −$839
• Tax from tax record: −$172 /mo · $2,058/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $-35

Break-even live

Break-even rent $1,363

Max offer price $153,657

Occupancy floor 98%

Sensitivity live

Price	-10% $55	-5% $10	+0% $-35	+5% $-81	+10% $-126
Rent	-10% $-139	-5% $-87	+0% $-35	+5% $17	+10% $69
Rate	-1.0pp $45	-0.5pp $5	base $-35	+0.5pp $-77	+1.0pp $-119

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1269 Minnesota Ave Columbus, OH	3.0	1.0	1075	$1,550	$1.44	9d	1	0.17mi
2566 Atwood Ter Columbus, OH	3.0	1.0	979	$1,500	$1.53	25d	1	0.33mi
2299 Hamilton Ave Columbus, OH	2.0	1.0	1000	$1,200	$1.20	45d	1	0.36mi
1352 E Hudson St Columbus, OH	2.0	1.0	800	$1,150	$1.44	45d	1	0.38mi
2459 Atwood Ter Columbus, OH	2.0	2.0	936	$1,650	$1.76	45d	1	0.40mi
1435 Republic Ave Columbus, OH	3.0	1.0	908	$1,395	$1.54	9d	1	0.41mi
1435 Republic Ave Columbus, OH	3.0	1.0	908	$1,425	$1.57	21d	1	0.41mi
2459 Hiawatha St Columbus, OH	2.0	1.0	810	$1,025	$1.27	45d	1	0.46mi
2767 Hiawatha St Columbus, OH	3.0	1.0	896	$1,475	$1.65	9d	1	0.47mi
1524 Genessee Ave Unit A Columbus, OH	2.0	1.0	800	$1,150	$1.44	4d	1	0.47mi
1530 Genessee Ave Unit B Columbus, OH	2.0	1.0	800	$1,150	$1.44	5d	1	0.49mi
2472 Pontiac St Columbus, OH	2.0	1.0	754	$995	$1.32	5d	1	0.54mi
2472 Pontiac St Columbus, OH	2.0	1.0	754	$995	$1.32	16d	1	0.54mi
2176 Ontario St Columbus, OH	4.0	2.0	1066	$1,650	$1.55	25d	1	0.54mi
2203-2205 Mcguffey Rd Columbus, OH	2.0	1.0	836	$1,050	$1.26	25d	1	0.54mi
1576-1578 Arlington Ave Unit 1576 Columbus, OH	2.0	1.0	902	$1,000	$1.11	45d	1	0.56mi
2217 Grasmere Ave Columbus, OH	2.0	1.5	720	$1,650	$2.29	16d	1	0.58mi
2942 Atwood Ter Columbus, OH	2.0	1.0	962	$1,200	$1.25	45d	1	0.60mi
2236 Atwood Ter Columbus, OH	2.0	1.0	720	$900	$1.25	9d	1	0.62mi
967 Duxberry Ave Columbus, OH	3.0	1.0	864	$1,100	$1.27	45d	1	0.65mi
3054 McGuffey Rd Columbus, OH	3.0	1.0	1106	$1,450	$1.31	45d	1	0.72mi
870 Melrose Ave Columbus, OH	2.0	1.0	732	$1,345	$1.84	9d	1	0.72mi
3086-3092 Grasmere Ave Unit 3088 Columbus, OH	2.0	1.0	800	$1,000	$1.25	25d	1	0.77mi
3088 Grasmere Ave Columbus, OH	2.0	1.0	800	$1,000	$1.25	25d	1	0.77mi
2530 Beulah Rd Columbus, OH	2.0	1.0	720	$1,345	$1.87	16d	1	0.79mi
1577 Cordell Ave Columbus, OH	2.0	1.0	882	$1,000	$1.13	4d	1	0.79mi
3120 Grasmere Ave Columbus, OH	2.0	1.0	842	$1,395	$1.66	5d	1	0.82mi
2980 Reis Ave Columbus, OH	2.0	1.0	840	$1,099	$1.31	45d	1	0.84mi
3137 Mcguffey Rd Columbus, OH	2.0	1.0	950	$950	$1.00	45d	1	0.84mi
2765 Cleveland Ave Unit B Columbus, OH	2.0	1.0	1100	$990	$0.90	19d	1	0.85mi
1205 E 23rd Ave Columbus, OH	2.0	1.0	688	$1,050	$1.53	9d	1	0.87mi
1171 E 22nd Ave Unit 1171 Columbus, OH	2.0	1.0	750	$1,100	$1.47	19d	1	0.92mi
1500 E 25th Ave Columbus, OH	2.0	1.0	720	$850	$1.18	45d	1	0.93mi
1500 E 25th Ave Unit 2 Columbus, OH	2.0	1.0	720	$850	$1.18	25d	1	0.93mi
1003 E 21st Ave Columbus, OH	2.0	1.5	835	$1,150	$1.38	9d	1	0.97mi
1549-1551 Oakland Park Ave Columbus, OH	2.0	1.0	832	$1,100	$1.32	23d	1	1.00mi
1011 Mohican Ave Columbus, OH	3.0	1.0	1091	$1,399	$1.28	45d	1	1.00mi
1609-1611 E 26th Ave Columbus, OH	2.0	1.0	1080	$1,150	$1.06	4d	1	1.01mi
1609-1611 E 26th Ave Columbus, OH	2.0	1.0	1080	$1,200	$1.11	25d	1	1.01mi
1911 Denune Ave Columbus, OH	2.0	1.0	645	$925	$1.43	45d	1	1.02mi

Listing history 10 events

1. 2026-05-18
   status Pending 602-char remark
2. 2026-05-15
   listed $159,900 Active 602-char remark
3. 2026-05-14
   historical $159,900 602-char remark
4. 2021-09-07
   soldstatus $130,000
5. 2021-08-20
   soldstatus $130,000 Closed 260-char remark

   Show marketing remark (260 chars)

   Lovely Cap Cod across the street from newly renovated Linden Park, overseen the water pond. Nice front porch, long driveway, fenced yard and 1 1/2 car garage. Nice 3 brs, 1 1/2, full basement can be finish for additional space. Don't miss out, this won't last!

6. 2021-06-12
   historical 260-char remark

   Show marketing remark (260 chars)

   Lovely Cap Cod across the street from newly renovated Linden Park, overseen the water pond. Nice front porch, long driveway, fenced yard and 1 1/2 car garage. Nice 3 brs, 1 1/2, full basement can be finish for additional space. Don't miss out, this won't last!

7. 2021-06-12
   listed $135,000 260-char remark

   Show marketing remark (260 chars)

   Lovely Cap Cod across the street from newly renovated Linden Park, overseen the water pond. Nice front porch, long driveway, fenced yard and 1 1/2 car garage. Nice 3 brs, 1 1/2, full basement can be finish for additional space. Don't miss out, this won't last!

8. 2010-04-23
   soldstatus $25,000

   Show marketing remark (91 chars)

   Price to sell!! being sold ''AS IS''. Across the street from Linden Park. Great investment.

9. 2010-04-17
   historical

   Show marketing remark (91 chars)

   Price to sell!! being sold ''AS IS''. Across the street from Linden Park. Great investment.

10. 2010-04-15
    listed $29,000

    Show marketing remark (91 chars)

    Price to sell!! being sold ''AS IS''. Across the street from Linden Park. Great investment.

ⓘ 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: $2,058 · $172/mo
• Projected year-2 tax: $2,276 · $190/mo
• Expected delta: +$218/yr (+$18/mo · 10.6%)

ⓘ 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 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,818
• − Mortgage interest: −$8,957
• − Property taxes: −$2,058
• − Insurance: −$800
• − Repairs & maintenance: −$1,265
• − Management: −$1,265
• − Depreciation: −$4,652
• Taxable loss: −$3,179
• Est. tax savings @ 24.0%: +$763
• After-tax cash flow: $339/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): 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

+382.8% since first listed

11 events — show timeline

• 2026-06-02 Sold (MLS) $140,000 CBRMLS
• 2026-05-18 Pending — CBRMLS
• 2026-05-15 Listed $159,900 CBRMLS
• 2026-05-14 Coming Soon $159,900 CBRMLS
• 2021-09-07 Sold (Public Records) $130,000 Public Records
• 2021-08-20 Sold (MLS) $130,000 CBRMLS
• 2021-06-12 Listed $135,000 CBRMLS
• 2021-06-12 Listing Removed — CBRMLS
• 2010-04-23 Sold (MLS) $25,000 CBRMLS
• 2010-04-17 Listing Removed — CBRMLS
• 2010-04-15 Listed $29,000 CBRMLS

Property tax history

+7.1%/yr

Latest (2024): $2,058 · +1.3% YoY. Source: county tax records.