154 Nashoba Ave · Columbus, OH 43223

$149,900

3 bd · 1.0 ba · 1,237 sqft · SingleFamily public records · 64 Days on market

Built 1923 5,227 sqft lot $121/sqft · 18% below area Est $184k · 18% 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 +18.4/30.0
• ARV discount +15.0/15.0
• DSCR +5.8/10.0
• 1% rule +4.3/10.0
• Livability +4.0/5.0
• Rent growth +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming and versatile, this 1920s conventional-style home in the heart of the Hilltop offers over 1,200 square feet of living space and a wealth of original character. Featuring three spacious bedrooms and one bathroom, the home showcases a traditional floor plan with a large living area and a dedicated dining space. Hardwood floors add warmth and timeless appeal throughout. The full basement provides ample storage or the opportunity for future finishing. Situated on a deep, 131-foot lot, the property offers a generous backyard perfect for gardening or outdoor activities. Off-street parking is easily accessible via the rear alley, providing convenience and the potential for a future garage addition. Located in Columbus City Schools and just minutes from neighborhood parks and local amenities, this property is a fantastic opportunity for an owner-occupant or an investor looking to add to their portfolio.

Key facts

• Large living area
• Full basement
• Off-street parking

Tags

• LARGE LIVING AREA
• DEDICATED DINING SPACE
• FULL BASEMENT
• GENEROUS BACKYARD
• OFF-STREET PARKING
• COLUMBUS CITY SCHOOLS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $140 ($2k/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 $139k (7.0% below list).
• Recommended offer: $139k (7.0% below list) — sets the bar for 1% rule.
• Cap rate 7.4% 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); West High School (math 2% / reading 17%, grade F, #749 of 781 statewide, top 97%, 837 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 (+4.6%/yr); 147 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 36% of the median local income ($47k/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 $4k 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 64 days — a 6% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 26y 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 $50k; list at $150k implies a 200% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1923 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $139,352 (7.0% below list)

Questions for the listing agent

1. It's been on market 64 days. Have you received any prior offers? Is the seller open to a 7% concession, seller financing, or rate buy-down credit?
2. Built in 1923 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.93% ✗
• Cap rate: 7.41%
• Cash-on-cash: 4.00%
• DSCR: 1.18
• GRM: 9.0

CMA / ARV

• ARV (median comp): $183,796
• List price: $149,900
• Delta: -18.44%
• 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
1930 Floral Ave	0.09mi	3/1.5	1,328 (+7%)	1mo	$220,000	$166	81
479 Nashoba Ave	0.46mi	3/1.0	1,332 (+8%)	2mo	$119,000	$89	64
106 S Oakley Ave	0.62mi	2/1.0 (-1)	1,244 (+1%)	2mo	$99,000	$80	64
258 Wrexham Ave	0.19mi	3/2.0	1,068 (-14%)	2mo	$194,000	$182	63
283 Whitethorne Ave	0.35mi	3/1.5	1,376 (+11%)	1mo	$170,000	$124	62
557 Woodbury Ave	0.59mi	3/1.0	1,312 (+6%)	2mo	$199,000	$152	61
1924 Sullivant Ave	0.33mi	3/2.5	1,360 (+10%)	2mo	$210,000	$154	60
543 Hilltonia Ave	0.56mi	3/1.0	1,332 (+8%)	2mo	$195,000	$146	59
2393 Ray St	0.67mi	3/2.0	1,315 (+6%)	3mo	$85,000	$65	52
1538 Union Ave	0.66mi	3/1.0	1,064 (-14%)	0mo	$44,000	$41	45
616 Larcomb Ave	0.69mi	3/1.0	1,410 (+14%)	2mo	$103,500	$73	43
334 S Wayne Ave	0.73mi	3/1.0	1,057 (-15%)	2mo	$188,500	$178	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 · 4.61% rent growth · sell at horizon

5-year hold

• IRR: -8.4%
• Equity multiple: 0.69×
• Total profit: $-13,112
• Equity at exit: $22,351

10-year hold

• IRR: 3.0%
• Equity multiple: 1.23×
• Total profit: $9,680
• Equity at exit: $12,961

Cash invested: $41,972 (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 43223

• Rents YoY: 4.6%
• Active inventory: 147
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,394 high
• Mortgage (P&I): −$786
• Tax from tax record: −$112 /mo · $1,349/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $140

Break-even live

Break-even rent $1,216

Max offer price $149,900

Occupancy floor 85%

Sensitivity live

Price	-10% $225	-5% $182	+0% $140	+5% $97	+10% $55
Rent	-10% $30	-5% $85	+0% $140	+5% $195	+10% $250
Rate	-1.0pp $215	-0.5pp $178	base $140	+0.5pp $101	+1.0pp $62

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
190 Nashoba Ave Columbus, OH	2.0	1.0	1030	$1,450	$1.41	14d	1	0.06mi
190 Nashoba Ave Columbus, OH	2.0	1.0	1030	$1,450	$1.41	22d	1	0.06mi
108 Columbian Ave Unit B Columbus, OH	2.0	1.0	820	$900	$1.10	9d	1	0.08mi
255 Belvidere Ave Columbus, OH	2.0	1.0	1144	$1,195	$1.04	18d	1	0.28mi
95-97 Whitethorne Ave Columbus, OH	3.0	1.5	1260	$1,330	$1.06	0d	1	0.32mi
95-97 Whitethorne Ave Columbus, OH	3.0	1.5	1260	$1,475	$1.17	22d	1	0.32mi
257 Clarendon Ave Unit 257,259,261,263 Columbus, OH	2.0	1.0	1000	$1,200	$1.20	45d	1	0.46mi
488 Woodbury Ave Columbus, OH	3.0	1.5	1222	$1,250	$1.02	45d	1	0.50mi
170 S Highland Ave Columbus, OH	2.0	1.0	950	$895	$0.94	45d	1	0.50mi
436 Catherine St Columbus, OH	2.0	1.5	960	$1,300	$1.35	9d	1	0.57mi
543 Woodbury Ave Unit NA Columbus, OH	3.0	1.0	1308	$1,645	$1.26	16d	1	0.57mi
432 Catherine St Columbus, OH	3.0	1.0	1073	$1,325	$1.23	14d	1	0.57mi
432 Catherine St Columbus, OH	3.0	1.0	1073	$1,325	$1.23	16d	1	0.57mi
32 Schultz Ave Columbus, OH	3.0	1.0	1218	$1,250	$1.03	23d	1	0.58mi
2205 Sullivant Ave Columbus, OH	3.0	1.0	1275	$1,150	$0.90	0d	1	0.59mi
490 Helen St Columbus, OH	2.0	1.0	840	$1,200	$1.43	45d	1	0.59mi
2203 Clarendon Ln Unit 2203 Columbus, OH	2.0	1.0	835	$995	$1.19	0d	1	0.65mi
2205 Clarendon Ln Unit 2205 Columbus, OH	2.0	1.0	835	$995	$1.19	0d	1	0.65mi
58 Stevens Ave Columbus, OH	3.0	1.0	1176	$1,250	$1.06	45d	1	0.66mi
85 Stevens Ave Columbus, OH	2.0	1.0	816	$995	$1.22	45d	1	0.66mi
41 S Oakley Ave Columbus, OH	3.0	1.5	1428	$1,550	$1.09	45d	1	0.66mi
252-254 S Wayne Ave Unit 254 Columbus, OH	3.0	1.0	1120	$1,300	$1.16	19d	1	0.70mi
174 N Wheatland Ave Columbus, OH	2.0	1.0	917	$1,046	$1.14	5d	3	0.74mi
137 N Guilford Ave Columbus, OH	4.0	2.0	1456	$1,850	$1.27	45d	1	0.75mi
120 S Central Ave Columbus, OH	1.0–3.0	1.0–2.0	942	$1,295	$1.37	0d	12	0.76mi
394 S Guilford Ave Columbus, OH	3.0	1.5	1404	$1,450	$1.03	9d	1	0.76mi
329 S Wayne Ave Columbus, OH	3.0	1.0	1120	$1,425	$1.27	5d	1	0.76mi
1485 Walsh Ave Columbus, OH	2.0	1.0	720	$1,450	$2.01	25d	1	0.76mi
1928-1930 Vaughn St Unit 1928 Columbus, OH	2.0	1.0	919	$957	$1.04	45d	1	0.81mi
100 N Central Ave Columbus, OH	2.0	1.0	932	$1,043	$1.12	45d	1	0.83mi
87-89 Dana Ave Columbus, OH	2.0	1.0	948	$1,100	$1.16	23d	1	0.84mi
163 N Central Ave Columbus, OH	2.0	2.5	1100	$1,650	$1.50	45d	1	0.84mi
261 N Wheatland Ave Columbus, OH	2.0	1.0	796	$1,300	$1.63	25d	1	0.85mi
73 Hayden Ave Columbus, OH	2.0	1.0	894	$1,350	$1.51	9d	1	0.85mi
142 Dana Ave Unit 142 Columbus, OH	2.0	1.0	700	$825	$1.18	45d	1	0.86mi
29 S Terrace Ave Columbus, OH	3.0	1.0	1144	$1,260	$1.10	25d	1	0.86mi
27-29 N Terrace Ave Unit 29 Columbus, OH	3.0	1.0	1144	$1,260	$1.10	25d	1	0.86mi
133 N Eureka Ave Columbus, OH	3.0	1.0	1484	$1,350	$0.91	14d	1	0.87mi
39 Eldon Ave Unit 1 Columbus, OH	3.0	2.0	1043	$1,500	$1.44	25d	1	0.87mi
548 S Wayne Ave Columbus, OH	3.0	1.0	1008	$1,225	$1.22	22d	1	0.88mi

Listing history 26 events

1. 2026-06-18
   days on market $149,900 Active 64 DOM
2. 2026-06-17
   days on market $149,900 Active 63 DOM
3. 2026-06-16
   days on market $149,900 Active 62 DOM
4. 2026-06-15
   days on market $149,900 Active 61 DOM
5. 2026-06-13
   days on market $149,900 Active 59 DOM
6. 2026-06-13
   days on market $149,900 Active 58 DOM
7. 2026-06-09
   days on market $149,900 Active 55 DOM
8. 2026-06-08
   days on market $149,900 Active 54 DOM
9. 2026-06-07
   days on market $149,900 Active 53 DOM
10. 2026-06-05
    days on market $149,900 Active 50 DOM
11. 2026-06-03
    days on market $149,900 Active 49 DOM
12. 2026-06-02
    days on market $149,900 Active 48 DOM
13. 2026-06-01
    days on market $149,900 Active 47 DOM
14. 2026-05-31
    days on market $149,900 Active 46 DOM
15. 2026-04-15
    listed $149,900 Active 917-char remark

    Show marketing remark (917 chars)

    Charming and versatile, this 1920s conventional-style home in the heart of the Hilltop offers over 1,200 square feet of living space and a wealth of original character. Featuring three spacious bedrooms and one bathroom, the home showcases a traditional floor plan with a large living area and a dedicated dining space. Hardwood floors add warmth and timeless appeal throughout. The full basement provides ample storage or the opportunity for future finishing. Situated on a deep, 131-foot lot, the property offers a generous backyard perfect for gardening or outdoor activities. Off-street parking is easily accessible via the rear alley, providing convenience and the potential for a future garage addition. Located in Columbus City Schools and just minutes from neighborhood parks and local amenities, this property is a fantastic opportunity for an owner-occupant or an investor looking to add to their portfolio.

16. 2019-02-05
    soldstatus $50,000
17. 2015-05-22
    soldstatus $95,000
18. 2015-04-24
    soldstatus $84,000
19. 2010-12-07
    soldstatus $10,950 296-char remark

    Show marketing remark (296 chars)

    VA owned property. Most of the original woodwork intact, arched doorways, large 2nd floor bedroom. Being sold in as-is condition & priced accordingly. Bank of America prequalification required on financed offers or proof of funds for cash offers. Highest & Best Offers by 5pm 11/19/10

20. 2010-12-06
    historical 296-char remark

    Show marketing remark (296 chars)

    VA owned property. Most of the original woodwork intact, arched doorways, large 2nd floor bedroom. Being sold in as-is condition & priced accordingly. Bank of America prequalification required on financed offers or proof of funds for cash offers. Highest & Best Offers by 5pm 11/19/10

21. 2010-11-04
    listed $10,900 296-char remark

    Show marketing remark (296 chars)

    VA owned property. Most of the original woodwork intact, arched doorways, large 2nd floor bedroom. Being sold in as-is condition & priced accordingly. Bank of America prequalification required on financed offers or proof of funds for cash offers. Highest & Best Offers by 5pm 11/19/10

22. 2000-08-30
    soldstatus $59,000
23. 2000-08-25
    soldstatus $59,000
24. 2000-07-18
    historical
25. 2000-02-24
    listed $59,900
26. 1990-04-19
    soldstatus $19,000

ⓘ 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: $1,349 · $112/mo
• Projected year-2 tax: $1,844 · $154/mo
• Expected delta: +$495/yr (+$41/mo · 36.7%)

ⓘ 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 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 1 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,722
• − Mortgage interest: −$8,397
• − Property taxes: −$1,349
• − Insurance: −$750
• − Repairs & maintenance: −$1,338
• − Management: −$1,338
• − Depreciation: −$4,361
• Taxable loss: −$809
• Est. tax savings @ 24.0%: +$194
• After-tax cash flow: $1,873/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): 28,187
• Household income: $46,911
• Rent vs Own: 55.7% rent · 44.3% own
• Severe rent burden: 1689.0

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 0.55)
• Race & ethnicity: White 63% Black 22% Two or more races 8% Hispanic / Latino 8%
• Hispanic origin (detail): Mexican 4% Puerto Rican 3%
• Common ancestry: Romanian 4% Italian 1% Slovak 1%
• Foreign-born: 5% · Canada
• Languages at home: 91% English-only · Spanish 5%

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: ▼ -135.33%
• Current HPI: 211.6742
• Rent YoY: ▲ 4.61%
• 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

+688.9% since first listed

12 events — show timeline

• 2026-04-15 Listed $149,900 CBRMLS
• 2019-02-05 Sold (Public Records) $50,000 Public Records
• 2015-05-22 Sold (Public Records) $95,000 Public Records
• 2015-04-24 Sold (Public Records) $84,000 Public Records
• 2010-12-07 Sold (MLS) $10,950 CBRMLS
• 2010-12-06 Listing Removed — CBRMLS
• 2010-11-04 Listed $10,900 CBRMLS
• 2000-08-30 Sold (Public Records) $59,000 Public Records
• 2000-08-25 Sold (MLS) $59,000 CBRMLS
• 2000-07-18 Listing Removed — CBRMLS
• 2000-02-24 Listed $59,900 CBRMLS
• 1990-04-19 Sold (Public Records) $19,000 Public Records

Property tax history

+12.4%/yr

Latest (2024): $1,349 · -27.0% YoY. Source: county tax records.