1500 Bretton Rd · Columbus, OH 43219

$119,900

2 bd · 1.0 ba · 1,023 sqft · SingleFamily public records · 57 Days on market

Built 1953 10,454 sqft lot $117/sqft · 10% below area Est $133k · 10% 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 +21.1/30.0
• ARV discount +11.8/15.0
• DSCR +6.7/10.0
• 1% rule +5.5/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Location! Peaceful and private home with potential! The additional 40 x 130 lot has the possibility of being a separate buildable lot like others currently being built upon in the neighborhood. Large yard. Deep block garage. Minutes from Ohio State University, Columbus International Airport, and Downtown Columbus.

Key facts

• Buildable lot
• Large yard
• Additional lot

Tags

• ADDITIONAL LOT
• BUILDABLE LOT
• LARGE YARD
• DEEP BLOCK GARAGE
• MINUTES FROM DOWNTOWN COLUMBUS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $171 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $116k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.0% 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.
• Market conditions: Rents soft (-0.8%/yr); 103 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $829 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 57 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 19y ago; this cycle's ask has dropped $15k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $116,303 (3.0% below list)

Questions for the listing agent

1. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1953 — 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. 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: 1.05% ✓
• Cap rate: 8.01%
• Cash-on-cash: 6.12%
• DSCR: 1.27
• GRM: 8.0

CMA / ARV

• ARV (median comp): $132,728
• List price: $119,900
• Delta: -9.67%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2145 Argyle Dr	0.62mi	3/1.0 (+1)	1,072 (+5%)	1mo	$145,000	$135	57
2228 Holt Ave	0.68mi	2/1.0	972 (-5%)	6mo	$165,000	$170	56
2144 Toni St	0.62mi	3/1.0 (+1)	961 (-6%)	2mo	$172,500	$180	54
1443 E 21st Ave	0.64mi	3/1.0 (+1)	1,056 (+3%)	9mo	$162,000	$153	53
1351 E 16th Ave	0.61mi	3/1.0 (+1)	979 (-4%)	9mo	$113,000	$115	52
1275 Woodnell Ave	0.53mi	3/1.0 (+1)	925 (-10%)	7mo	$135,000	$146	49
1245 Brentnell Ave	0.59mi	3/1.0 (+1)	925 (-10%)	4mo	$140,000	$151	48
1198 Woodnell Ave	0.60mi	3/1.0 (+1)	925 (-10%)	4mo	$140,000	$151	48
1377 Woodnell Ave	0.48mi	3/1.5 (+1)	925 (-10%)	10mo	$189,500	$205	46
1642 Marina Dr	0.57mi	3/1.0 (+1)	881 (-14%)	1mo	$155,000	$176	44
1981 Bancroft St	0.74mi	3/1.0 (+1)	925 (-10%)	9mo	$135,000	$146	37
1987 Bancroft St	0.75mi	3/1.0 (+1)	925 (-10%)	9mo	$156,900	$170	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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -10.3%
• Equity multiple: 0.64×
• Total profit: $-12,187
• Equity at exit: $17,877

10-year hold

• IRR: -5.7%
• Equity multiple: 0.68×
• Total profit: $-10,719
• Equity at exit: $10,367

Cash invested: $33,572 (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 43219

• Rents YoY: -0.8%
• Active inventory: 103
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,254 high
• Mortgage (P&I): −$629
• Tax from tax record: −$141 /mo · $1,686/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$263
• Net cashflow: $171

Break-even live

Break-even rent $1,037

Max offer price $119,900

Occupancy floor 81%

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1867 Alvason Ave Columbus, OH	3.0	1.0	999	$1,400	$1.40	43d	1	0.40mi
1310 Woodnell Ave Columbus, OH	3.0	1.0	925	$1,300	$1.41	43d	1	0.55mi
1660 E 25th Ave Columbus, OH	3.0	1.0	1200	$1,350	$1.12	43d	1	0.65mi
1652 E 25th Ave Columbus, OH	3.0	1.0	1200	$1,350	$1.12	23d	1	0.66mi
1612 E 25th Ave Columbus, OH	3.0	1.0	1200	$1,250	$1.04	23d	1	0.69mi
1609-1611 E 26th Ave Columbus, OH	2.0	1.0	1080	$1,150	$1.06	3d	1	0.72mi
1609-1611 E 26th Ave Columbus, OH	2.0	1.0	1080	$1,200	$1.11	23d	1	0.72mi
1590 Vendome Dr S Columbus, OH	3.0	1.5	1303	$1,600	$1.23	21d	1	0.76mi
1590 Vendome Dr S Columbus, OH	3.0	1.5	1303	$1,600	$1.23	23d	1	0.76mi
1318-1320 E 20th Ave Unit 1318 Columbus, OH	3.0	1.0	1120	$1,275	$1.14	7d	1	0.76mi
1500 E 25th Ave Unit 2 Columbus, OH	2.0	1.0	720	$850	$1.18	23d	1	0.78mi
1500 E 25th Ave Columbus, OH	2.0	1.0	720	$850	$1.18	43d	1	0.78mi
1557 Brooks Ave Columbus, OH	3.0	1.0	1056	$1,250	$1.18	3d	1	0.81mi
1906-1908 Cleveland Ave Columbus, OH	3.0	1.0	1384	$1,295	$0.94	43d	1	0.82mi
1272 E 21st Ave Unit 1272 Columbus, OH	3.0	1.5	1176	$1,400	$1.19	10d	1	0.87mi
1320 E 23rd Ave Unit 1320 Columbus, OH	3.0	1.0	1134	$1,050	$0.93	43d	1	0.88mi
1156 E 17th Ave Columbus, OH	3.0	1.0	1212	$1,200	$0.99	43d	1	0.90mi
1269 E 23rd Ave Columbus, OH	3.0	1.0	1175	$1,350	$1.15	7d	1	0.93mi
1145 E 18th Ave Columbus, OH	3.0	1.0	1202	$1,225	$1.02	14d	1	0.93mi
1099 E 16th Ave Columbus, OH	3.0	1.0	1200	$1,300	$1.08	21d	1	0.96mi
1097 E 16th Ave Columbus, OH	3.0	1.0	1200	$1,300	$1.08	21d	1	0.96mi
1577 Cordell Ave Columbus, OH	2.0	1.0	882	$1,000	$1.13	3d	1	0.97mi
1153 E 20th Ave Columbus, OH	2.0	1.0	950	$1,250	$1.32	43d	1	0.99mi
1063 E 15th Ave Columbus, OH	2.0	1.0	756	$950	$1.26	14d	1	1.00mi
1185 E 22nd Ave Columbus, OH	3.0	1.0	1304	$1,400	$1.07	43d	1	1.00mi
1061 E 15th Ave Unit 1061 Columbus, OH	2.0	1.0	756	$950	$1.26	3d	1	1.00mi
1171 E 22nd Ave Unit 1171 Columbus, OH	2.0	1.0	750	$1,100	$1.47	17d	1	1.01mi
1042 E 14th Ave Columbus, OH	3.0	1.0	1084	$1,350	$1.25	23d	1	1.02mi
1020 E 13th Ave Columbus, OH	2.0	1.0	900	$950	$1.06	43d	1	1.05mi
1410 E Blake Ave Columbus, OH	3.0	1.0	1300	$1,700	$1.31	23d	1	1.08mi
1624 Kohr Pl Columbus, OH	3.0	1.0	1176	$1,400	$1.19	14d	1	1.08mi
2504 Vendome Dr Columbus, OH	3.0	1.0	1072	$1,600	$1.49	14d	1	1.09mi
989 E 15th Ave Columbus, OH	3.0	1.0	1204	$1,250	$1.04	23d	1	1.11mi
1045 Leona Ave Unit A Columbus, OH	2.0	1.0	710	$829	$1.17	7d	1	1.11mi
2291 Taylor Ave Columbus, OH	3.0	1.0	979	$1,300	$1.33	43d	1	1.16mi
1629 Lexington Ave Unit A Columbus, OH	2.0	1.0	983	$900	$0.92	43d	1	1.17mi
898-900 E 13th Ave Unit 898 Columbus, OH	3.0	1.0	1120	$1,230	$1.10	7d	1	1.22mi
1003 E 21st Ave Columbus, OH	2.0	1.5	835	$1,150	$1.38	7d	1	1.22mi
898 E 13th Ave Columbus, OH	3.0	1.0	1120	$1,230	$1.10	10d	1	1.22mi
924 E 18th Ave Columbus, OH	2.0	1.0	950	$1,200	$1.26	43d	1	1.26mi

Listing history 20 events

1. 2026-06-18
   days on market $119,900 Active 57 DOM
2. 2026-06-17
   days on market $119,900 Active 56 DOM
3. 2026-06-16
   days on market $119,900 Active 55 DOM
4. 2026-06-15
   days on market $119,900 Active 54 DOM
5. 2026-06-13
   days on market $119,900 Active 52 DOM
6. 2026-06-13
   days on market $119,900 Active 51 DOM
7. 2026-06-09
   days on market $119,900 Active 48 DOM
8. 2026-06-08
   days on market $119,900 Active 47 DOM
9. 2026-06-07
   days on market $119,900 Active 46 DOM
10. 2026-06-05
    pricedays on market $119,900 Active 43 DOM
11. 2026-06-03
    days on market $135,000 Active 42 DOM
12. 2026-06-02
    days on market $135,000 Active 41 DOM
13. 2026-06-01
    days on market $135,000 Active 40 DOM
14. 2026-05-31
    days on market $135,000 Active 39 DOM
15. 2026-04-22
    listed $135,000 Active 315-char remark

    Show marketing remark (315 chars)

    Location! Peaceful and private home with potential! The additional 40 x 130 lot has the possibility of being a separate buildable lot like others currently being built upon in the neighborhood. Large yard. Deep block garage. Minutes from Ohio State University, Columbus International Airport, and Downtown Columbus.

16. 2020-11-09
    soldstatus $150,000
17. 2007-11-16
    soldstatus $42,500
18. 2007-11-05
    soldstatus $42,450 289-char remark

    Show marketing remark (289 chars)

    Auction 10/6/07 @ 3:45 PM. To settle the Estate of Hazel I. Cunningham. FCPC #523042 Wayne A. Cunningham, Executor. Selling for no less than 36,500.00. Seller may accept/refuse offers prior to auction. Call for complete terms & conditions. Deposit: $2,500.00 Mike Brandly, Auctioneer

19. 2007-10-06
    historical 289-char remark

    Show marketing remark (289 chars)

    Auction 10/6/07 @ 3:45 PM. To settle the Estate of Hazel I. Cunningham. FCPC #523042 Wayne A. Cunningham, Executor. Selling for no less than 36,500.00. Seller may accept/refuse offers prior to auction. Call for complete terms & conditions. Deposit: $2,500.00 Mike Brandly, Auctioneer

20. 2007-09-05
    listed $42,450 289-char remark

    Show marketing remark (289 chars)

    Auction 10/6/07 @ 3:45 PM. To settle the Estate of Hazel I. Cunningham. FCPC #523042 Wayne A. Cunningham, Executor. Selling for no less than 36,500.00. Seller may accept/refuse offers prior to auction. Call for complete terms & conditions. Deposit: $2,500.00 Mike Brandly, Auctioneer

ⓘ 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: $1,686 · $141/mo
• Projected year-2 tax: $1,778 · $148/mo
• Expected delta: +$92/yr (+$8/mo · 5.5%)

ⓘ 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 ≥99°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: $15,044
• − Mortgage interest: −$6,716
• − Property taxes: −$1,686
• − Insurance: −$600
• − Repairs & maintenance: −$1,204
• − Management: −$1,204
• − Depreciation: −$3,488
• Taxable income: $147
• Est. tax owed @ 24.0%: −$35
• After-tax cash flow: $2,019/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): 32,338
• Household income: $52,094
• Rent vs Own: 61.8% rent · 38.2% own
• Severe rent burden: 2016.0

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: Majority Black (65%)
• Race & ethnicity: Black 65% White 17% Hispanic / Latino 10% Two or more races 7% Asian 4%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Swedish 1% Lithuanian 1% Swiss 1%
• Foreign-born: 20% · Canada, India, China
• Languages at home: 76% English-only · Spanish 7% Other Indo-European 3% Chinese 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: ▼ -137.02%
• Current HPI: 172.3872
• Rent YoY: ▼ -0.84%
• 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

+218.0% since first listed

6 events — show timeline

• 2026-04-22 Listed $135,000 CBRMLS
• 2020-11-09 Sold (Public Records) $150,000 Public Records
• 2007-11-16 Sold (Public Records) $42,500 Public Records
• 2007-11-05 Sold (MLS) $42,450 CBRMLS
• 2007-10-06 Listing Removed — CBRMLS
• 2007-09-05 Listed $42,450 CBRMLS

Property tax history

+7.2%/yr

Latest (2024): $1,686 · +2.0% YoY. Source: county tax records.