2188 Margaret Ave · Columbus, OH 43219

$144,900

3 bd · 1.0 ba · 1,532 sqft · SingleFamily public records · 9 Days on market

Built 1880 9,147 sqft lot Est $233k · 38% under

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Why this score? — see what drove the B 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 +28.2/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.3/10.0
• 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

This is a Fannie Mae HomePath property Large two story single family located close proximity to downtown Columbus and public transportation. This home features 2 bedrooms 1 bath on a large lot. Home will require some repair but has great potential.

Key facts

• Near dining
• Great natural light
• Near shopping

Tags

• GREAT NATURAL LIGHT
• SPACIOUS LOT
• NEAR SHOPPING
• NEAR DINING
• NEAR MAJOR HIGHWAYS

Property features AI

Finance

• HOA & community: Bike/walk path; Sidewalks

Exterior

• Parking: Detached garage with garage door opener; On-street parking; 1 garage space
• Utilities: Public water; Public sewer
• Home design: Single family residence; Two levels; Built in 1880; No shared/common walls
• Construction: Block foundation
• Exterior features: Deck; Fenced yard; Shed(s)

Interior

• Bedrooms: One main-level bedroom
• Flooring: Wood flooring; Carpeted areas
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Decorative fireplace; Full basement; Insulated part of windows

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $461 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Cap rate 10.1% 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 soft (-0.8%/yr); 102 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 45% of the median local income ($52k/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

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 12y 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 $145k implies a 190% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1880 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $144,900

Questions for the listing agent

1. Built in 1880 — 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. 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.
5. 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.
6. 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: 1.33% ✓
• Cap rate: 10.11%
• Cash-on-cash: 13.64%
• DSCR: 1.61
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $232,864
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2250 Willamont Ave	0.12mi	4/1.5 (+1)	1,468 (-4%)	2mo	$230,000	$157	79
2070 Dartmouth Ave	0.20mi	3/1.5	1,392 (-9%)	1mo	$146,000	$105	73
921 N Nelson Rd	0.30mi	3/1.5	1,406 (-8%)	1mo	$190,000	$135	69
1091 Rosewood Ave	0.39mi	4/2.0 (+1)	1,565 (+2%)	8mo	$230,000	$147	62
2380 Caroline Ave	0.48mi	3/3.0	1,533 (+0%)	13mo	$610,000	$398	59
2143 Leonard Ave	0.26mi	4/2.0 (+1)	1,366 (-11%)	4mo	$175,000	$128	58
1961 Dartmouth Ave	0.33mi	3/1.5	1,312 (-14%)	4mo	$199,000	$152	56
525 Northview Dr	0.62mi	3/1.5	1,600 (+4%)	8mo	$362,000	$226	55
2117 Willamont Ave	0.12mi	3/2.0	1,316 (-14%)	14mo	$205,000	$156	55
1103 Wildwood Ave	0.42mi	3/2.0	1,381 (-10%)	18mo	$187,000	$135	45
1094 Meadowdale Ave	0.41mi	3/2.0	1,336 (-13%)	17mo	$210,000	$157	42
782 Northview Ave	0.65mi	3/1.0	1,303 (-15%)	5mo	$170,000	$130	41

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: 0.2%
• Equity multiple: 1.01×
• Total profit: $298
• Equity at exit: $21,605

10-year hold

• IRR: 6.3%
• Equity multiple: 1.41×
• Total profit: $16,466
• Equity at exit: $12,528

Cash invested: $40,572 (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: 102
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,934 high
• Mortgage (P&I): −$760
• Tax from tax record: −$246 /mo · $2,953/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$406
• Net cashflow: $461

Break-even live

Break-even rent $1,350

Max offer price $144,900

Occupancy floor 71%

Sensitivity live

Price	-10% $543	-5% $502	+0% $461	+5% $420	+10% $379
Rent	-10% $308	-5% $385	+0% $461	+5% $538	+10% $614
Rate	-1.0pp $534	-0.5pp $498	base $461	+0.5pp $424	+1.0pp $385

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: $36,225
• Closing costs: $4,347
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
747 Malvern Ave Columbus, OH	3.0	2.5	2146	$2,295	$1.07	45d	1	0.10mi
1980 E 5th Ave Columbus, OH	4.0	2.0	1700	$2,206	$1.30	45d	1	0.31mi
693 N Dawson Ave Columbus, OH	3.0	1.0	1233	$1,295	$1.05	25d	1	0.68mi
2688 Bellwood Ave Columbus, OH	3.0	2.5	1495	$2,295	$1.54	25d	1	0.86mi
2841 E 10th Ave Columbus, OH	3.0	3.0	1200	$1,650	$1.38	45d	1	0.96mi
2864 E 10th Ave Columbus, OH	3.0	1.0	1200	$1,649	$1.37	3d	1	1.00mi
1590 Vendome Dr S Columbus, OH	3.0	1.5	1303	$1,600	$1.23	23d	1	1.12mi
1590 Vendome Dr S Columbus, OH	3.0	1.5	1303	$1,600	$1.23	25d	1	1.12mi
286 Taylor Ave Unit 1496096P Columbus, OH	3.0	2.5	1894	$7,586	$4.01	3d	1	1.15mi
2504 Vendome Dr Columbus, OH	3.0	1.0	1072	$1,600	$1.49	16d	1	1.25mi
1740 E Broad St Columbus, OH	2.0	1.0	1200	$1,500	$1.25	25d	1	1.26mi
1620 E Broad St Columbus, OH	2.0	2.0	1214	$2,025	$1.67	5d	2	1.36mi
1620 E Broad St #408 Columbus, OH	2.0	2.0	1247	$2,150	$1.72	25d	1	1.37mi
1308-1310 Mount Vernon Ave Unit 1308 Columbus, OH	3.0	2.0	1400	$1,695	$1.21	45d	1	1.39mi
1216 Atcheson St Columbus, OH	3.0	2.0	1092	$1,550	$1.42	5d	1	1.46mi

Listing history 7 events

1. 2026-06-21
   days on market $144,900 Active 9 DOM
2. 2026-06-18
   days on market $144,900 Active 6 DOM
3. 2026-06-17
   days on market $144,900 Active 5 DOM
4. 2026-06-16
   days on market $144,900 Active 4 DOM
5. 2026-06-15
   days on market $144,900 Active 3 DOM
6. 2026-06-13
   remarks 365-char remark
7. 2026-06-13
   listed $144,900 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: $2,953 · $246/mo
• Projected year-2 tax: $2,953 · $246/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥99°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,203
• − Mortgage interest: −$8,117
• − Property taxes: −$2,953
• − Insurance: −$724
• − Repairs & maintenance: −$1,856
• − Management: −$1,856
• − Depreciation: −$4,215
• Taxable income: $3,481
• Est. tax owed @ 24.0%: −$836
• After-tax cash flow: $4,699/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

+1160.0% since first listed

8 events — show timeline

• 2026-06-12 Listed $144,900 CBRMLS
• 2019-09-19 Sold (Public Records) $50,000 Public Records
• 2019-07-20 Listing Removed — CBRMLS
• 2019-07-06 Price Changed $70,000 CBRMLS
• 2019-06-04 Listed $75,000 CBRMLS
• 2014-12-15 Sold (MLS) $10,000 CBRMLS
• 2014-11-23 Listing Removed — CBRMLS
• 2014-09-11 Listed $11,500 CBRMLS

Property tax history

+15.9%/yr

Latest (2024): $2,953 · +1.3% YoY. Source: county tax records.