784 Elwood Ave · Columbus, OH 43207

$176,000

3 bd · 1.0 ba · 1,110 sqft · SingleFamily public records · 19 Days on market

Built 1958 5,227 sqft lot Est $168k · 5% over

---

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).

• Cash flow +15.3/30.0
• ARV discount +5.2/15.0
• DSCR +4.7/10.0
• Livability +4.0/5.0
• 1% rule +3.4/10.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome Home, come to a location where Quite is the Greatest reward. This area feels like living in the country, yet 8 minutes from downtown Columbus. The area consist of two streets that are now seeing a total redevelopment with several new homes being built. One of the few areas that children play safety in the streets. The Home has several updates within the last 10 years, New roof, furnance, painting and carpet. The auditor has it as a 3 bedroom, but it's actually a 4 bedroom. 3 rooms are above average, with 4th a greate office space or small bedroom. New homes built in this area by City developement have both sold for $200,000 but the new owners don't own the land. Come get away from i

Key facts

• New furnace
• New carpet
• Great office space

Tags

• NEW ROOF
• NEW FURNACE
• NEW PAINTING
• NEW CARPET
• GREAT OFFICE SPACE

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer
• Home design: Single family residence; One and one-half stories; Built in 1958; No common walls
• Construction: Block foundation; Other foundation type
• Exterior features: Shed(s) on the property

Interior

• Bedrooms: 2 bedrooms on the main level
• Flooring: Laminate flooring; Carpeted areas
• Bathrooms: 1 full bathroom
• Interior features: Insulated windows; No fireplaces

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $176k.

Deal economics

• At list price, monthly cash flow is $63 ($756/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $148k (15.8% below list).
• Recommended offer: $148k (15.8% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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); 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 (+2.3%/yr); 198 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); 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 $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

• It's been on market 19 days — a 2% lower offer ($173k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 28y ago; this cycle's ask has dropped $11k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $148,194 (15.8% below list)

Questions for the listing agent

1. Built in 1958 — 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. 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: 6.72%
• Cash-on-cash: 1.53%
• DSCR: 1.07
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $167,610
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
775 Koebel Ave	0.25mi	3/1.0	1,101 (-1%)	10mo	$160,000	$145	79
868 Koebel Ave	0.25mi	2/1.0 (-1)	1,101 (-1%)	4mo	$181,500	$165	78
757 Lawndale Ave	0.14mi	3/1.0	1,066 (-4%)	12mo	$155,000	$145	77
600 Koebel Ave	0.33mi	2/1.0 (-1)	1,147 (+3%)	9mo	$125,000	$109	66
2441 Wilson Ave	0.30mi	3/2.0	1,014 (-9%)	3mo	$199,000	$196	65
535 Stambaugh Ave	0.36mi	2/1.0 (-1)	1,200 (+8%)	1mo	$57,000	$48	64
837 Koebel Ave	0.26mi	3/1.5	1,251 (+13%)	2mo	$160,000	$128	63
1820 Oakwood Ave	0.73mi	2/1.0 (-1)	1,144 (+3%)	10mo	$95,000	$83	48
2496 Navarre Rd	0.73mi	3/1.0	980 (-12%)	4mo	$192,000	$196	43
2488 Navarre Rd	0.73mi	3/1.0	980 (-12%)	8mo	$175,000	$179	39
2501 Navarre Rd	0.71mi	3/1.0	1,268 (+14%)	9mo	$198,000	$156	36
1124 Faber Ave	0.73mi	3/1.5	962 (-13%)	9mo	$145,000	$151	34

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 · 2.32% rent growth · sell at horizon

5-year hold

• IRR: -14.6%
• Equity multiple: 0.48×
• Total profit: $-25,557
• Equity at exit: $26,242

10-year hold

• IRR: -7.0%
• Equity multiple: 0.57×
• Total profit: $-21,343
• Equity at exit: $15,217

Cash invested: $49,280 (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 43207

• Rents YoY: 2.3%
• Active inventory: 198
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,482 high
• Mortgage (P&I): −$923
• Tax from tax record: −$111 /mo · $1,337/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$311
• Net cashflow: $63

Break-even live

Break-even rent $1,402

Max offer price $176,000

Occupancy floor 91%

Sensitivity live

Price	-10% $163	-5% $113	+0% $63	+5% $13	+10% $-37
Rent	-10% $-54	-5% $4	+0% $63	+5% $122	+10% $180
Rate	-1.0pp $152	-0.5pp $108	base $63	+0.5pp $17	+1.0pp $-29

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: $44,000
• Closing costs: $5,280
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
838 Lock Ave Columbus, OH	3.0	1.0	988	$1,578	$1.60	4d	1	0.15mi
2491 Wilson Ave Columbus, OH	3.0	1.0	1200	$1,649	$1.37	45d	1	0.32mi
1843 Parsons Ave Columbus, OH	2.0	1.0	899	$1,331	$1.48	25d	1	0.81mi
257 Benfield Ave Unit NA Columbus, OH	3.0	1.0	1094	$1,400	$1.28	9d	1	0.85mi
274 E Barthman Ave Columbus, OH	2.0	1.0	960	$1,500	$1.56	19d	1	0.89mi
529 E Morrill Ave Columbus, OH	3.0	1.0	1318	$1,600	$1.21	5d	1	0.93mi
1836 Lockbourne Rd Columbus, OH	2.0–3.0	1.0–1.5	997	$1,059	$1.06	5d	4	0.94mi
1285 Evergreen Rd Columbus, OH	3.0	2.0	888	$1,750	$1.97	21d	1	0.97mi
1386 Faber Ave Columbus, OH	3.0	1.0	1250	$1,649	$1.32	9d	1	1.00mi
362 E Hinman Ave Columbus, OH	2.0	1.0	879	$1,149	$1.31	45d	1	1.01mi
367 E Morrill Ave Columbus, OH	2.0	1.0	977	$1,450	$1.48	45d	1	1.03mi
1808 S 6th St Unit 1808 Columbus, OH	2.0	1.0	975	$1,050	$1.08	45d	1	1.06mi
662 Southwood Ave Columbus, OH	3.0	2.0	1183	$1,950	$1.65	21d	1	1.07mi
55 Fornof Rd Columbus, OH	1.0–4.0	1.0–2.0	924	$1,890	$2.04	3d	1	1.07mi
54-56 Benfield Ave Unit 56 Columbus, OH	2.0	1.0	800	$925	$1.16	25d	1	1.10mi
1833 Berkeley Rd Columbus, OH	3.0	1.5	1092	$1,800	$1.65	45d	1	1.12mi
206 E Woodrow Ave Columbus, OH	2.0	1.0	999	$1,295	$1.30	45d	1	1.13mi
2866 Hillgate Rd Columbus, OH	3.0	1.0	1040	$1,693	$1.63	25d	1	1.14mi
3047 Baker Hill Rd Columbus, OH	3.0	1.0	896	$1,300	$1.45	45d	1	1.14mi
76-78 E Barthman Ave Columbus, OH	3.0	1.0	1206	$1,500	$1.24	25d	1	1.14mi
476 Southwood Ave Columbus, OH	2.0	1.0	1219	$1,400	$1.15	45d	1	1.16mi
546 E Jenkins Ave Unit 1 Columbus, OH	2.0	1.0	975	$1,295	$1.33	25d	1	1.17mi
490-492 E Jenkins Ave Unit 490 Columbus, OH	3.0	1.0	1050	$1,325	$1.26	45d	1	1.20mi
122 E Woodrow Ave Columbus, OH	2.0	1.0	1200	$1,450	$1.21	16d	1	1.22mi
726 Frebis Ave Columbus, OH	2.0	1.0	850	$1,175	$1.38	5d	1	1.27mi
1460 Oakwood Ave Columbus, OH	2.0	1.0	901	$900	$1.00	45d	1	1.28mi
1460 Oakwood Ave Columbus, OH	2.0	1.0	901	$900	$1.00	16d	1	1.28mi
1416 S Ohio Ave Columbus, OH	3.0	1.5	1056	$1,595	$1.51	23d	1	1.30mi
1598-1600 S 4th St Columbus, OH	2.0	1.0	855	$1,250	$1.46	45d	1	1.32mi
3204 T Ave Columbus, OH	2.0	1.0	1168	$1,325	$1.13	25d	1	1.34mi
1622 Smith Rd Columbus, OH	2.0	1.0	1045	$1,000	$0.96	5d	1	1.36mi
1622 Smith Rd Columbus, OH	2.0	1.0	1045	$1,000	$0.96	21d	1	1.36mi
820 Hilock Rd Columbus, OH	3.0	1.0	1200	$1,640	$1.37	45d	1	1.36mi
1648 Smith Rd Columbus, OH	2.0	1.0	1250	$1,000	$0.80	45d	1	1.39mi
1686 Smith Rd Columbus, OH	3.0	1.5	1200	$1,400	$1.17	45d	1	1.43mi
735-737 E Mithoff St Columbus, OH	2.0	1.0	800	$1,395	$1.74	25d	1	1.44mi
3011 Markham Rd Unit 3011A Columbus, OH	2.0	1.0	750	$899	$1.20	25d	1	1.44mi
554 E Gates St Columbus, OH	2.0	1.0	902	$1,295	$1.44	12d	1	1.44mi
1776 Nason Ave Columbus, OH	3.0	1.0	1300	$1,500	$1.15	9d	1	1.47mi
1776 Nason Ave Columbus, OH	3.0	1.0	1300	$1,500	$1.15	5d	1	1.47mi

Listing history 13 events

1. 2026-06-21
   days on market $176,000 Active 19 DOM
2. 2026-06-18
   days on market $176,000 Active 16 DOM
3. 2026-06-17
   days on market $176,000 Active 15 DOM
4. 2026-06-16
   days on market $176,000 Active 14 DOM
5. 2026-06-15
   days on market $176,000 Active 13 DOM
6. 2026-06-13
   pricedays on market $176,000 Active 11 DOM
7. 2026-06-13
   days on market $182,000 Active 10 DOM
8. 2026-06-09
   days on market $182,000 Active 7 DOM
9. 2026-06-08
   days on market $182,000 Active 6 DOM
10. 2026-06-07
    pricedays on market $182,000 Active 5 DOM
11. 2026-06-05
    days on market $186,900 Active 2 DOM
12. 2026-06-03
    remarks 699-char remark
13. 2026-06-03
    listed $186,900 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: $1,337 · $111/mo
• Projected year-2 tax: $2,041 · $170/mo
• Expected delta: +$704/yr (+$59/mo · 52.7%)

ⓘ 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 · 17 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,783
• − Mortgage interest: −$9,859
• − Property taxes: −$1,337
• − Insurance: −$880
• − Repairs & maintenance: −$1,423
• − Management: −$1,423
• − Depreciation: −$5,120
• Taxable loss: −$2,258
• Est. tax savings @ 24.0%: +$542
• After-tax cash flow: $1,298/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): 47,272
• Household income: $63,310
• Rent vs Own: 41.0% rent · 59.0% own
• Severe rent burden: 1679.0

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 0.57)
• Race & ethnicity: White 59% Black 28% Two or more races 7% Hispanic / Latino 5% Asian 1%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Italian 2% Romanian 2% Slovak 1%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Spanish 3% Other Indo-European 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: ▼ -244.33%
• Current HPI: 268.3028
• Rent YoY: ▲ 2.32%
• 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

+484.1% since first listed

3 events — show timeline

• 2026-06-02 Listed $186,900 CBRMLS
• 1999-02-17 Listing Removed — CBRMLS
• 1998-08-21 Listed $32,000 CBRMLS

Property tax history

+5.5%/yr

Latest (2024): $1,337 · +1.3% YoY. Source: county tax records.