856 Ellsworth Ave · Columbus, OH 43206

$40,000

3 bd · 1.0 ba · 1,578 sqft · SingleFamily public records · 28 Days on market

Built 1900 8,712 sqft lot

---

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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +4.0/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks

Court Appointed Receiver Sale - 856 Ellsworth Avenue, a great opportunity in Columbus to add value or apply your own personal finishes. Property offers 2 bedrooms, 2 full bathrooms and 1 half bathroom, 1,578 SF, situated on 0.217 acres. The home includes a full partially finished basement, a fenced yard with large rear deck and a parking space. Open layout with tiled bathrooms and a vaulted master.

Key facts

• 8,712 sq ft lot
• Built 1900
• Listed 28 days

Property features AI

Finance

• Other: Property offered via auction

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two levels; No common walls; Built in 1900
• Construction: Poured foundation; Original construction year 1900
• Exterior features: Poured foundation; Lot approximately 0.2 acres

Interior

• Bedrooms: 2 main-level bedrooms
• Bathrooms: 4 full bathrooms; 1 half bathroom (4.5 total)
• Interior features: Full basement; Building area ~1578 (source: Realist)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $40k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $40k).
• Recommended offer: $39k (1.5% below list) — sets the bar for market timing.
• Cap rate 38.9% 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 rising (+3.5%/yr); 193 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); 45% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 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 $277 of loan paydown is wiped out by about $1k 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.
• At projected returns (-3.0% appreciation + 3.5% rent growth), your $11k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($39k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 10y 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.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $39,400 (1.5% below list)

Questions for the listing agent

1. Built in 1900 — 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: 4.31% ✓
• Cap rate: 38.85%
• Cash-on-cash: 116.28%
• DSCR: 6.17
• GRM: 1.9

CMA / ARV

• ARV (on-the-fly): $266,682
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1005 Studer Ave	0.34mi	3/2.5	1,544 (-2%)	2mo	$272,900	$177	73
675 Oakwood Ave	0.49mi	3/1.0	1,631 (+3%)	1mo	$153,000	$94	71
1029 Geers Ave	0.31mi	2/1.0 (-1)	1,412 (-10%)	1mo	$235,000	$166	62
795 S Ohio Ave	0.60mi	3/2.5	1,535 (-3%)	2mo	$340,000	$221	60
1129 Oakwood Ave	0.67mi	3/2.5	1,540 (-2%)	2mo	$327,500	$213	58
1570 E Rich St	0.72mi	3/2.5	1,460 (-8%)	2mo	$385,000	$264	46
1327 E Fulton St	0.44mi	2/2.5 (-1)	1,368 (-13%)	2mo	$199,000	$145	45
518 Kelton Ave	0.51mi	2/2.5 (-1)	1,368 (-13%)	1mo	$199,000	$145	42
935 S Ohio Ave	0.64mi	4/2.5 (+1)	1,735 (+10%)	1mo	$330,000	$190	42
489 Lilley Ave	0.56mi	2/2.5 (-1)	1,368 (-13%)	2mo	$199,000	$145	39
987 E Whittier St	0.64mi	2/2.0 (-1)	1,798 (+14%)	0mo	$235,000	$131	38
827 S 22nd St	0.67mi	4/3.0 (+1)	1,777 (+13%)	1mo	$300,000	$169	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 · 3.51% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 6.67×
• Total profit: $63,556
• Equity at exit: $5,964

10-year hold

• IRR: —
• Equity multiple: 14.23×
• Total profit: $148,141
• Equity at exit: $3,458

Cash invested: $11,200 (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 43206

• Rents YoY: 3.5%
• Active inventory: 193
• Price-to-rent: 1.9×

Monthly cashflow live

• Estimated rent: $1,724 high
• Mortgage (P&I): −$210
• Tax est. 1.5%: −$50 /mo · $600/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$362
• Net cashflow: $1,085

Break-even live

Break-even rent $350

Max offer price $40,000

Occupancy floor 32%

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: $10,000
• Closing costs: $1,200
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
908 Ellsworth Ave Columbus, OH	3.0	1.0	1154	$1,325	$1.15	3d	1	0.08mi
904 Studer Ave Columbus, OH	3.0	1.5	1364	$1,780	$1.30	23d	1	0.21mi
883 Studer Ave Columbus, OH	4.0	2.5	2217	$2,500	$1.13	1d	1	0.22mi
773-775 Berkeley Rd Columbus, OH	3.0	1.0	1280	$1,400	$1.09	21d	1	0.24mi
773-775 Berkeley Rd Columbus, OH	3.0	1.0	1280	$1,350	$1.05	1d	1	0.24mi
1026 Ellsworth Ave Columbus, OH	3.0	1.0	1100	$1,295	$1.18	19d	1	0.25mi
932 Linwood Ave Columbus, OH	4.0	1.5	1663	$2,045	$1.23	43d	1	0.30mi
1275-1279 E Kossuth St Columbus, OH	2.0	2.0	1160	$1,350	$1.16	43d	1	0.31mi
1272 Kent St Columbus, OH	2.0	1.0	1152	$1,250	$1.09	1d	1	0.31mi
1272 Kent St Unit 2 Columbus, OH	2.0	1.0	1152	$1,295	$1.12	21d	1	0.31mi
813 Wilson Ave Unit 1 Columbus, OH	3.0	1.5	1400	$1,500	$1.07	7d	1	0.35mi
815 Wilson Ave Columbus, OH	3.0	1.5	1400	$1,500	$1.07	7d	1	0.35mi
988 Linwood Ave Columbus, OH	4.0	3.0	1800	$2,750	$1.53	17d	1	0.35mi
857 Wilson Ave #859 Columbus, OH	3.0	2.5	1527	$1,650	$1.08	43d	1	0.36mi
1106 Ellsworth Ave Columbus, OH	3.0	1.0	1150	$1,495	$1.30	7d	1	0.37mi
736 Seymour Ave Columbus, OH	3.0	1.0	1176	$1,350	$1.15	43d	1	0.40mi
614-616 Lilley Ave Columbus, OH	3.0	1.5	1232	$1,700	$1.38	43d	1	0.40mi
864 Fairwood Ave Columbus, OH	3.0	1.0	1176	$1,300	$1.11	43d	1	0.41mi
730-732 Oakwood Ave Unit 732 Columbus, OH	3.0	1.0	1232	$1,425	$1.16	43d	1	0.41mi
852-854 Fairwood Ave Columbus, OH	3.0	1.0	1176	$1,295	$1.10	14d	1	0.41mi
852-854 Fairwood Ave Columbus, OH	3.0	1.0	1176	$1,295	$1.10	23d	1	0.41mi
854 Fairwood Ave Columbus, OH	3.0	1.0	1176	$1,295	$1.10	43d	1	0.41mi
597 Lilley Ave Columbus, OH	2.0	1.5	1300	$1,550	$1.19	43d	1	0.41mi
555 Kimball Pl Columbus, OH	3.0	2.5	1252	$1,785	$1.43	43d	1	0.43mi
1167 E Whittier St Columbus, OH	3.0	1.5	1300	$1,950	$1.50	43d	1	0.47mi
1165-1167 E Whittier St Columbus, OH	3.0	1.5	1300	$1,950	$1.50	43d	1	0.47mi
558 Lilley Ave Columbus, OH	3.0	1.0	1372	$1,600	$1.17	43d	1	0.48mi
627 Oakwood Ave Columbus, OH	3.0	2.5	2009	$2,379	$1.18	12d	1	0.49mi
1056 Wilson Ave Unit A Columbus, OH	2.0	1.0	1100	$1,225	$1.11	43d	1	0.49mi
1056 Wilson Ave Unit B Columbus, OH	2.0	1.0	1100	$1,195	$1.09	17d	1	0.49mi
522 Kelton Ave Columbus, OH	2.0	2.0	1108	$1,995	$1.80	43d	1	0.50mi
685 S Champion Ave Unit 683 Columbus, OH	3.0	1.0	1364	$1,575	$1.15	21d	1	0.52mi
997 Oakwood Ave Columbus, OH	3.0	1.5	1260	$1,800	$1.43	12d	1	0.53mi
1050 Bulen Ave Columbus, OH	3.0	2.0	1104	$1,700	$1.54	17d	1	0.54mi
814 S Ohio Ave Columbus, OH	3.0	1.0	1380	$1,600	$1.16	43d	1	0.55mi
1445 E Main St Unit A Columbus, OH	2.0	1.0	1250	$1,050	$0.84	10d	1	0.59mi
1805 Kent St Columbus, OH	4.0	1.5	1399	$1,900	$1.36	23d	1	0.61mi
461 Oakwood Ave Columbus, OH	3.0	1.5	1386	$1,845	$1.33	43d	1	0.64mi
910 Rhoads Ave Columbus, OH	1.0–3.0	1.0–2.0	941	$1,350	$1.43	1d	30	0.65mi
977 S Ohio Ave Columbus, OH	3.0	2.5	1650	$2,500	$1.52	43d	1	0.65mi

Listing history 29 events

1. 2026-05-01
   status Pending
2. 2026-04-03
   listed $40,000 Active
3. 2024-11-14
   historical
4. 2024-10-16
   listed $150,000 Active
5. 2023-08-18
   historical
6. 2023-07-20
   status Active
7. 2023-06-30
   historical
8. 2023-05-25
   price $354,000
9. 2023-05-03
   price $364,000
10. 2023-04-13
    listed $380,000 Active
11. 2020-09-23
    soldstatus $110,000
12. 2020-09-09
    soldstatus $110,000 Closed
13. 2020-09-08
    status Active
14. 2020-09-01
    historical Contingent Finance and Inspection
15. 2020-08-21
    listed $129,000 Active
16. 2020-08-12
    historical
17. 2020-07-17
    price $129,000
18. 2020-06-10
    listed $139,000 Active
19. 2018-03-20
    soldstatus $37,000 Closed
20. 2018-03-09
    status Pending
21. 2018-02-20
    status Active
22. 2018-01-30
    status Pending
23. 2018-01-27
    listed $39,900 Active
24. 2017-02-17
    soldstatus $15,000 Closed
25. 2017-02-07
    status Pending
26. 2017-01-24
    price $17,500
27. 2016-12-13
    status Active
28. 2016-10-31
    status Pending
29. 2016-08-13
    listed $19,000 Active

ⓘ 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 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: $20,684
• − Mortgage interest: −$2,241
• − Property taxes: −$600
• − Insurance: −$200
• − Repairs & maintenance: −$1,655
• − Management: −$1,655
• − Depreciation: −$1,164
• Taxable income: $13,171
• Est. tax owed @ 24.0%: −$3,161
• After-tax cash flow: $9,862/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): 21,996
• Household income: $75,806
• Rent vs Own: 51.3% rent · 48.7% own
• Severe rent burden: 846.0

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 0.59)
• Race & ethnicity: White 56% Black 31% Two or more races 9% Hispanic / Latino 4% Asian 1% Native American 1%
• Common ancestry: Romanian 3% Slovak 2% Lithuanian 1%
• Foreign-born: 4% · Canada
• Languages at home: 96% English-only · Spanish 2% 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: ▼ -576.73%
• Current HPI: 173.8569
• Rent YoY: ▲ 3.51%
• 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

+110.5% since first listed

29 events — show timeline

• 2026-05-01 Pending — CBRMLS
• 2026-04-03 Listed $40,000 CBRMLS
• 2024-11-14 Listing Removed — CBRMLS
• 2024-10-16 Listed $150,000 CBRMLS
• 2023-08-18 Listing Removed — CBRMLS
• 2023-07-20 Relisted — CBRMLS
• 2023-06-30 Listing Removed — CBRMLS
• 2023-05-25 Price Changed $354,000 CBRMLS
• 2023-05-03 Price Changed $364,000 CBRMLS
• 2023-04-13 Listed $380,000 CBRMLS
• 2020-09-23 Sold (Public Records) $110,000 Public Records
• 2020-09-09 Sold (MLS) $110,000 CBRMLS
• 2020-09-08 Relisted — CBRMLS
• 2020-09-01 Contingent — CBRMLS
• 2020-08-21 Listed $129,000 CBRMLS
• 2020-08-12 Listing Removed — CBRMLS
• 2020-07-17 Price Changed $129,000 CBRMLS
• 2020-06-10 Listed $139,000 CBRMLS
• 2018-03-20 Sold (MLS) $37,000 CBRMLS
• 2018-03-09 Pending — CBRMLS
• 2018-02-20 Relisted — CBRMLS
• 2018-01-30 Pending — CBRMLS
• 2018-01-27 Listed $39,900 CBRMLS
• 2017-02-17 Sold (MLS) $15,000 CBRMLS
• 2017-02-07 Pending — CBRMLS
• 2017-01-24 Price Changed $17,500 CBRMLS
• 2016-12-13 Relisted — CBRMLS
• 2016-10-31 Pending — CBRMLS
• 2016-08-13 Listed $19,000 CBRMLS

Property tax history

+15.6%/yr

Latest (2024): $3,123 · -3.4% YoY. Source: county tax records.