262 S Harris Ave · Columbus, OH 43204

$92,900

2 bd · 1.0 ba · 1,120 sqft · SingleFamily public records · 289 Days on market

Built 1918 4,356 sqft lot $83/sqft · 38% below area Est $149k · 38% 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 +19.8/30.0
• ARV discount +15.0/15.0
• 1% rule +8.0/10.0
• DSCR +6.3/10.0
• 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 MLS

GREAT OPPORTUNITY IN HILLTOP/WICKLOW NEIGHBORHOOD . .. This circa 1918 2-story sitting on . 1 acre awaits your renovations. At over 1,100 ft, this home features 2 large bedrooms, 1 bath, full higher ceiling basement, full front porch, fenced backyard and a detached 2-car garage. Close to bus lines, freeways, shopping and schools. 10 minutes to downtown or casino.

Key facts

• Full front porch
• Fenced backyard
• 4,356 sq ft lot

Tags

• FULL FRONT PORCH
• FENCED BACKYARD
• DETACHED 2-CAR GARAGE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $93k.

Deal economics

• At list price, monthly cash flow is $110 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $93k).
• Recommended offer: $82k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.7% 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); Briggs High School (math 2% / reading 22%, grade F, #726 of 781 statewide, top 94%, 980 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 fast (+4.5%/yr); 187 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $642 of loan paydown is wiped out by about $3k 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 289 days — a 12% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $26k; list at $93k implies a 251% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 4.1% of price; built in 1918 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $81,752 (12.0% below list)

Questions for the listing agent

1. It's been on market 289 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1918 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.30% ✓
• Cap rate: 7.71%
• Cash-on-cash: 5.07%
• DSCR: 1.23
• GRM: 6.4

CMA / ARV

• ARV (median comp): $149,412
• List price: $92,900
• Delta: -37.82%
• 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
229 S Richardson Ave	0.24mi	3/1.0 (+1)	1,168 (+4%)	1mo	$165,000	$141	76
35 S Powell Ave	0.35mi	2/2.0	1,152 (+3%)	1mo	$210,000	$182	74
416 S Burgess Ave	0.29mi	2/1.0	1,210 (+8%)	1mo	$134,900	$111	73
349 S Richardson Ave	0.26mi	2/1.0	1,004 (-10%)	2mo	$169,900	$169	69
241 S Brinker Ave	0.63mi	2/1.0	1,140 (+2%)	0mo	$250,000	$219	67
96 S Powell Ave	0.26mi	3/1.0 (+1)	1,240 (+11%)	1mo	$155,000	$125	64
246 S Terrace Ave	0.33mi	3/1.0 (+1)	1,232 (+10%)	1mo	$205,000	$166	62
310 S Ogden Ave	0.13mi	3/1.5 (+1)	960 (-14%)	1mo	$200,000	$208	62
686 S Burgess Ave	0.65mi	2/1.0	1,056 (-6%)	1mo	$82,500	$78	60
586 S Hague Ave	0.47mi	3/1.0 (+1)	1,208 (+8%)	2mo	$180,000	$149	59
106 S Oakley Ave	0.56mi	2/1.0	1,244 (+11%)	2mo	$99,000	$80	54
691 S Warren Ave	0.61mi	3/1.0 (+1)	1,288 (+15%)	1mo	$95,000	$74	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 · 4.49% rent growth · sell at horizon

5-year hold

• IRR: -6.2%
• Equity multiple: 0.77×
• Total profit: $-6,075
• Equity at exit: $13,852

10-year hold

• IRR: 5.7%
• Equity multiple: 1.46×
• Total profit: $12,083
• Equity at exit: $8,032

Cash invested: $26,012 (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: 187
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,209 high
• Mortgage (P&I): −$487
• Tax from tax record: −$320 /mo · $3,837/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $110

Break-even live

Break-even rent $1,070

Max offer price $92,900

Occupancy floor 86%

Sensitivity live

Price	-10% $162	-5% $136	+0% $110	+5% $84	+10% $57
Rent	-10% $14	-5% $62	+0% $110	+5% $158	+10% $205
Rate	-1.0pp $157	-0.5pp $133	base $110	+0.5pp $86	+1.0pp $61

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: $23,225
• Closing costs: $2,787
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
322 S Powell Ave Columbus, OH	2.0	1.0	1100	$950	$0.86	21d	1	0.18mi
148 S Powell Ave Unit B Columbus, OH	2.0	1.0	900	$1,000	$1.11	9d	1	0.18mi
148 S Powell Ave Columbus, OH	2.0	1.0	900	$1,050	$1.17	45d	1	0.18mi
92 S Hague Ave Columbus, OH	3.0	2.0	1456	$1,400	$0.96	25d	1	0.22mi
80 S Warren Ave Columbus, OH	3.0	1.0	1258	$1,345	$1.07	45d	1	0.23mi
80 S Warren Ave Columbus, OH	3.0	1.0	1258	$1,345	$1.07	5d	1	0.23mi
375 S Burgess Ave Columbus, OH	2.0	1.0	732	$950	$1.30	5d	1	0.24mi
375 S Burgess Ave Columbus, OH	2.0	1.0	732	$950	$1.30	21d	1	0.24mi
406 1/2 S Hague Ave Columbus, OH	2.0	1.0	918	$765	$0.83	45d	1	0.24mi
390 S Powell Ave Columbus, OH	2.0	1.0	775	$1,025	$1.32	4d	1	0.25mi
396 S Powell Ave Unit 396 Columbus, OH	2.0	1.0	1022	$925	$0.91	45d	1	0.26mi
364 S Chase Ave Unit B Columbus, OH	2.0	1.0	1010	$975	$0.97	45d	1	0.27mi
427 S Ogden Ave Unit 427 Columbus, OH	2.0	1.0	980	$1,350	$1.38	9d	1	0.28mi
475 S Ogden Ave Columbus, OH	2.0	1.0	888	$1,100	$1.24	25d	1	0.35mi
2883-2889 Wicklow Rd Columbus, OH	2.0	1.0	1200	$1,099	$0.92	45d	1	0.35mi
29 S Terrace Ave Columbus, OH	3.0	1.0	1144	$1,260	$1.10	25d	1	0.41mi
27-29 N Terrace Ave Unit 29 Columbus, OH	3.0	1.0	1144	$1,260	$1.10	25d	1	0.41mi
329 S Wayne Ave Columbus, OH	3.0	1.0	1120	$1,425	$1.27	4d	1	0.43mi
2709-2711 Sullivant Ave Unit 2709 Columbus, OH	3.0	2.0	1344	$1,380	$1.03	4d	1	0.44mi
2709-2711 Sullivant Ave Columbus, OH	3.0	2.0	1344	$1,380	$1.03	4d	1	0.44mi
54 N Ogden Ave Columbus, OH	3.0	1.0	1176	$950	$0.81	3d	1	0.45mi
252-254 S Wayne Ave Unit 254 Columbus, OH	3.0	1.0	1120	$1,300	$1.16	19d	1	0.45mi
2545-2547 Sullivant Ave Columbus, OH	3.0	1.0	1064	$1,100	$1.03	12d	1	0.47mi
43-45 N Chase Ave Unit 43 Columbus, OH	3.0	1.0	1200	$1,400	$1.17	12d	1	0.48mi
43 N Chase Ave Columbus, OH	3.0	1.0	1200	$1,400	$1.17	12d	1	0.48mi
87-97 N Burgess Ave Columbus, OH	2.0	1.0	950	$1,250	$1.32	45d	1	0.51mi
39 Eldon Ave Unit 1 Columbus, OH	3.0	2.0	1043	$1,500	$1.44	25d	1	0.51mi
87-97 N Burgess Ave Unit 93 Columbus, OH	2.0	1.5	1050	$1,250	$1.19	25d	1	0.51mi
530 S Terrace Ave Columbus, OH	2.0	1.0	896	$900	$1.00	25d	1	0.52mi
43 N Roys Ave Columbus, OH	3.0	1.5	1332	$1,599	$1.20	25d	1	0.52mi
608 Racine Ave #610 Columbus, OH	3.0	1.0	1168	$1,195	$1.02	45d	1	0.52mi
616-618 S Ogden Ave Columbus, OH	3.0	1.0	1100	$1,125	$1.02	45d	1	0.55mi
41 S Oakley Ave Columbus, OH	3.0	1.5	1428	$1,550	$1.09	45d	1	0.56mi
486-488 S Huron Ave Unit 488 Columbus, OH	2.0	1.0	1104	$1,150	$1.04	45d	1	0.56mi
18 N Huron Ave Unit C Columbus, OH	1.0	1.0	1000	$1,050	$1.05	45d	1	0.57mi
521-523 S Wayne Ave Columbus, OH	3.0	1.0	1092	$1,195	$1.09	5d	1	0.58mi
331 S Westgate Ave #333 Columbus, OH	1.0	1.0	1129	$1,150	$1.02	5d	1	0.60mi
331-333 S Westgate Ave Columbus, OH	1.0	1.0	800	$1,150	$1.44	19d	1	0.60mi
130 N Roys Ave Columbus, OH	3.0	1.0	1380	$1,595	$1.16	3d	1	0.61mi
41-43 N Huron Ave Unit 41 Columbus, OH	3.0	1.0	1176	$1,400	$1.19	9d	1	0.62mi

Listing history 9 events

1. 2026-05-31
   days on market $92,900 Active 289 DOM
2. 2026-04-01
   status Active 365-char remark

   Show marketing remark (365 chars)

   GREAT OPPORTUNITY IN HILLTOP/WICKLOW NEIGHBORHOOD . .. This circa 1918 2-story sitting on . 1 acre awaits your renovations. At over 1,100 ft, this home features 2 large bedrooms, 1 bath, full higher ceiling basement, full front porch, fenced backyard and a detached 2-car garage. Close to bus lines, freeways, shopping and schools. 10 minutes to downtown or casino.

3. 2026-04-01
   historical 365-char remark

   Show marketing remark (365 chars)

   GREAT OPPORTUNITY IN HILLTOP/WICKLOW NEIGHBORHOOD . .. This circa 1918 2-story sitting on . 1 acre awaits your renovations. At over 1,100 ft, this home features 2 large bedrooms, 1 bath, full higher ceiling basement, full front porch, fenced backyard and a detached 2-car garage. Close to bus lines, freeways, shopping and schools. 10 minutes to downtown or casino.

4. 2026-01-24
   price $92,900 365-char remark

   Show marketing remark (365 chars)

   GREAT OPPORTUNITY IN HILLTOP/WICKLOW NEIGHBORHOOD . .. This circa 1918 2-story sitting on . 1 acre awaits your renovations. At over 1,100 ft, this home features 2 large bedrooms, 1 bath, full higher ceiling basement, full front porch, fenced backyard and a detached 2-car garage. Close to bus lines, freeways, shopping and schools. 10 minutes to downtown or casino.

5. 2025-11-09
   price $97,900 365-char remark

   Show marketing remark (365 chars)

   GREAT OPPORTUNITY IN HILLTOP/WICKLOW NEIGHBORHOOD . .. This circa 1918 2-story sitting on . 1 acre awaits your renovations. At over 1,100 ft, this home features 2 large bedrooms, 1 bath, full higher ceiling basement, full front porch, fenced backyard and a detached 2-car garage. Close to bus lines, freeways, shopping and schools. 10 minutes to downtown or casino.

6. 2025-09-23
   price $102,000 365-char remark

   Show marketing remark (365 chars)

   GREAT OPPORTUNITY IN HILLTOP/WICKLOW NEIGHBORHOOD . .. This circa 1918 2-story sitting on . 1 acre awaits your renovations. At over 1,100 ft, this home features 2 large bedrooms, 1 bath, full higher ceiling basement, full front porch, fenced backyard and a detached 2-car garage. Close to bus lines, freeways, shopping and schools. 10 minutes to downtown or casino.

7. 2025-08-15
   listed $108,000 Active 365-char remark

   Show marketing remark (365 chars)

   GREAT OPPORTUNITY IN HILLTOP/WICKLOW NEIGHBORHOOD . .. This circa 1918 2-story sitting on . 1 acre awaits your renovations. At over 1,100 ft, this home features 2 large bedrooms, 1 bath, full higher ceiling basement, full front porch, fenced backyard and a detached 2-car garage. Close to bus lines, freeways, shopping and schools. 10 minutes to downtown or casino.

8. 1991-01-18
   soldstatus $26,500
9. 1987-03-31
   soldstatus $26,500

ⓘ 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: $3,837 · $320/mo
• Projected year-2 tax: $3,837 · $320/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 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 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,513
• − Mortgage interest: −$5,204
• − Property taxes: −$3,837
• − Insurance: −$464
• − Repairs & maintenance: −$1,161
• − Management: −$1,161
• − Depreciation: −$2,703
• Taxable loss: −$17
• Est. tax savings @ 24.0%: +$4
• After-tax cash flow: $1,322/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

+250.6% since first listed

8 events — show timeline

• 2026-04-01 Relisted — CBRMLS
• 2026-04-01 Listing Removed — CBRMLS
• 2026-01-24 Price Changed $92,900 CBRMLS
• 2025-11-09 Price Changed $97,900 CBRMLS
• 2025-09-23 Price Changed $102,000 CBRMLS
• 2025-08-15 Listed $108,000 CBRMLS
• 1991-01-18 Sold (Public Records) $26,500 Public Records
• 1987-03-31 Sold (Public Records) $26,500 Public Records

Property tax history

+11.7%/yr

Latest (2024): $3,837 · +140.0% YoY. Source: county tax records.