1251 Hildreth Ave · Columbus, OH 43203

$199,000

3 bd · 2.0 ba · 1,343 sqft · SingleFamily · 1 Days on market

Built 2026 3,049 sqft lot Est $167k · 19% over

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Why this score? — see what drove the F 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 +11.8/30.0
• Livability +4.0/5.0
• Rent growth +3.8/5.0
• DSCR +3.5/10.0
• 1% rule +3.4/10.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

FURNACE * H20 TANK, 1YR NEW, UPGRADED ELEC. LARGE BACK YARD. GREAT FOR 1STTIME INVESTOR OR SMALL FAMILY, LOT ADJACENT INCLUDED IN SALE 5.5% TOSELLING OFFICE

Key facts

• 3,049 sq ft lot
• 2 garage spots
• Built 2026

Property features AI

Finance

• Other: Home warranty included
• Financial info: Income restricted; Trust sale

Exterior

• Parking: Detached 2-car garage
• Security: Security system
• Utilities: Public water; Public sewer
• Home design: Single family residence; Two stories; New construction (2026); No common walls
• Construction: Block foundation; Built in 2026
• Exterior features: Fenced yard

Interior

• Bedrooms: One bedroom on the main level
• Bathrooms: Two full bathrooms
• Heating & cooling: Central air conditioning
• Interior features: Wood-burning fireplace; Crawl space basement; Living area approximately 1,343 sq ft

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $199k.

Deal economics

• At list price, monthly cash flow is $-55 ($-654/yr) — negative.
• To cash-flow at today's rent, offer at most $191k (4.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $167k (16.0% below list).
• Recommended offer: $167k (16.0% 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); Columbus Alternative High School (math 27% / reading 74%, grade D+, #380 of 781 statewide, top 49%, 758 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.
• Zoned-school proficiency averages 41% at this address vs 20% district-wide (+20 pts) — the actual schools serving this property are materially stronger than the Columbus City School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising fast (+5.0%/yr); 95 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 42% of the median local income ($48k/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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 30y 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 $15k; list at $199k implies a 1227% gain — meaningful room to come down on a strong offer.

Recommended offer $167,180 (16.0% 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. 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. 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?
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: 0.84% ✗
• Cap rate: 5.96%
• Cash-on-cash: -1.17%
• DSCR: 0.95
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $166,532
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1250 Hildreth Ave	0.03mi	3/1.0	1,248 (-7%)	1mo	$105,000	$84	82
1483 Mount Vernon Ave	0.32mi	3/1.0	1,421 (+6%)	4mo	$110,000	$77	68
463 Fairfield Ave	0.17mi	3/1.5	1,184 (-12%)	4mo	$236,175	$199	67
1500 Harvard Ave	0.35mi	3/1.5	1,478 (+10%)	0mo	$90,475	$61	65
288 Johnson St	0.35mi	2/2.5 (-1)	1,297 (-3%)	10mo	$215,000	$166	63
1304 E Long St	0.33mi	3/1.0	1,476 (+10%)	5mo	$182,820	$124	60
214 Parkwood Ave	0.53mi	3/2.5	1,463 (+9%)	2mo	$354,900	$243	57
505 Bassett Ave	0.36mi	2/1.0 (-1)	1,496 (+11%)	4mo	$85,000	$57	52
427 N Garfield Ave	0.58mi	4/2.0 (+1)	1,440 (+7%)	8mo	$157,500	$109	49
1090 Fair Ave	0.69mi	2/1.5 (-1)	1,415 (+5%)	5mo	$386,000	$273	47
861 Old Leonard Ave #859	0.59mi	3/2.5	1,518 (+13%)	7mo	$125,000	$82	43
1017 Madison Ave	0.70mi	3/2.0	1,542 (+15%)	8mo	$345,000	$224	36

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 · 5.03% rent growth · sell at horizon

5-year hold

• IRR: -16.0%
• Equity multiple: 0.42×
• Total profit: $-32,210
• Equity at exit: $29,672

10-year hold

• IRR: -4.4%
• Equity multiple: 0.69×
• Total profit: $-17,516
• Equity at exit: $17,206

Cash invested: $55,720 (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 43203

• Home prices YoY: -31.9%
• Rents YoY: 5.0%
• Active inventory: 95
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,672 high
• Mortgage (P&I): −$1,044
• Tax est. 1.5%: −$249 /mo · $2,985/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$351
• Net cashflow: $-55

Break-even live

Break-even rent $1,741

Max offer price $191,111

Occupancy floor 98%

Sensitivity live

Price	-10% $83	-5% $14	+0% $-55	+5% $-123	+10% $-192
Rent	-10% $-187	-5% $-121	+0% $-55	+5% $12	+10% $78
Rate	-1.0pp $46	-0.5pp $-4	base $-55	+0.5pp $-106	+1.0pp $-159

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1216 Atcheson St Columbus, OH	3.0	2.0	1092	$1,550	$1.42	0d	1	0.08mi
1216 Atcheson St Columbus, OH	3.0	2.0	1092	$1,550	$1.42	5d	1	0.08mi
1308-1310 Mount Vernon Ave Unit 1308 Columbus, OH	3.0	2.0	1400	$1,695	$1.21	45d	1	0.10mi
250 N 21st St Columbus, OH	3.0	2.5	1452	$2,600	$1.79	45d	1	0.27mi
1001 Atcheson St Columbus, OH	1.0–2.0	1.0	821	$1,295	$1.58	4d	16	0.37mi
60-66 Winner Ave Columbus, OH	2.0	1.0	1500	$1,250	$0.83	19d	1	0.47mi
476 Taylor Ave Columbus, OH	1.0–2.0	1.0–2.0	699	$1,695	$2.42	5d	8	0.50mi
1608 Greenway Ave Columbus, OH	2.0	2.0	900	$1,299	$1.44	18d	1	0.51mi
1608 Greenway Ave Columbus, OH	2.0	2.0	900	$1,899	$2.11	19d	1	0.51mi
64 N 20th St Columbus, OH	2.0	1.0	1400	$1,495	$1.07	9d	1	0.55mi
58-64 N 20th St Columbus, OH	2.0	1.0	1100	$1,495	$1.36	9d	1	0.55mi
62 N 20th St Columbus, OH	3.0	1.0	1100	$1,595	$1.45	45d	1	0.55mi
263 N Monroe Ave Columbus, OH	4.0	2.0	1616	$2,399	$1.48	45d	1	0.56mi
439 Eldridge Ave Unit 439 Columbus, OH	3.0	1.0	946	$1,200	$1.27	25d	1	0.58mi
1614 Clifton Ave Unit 1620 Columbus, OH	2.0	1.0	875	$1,349	$1.54	25d	1	0.58mi
1445 E Broad St Columbus, OH	1.0–5.0	1.0–5.0	2164	$2,170	$1.00	0d	4	0.67mi
1544 E Broad St Unit 1544-303 Columbus, OH	2.0	1.0	875	$1,122	$1.28	9d	1	0.68mi
1544 E Broad St Unit 303 Columbus, OH	2.0	1.0	875	$1,122	$1.28	45d	1	0.68mi
1550 E Broad St Columbus, OH	2.0	1.0	875	$1,175	$1.34	45d	1	0.68mi
820 E Long St Columbus, OH	2.0	1.0–2.0	888	$1,810	$2.04	0d	20	0.72mi
1620 E Broad St Columbus, OH	2.0	2.0	1214	$2,025	$1.67	5d	2	0.74mi
1620 E Broad St #408 Columbus, OH	2.0	2.0	1247	$2,150	$1.72	25d	1	0.74mi
723 Mount Vernon Ave Columbus, OH	1.0–2.0	1.0–2.5	854	$1,850	$2.17	0d	6	0.76mi
143 Sherman Ave Columbus, OH	2.0	1.0	919	$1,588	$1.73	25d	2	0.77mi
143 Sherman Ave Unit 301 Columbus, OH	3.0	2.0	1630	$2,450	$1.50	3d	1	0.77mi
151 Sherman Ave #102 Columbus, OH	2.0	1.0	970	$1,675	$1.73	25d	1	0.78mi
151 Sherman Ave Unit 101 Columbus, OH	2.0	1.0	981	$1,675	$1.71	23d	1	0.78mi
151 Sherman Ave Unit 101 Columbus, OH	2.0	1.0	981	$1,675	$1.71	25d	1	0.78mi
1096 Oak St Columbus, OH	2.0	2.5	1487	$2,099	$1.41	5d	1	0.78mi
1096 Oak St Columbus, OH	2.0	2.5	1487	$2,099	$1.41	0d	1	0.78mi
1438 Fair Ave Unit 1438 Columbus, OH	3.0	2.5	1800	$2,550	$1.42	3d	1	0.80mi
700 E Long St Columbus, OH	2.0	1.0–2.0	827	$2,550	$3.08	0d	53	0.83mi
1109 Franklin Ave Unit 1109 Columbus, OH	2.0	1.0	1200	$1,350	$1.12	45d	1	0.86mi
71 S Douglass St Columbus, OH	2.0	1.0	1585	$1,550	$0.98	18d	1	0.86mi
65-71 S Douglass St Columbus, OH	2.0	1.0	1585	$1,550	$0.98	19d	1	0.86mi
1117-1119 Franklin Ave Columbus, OH	3.0	1.0	1288	$1,525	$1.18	45d	1	0.86mi
1740 E Broad St Columbus, OH	2.0	1.0	1200	$1,500	$1.25	25d	1	0.86mi
866 E Starr Ave Columbus, OH	2.0	1.0	1168	$1,600	$1.37	45d	1	0.87mi
844-848 Oak St Unit 848 Columbus, OH	3.0	1.5	1517	$1,700	$1.12	45d	1	0.88mi
848 Oak St Columbus, OH	3.0	1.5	1428	$1,700	$1.19	45d	1	0.88mi

Listing history 2 events

1. 2026-06-17
   remarks 404-char remark
2. 2026-06-17
   listed $199,000 Pending 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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

Taxation est. · year 1

• Rental income: $20,062
• − Mortgage interest: −$11,147
• − Property taxes: −$2,985
• − Insurance: −$995
• − Repairs & maintenance: −$1,605
• − Management: −$1,605
• − Depreciation: −$5,789
• Taxable loss: −$4,064
• Est. tax savings @ 24.0%: +$975
• After-tax cash flow: $321/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): 8,618
• Household income: $47,572
• Rent vs Own: 68.9% rent · 31.1% own
• Severe rent burden: 859.0

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 0.56)
• Race & ethnicity: Black 59% White 29% Two or more races 8% Hispanic / Latino 2% Asian 2%
• Common ancestry: Lithuanian 1% Romanian 1% Swiss 1%
• Foreign-born: 12% · Canada
• Languages at home: 86% English-only · Other Indo-European 1% Spanish 1% French/Haitian/Cajun 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: ▼ -102.09%
• Current HPI: 217.3929
• Rent YoY: ▲ 5.03%
• 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

+975.7% since first listed

5 events — show timeline

• 2026-06-16 Pending — CBRMLS
• 2026-06-16 Listed $199,000 CBRMLS
• 1997-01-03 Sold (MLS) $15,000 CBRMLS
• 1996-12-09 Listing Removed — CBRMLS
• 1996-11-17 Listed $18,500 CBRMLS