1148 Columbus Dr · Holland, OH 43528

$134,900

2 bd · 1.5 ba · 1,480 sqft · SingleFamily public records · 21 Days on market

Built 1928 5,998 sqft lot

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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 +19.5/30.0
• ARV discount +7.5/15.0
• DSCR +6.2/10.0
• 1% rule +5.4/10.0
• Schools +4.5/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Attention investors - Looking for a 4 bedroom home with much potential? This home has plenty of room and plenty of potential. Home features 4 bedrooms - 2 on main level and 2 above. The property also has 2 full bathrooms on on main floor and one above. Original hard wood flooring throughout. Large living room and dining room for entertaining. Decent sized kitchen with plenty of cabinetry. Home features 2 driveways- a car porch in front and a driveway in back. Perfect for unloading items and staying dry. Home also features a large unfinished basement.

Key facts

• Decent sized kitchen
• Hard wood flooring
• Large living room

Tags

• HARD WOOD FLOORING
• LARGE LIVING ROOM
• DINING ROOM
• DECENT SIZED KITCHEN
• 2 DRIVEWAYS
• LARGE UNFINISHED BASEMENT

Property features AI

Exterior

• Parking: Driveway; One covered carport space
• Utilities: Public water; Public sewer
• Home design: Two-story home; Property listed as fixer
• Construction: Aluminum siding; Asbestos shingle roof; Block foundation; Built per public records
• Exterior features: East-facing lot; Lot recorded at approximately 0.1377 acres

Interior

• Kitchen: Kitchen on the first floor
• Bedrooms: Two bedrooms on the second floor; Two bedrooms on the first floor
• Flooring: Carpet in bedrooms; Wood flooring in dining room and living room
• Bathrooms: Two full bathrooms (one on the main level)
• Heating & cooling: Forced air heating (gas); Central air conditioning
• Interior features: Full unfinished basement; 7 total rooms
• Laundry & utility: Laundry located in the basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $152 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $135k).
• Recommended offer: $133k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.6% vs local median 2.4% in Holland — 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 80/100 on livability (#110 in OH, #1,661 nationally) — a professional / high-income tenant draw. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime C-, commute F.
• Springfield Local (suburban): math 47% / reading 57% proficiency, ranked #404 of 656 in OH (top 62%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 79 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 415 units permitted in Lucas County in 2024 (122 in 5+ unit buildings).
• This rent is only 18% of the median local income ($94k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $933 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Lucas County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($133k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 1928 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $132,876 (1.5% below list)

Questions for the listing agent

1. Built in 1928 — 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. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.04% ✓
• Cap rate: 7.65%
• Cash-on-cash: 4.84%
• DSCR: 1.22
• GRM: 8.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -8.7%
• Equity multiple: 0.68×
• Total profit: $-12,119
• Equity at exit: $20,114

10-year hold

• IRR: 0.8%
• Equity multiple: 1.06×
• Total profit: $2,093
• Equity at exit: $11,664

Cash invested: $37,772 (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 43528

• Home prices YoY: -19.7%
• Active inventory: 79
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,406 high
• Mortgage (P&I): −$707
• Tax from tax record: −$195 /mo · $2,342/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$295
• Net cashflow: $152

Break-even live

Break-even rent $1,214

Max offer price $134,900

Occupancy floor 84%

Sensitivity live

Price	-10% $229	-5% $191	+0% $152	+5% $114	+10% $76
Rent	-10% $41	-5% $97	+0% $152	+5% $208	+10% $263
Rate	-1.0pp $220	-0.5pp $187	base $152	+0.5pp $117	+1.0pp $82

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: $33,725
• Closing costs: $4,047
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7000 Quail Lakes Dr Holland, OH	1.0–3.0	1.0–2.0	1078	$1,540	$1.43	2d	7	0.40mi
7717 Angola Rd Holland, OH	2.0–3.0	2.0	1188	$1,099	$0.93	2d	1	0.74mi
7300 Nightingale Dr Holland, OH	1.0–2.0	1.0–2.0	813	$1,725	$2.12	2d	13	0.90mi
5943 Walnut Cir Dr Toledo, OH	1.0–2.0	1.0–1.5	1000	$1,395	$1.40	21d	3	1.45mi
5926 Walnut Cir Unit C12 Toledo, OH	2.0	1.5	1330	$1,395	$1.05	24d	1	1.46mi

Listing history 8 events

1. 2026-06-07
   statusdays on market $134,900 Pending 21 DOM
2. 2026-06-03
   days on market $134,900 Active 20 DOM
3. 2026-06-02
   days on market $134,900 Active 19 DOM
4. 2026-06-01
   days on market $134,900 Active 18 DOM
5. 2026-05-31
   days on market $134,900 Active 17 DOM
6. 2026-05-30
   days on market $134,900 Active 16 DOM
7. 2026-05-14
   listed $134,900 Active

   Show marketing remark (556 chars)

   Attention investors - Looking for a 4 bedroom home with much potential? This home has plenty of room and plenty of potential. Home features 4 bedrooms - 2 on main level and 2 above. The property also has 2 full bathrooms on on main floor and one above. Original hard wood flooring throughout. Large living room and dining room for entertaining. Decent sized kitchen with plenty of cabinetry. Home features 2 driveways- a car porch in front and a driveway in back. Perfect for unloading items and staying dry. Home also features a large unfinished basement.

8. 2026-05-14
   listed $134,900 Active 556-char remark

   Show marketing remark (556 chars)

   Attention investors - Looking for a 4 bedroom home with much potential? This home has plenty of room and plenty of potential. Home features 4 bedrooms - 2 on main level and 2 above. The property also has 2 full bathrooms on on main floor and one above. Original hard wood flooring throughout. Large living room and dining room for entertaining. Decent sized kitchen with plenty of cabinetry. Home features 2 driveways- a car porch in front and a driveway in back. Perfect for unloading items and staying dry. Home also features a large unfinished basement.

ⓘ 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: $2,342 · $195/mo
• Projected year-2 tax: $2,342 · $195/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥99°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,878
• − Mortgage interest: −$7,556
• − Property taxes: −$2,342
• − Insurance: −$674
• − Repairs & maintenance: −$1,350
• − Management: −$1,350
• − Depreciation: −$3,924
• Taxable loss: −$320
• Est. tax savings @ 24.0%: +$77
• After-tax cash flow: $1,905/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: Springfield Local
• NCES district ID: 3904822
• Math proficiency: 47% ▼ -17.00%
• Reading proficiency: 57% ▼ -11.00%
• Median HH income: $54,807
• Composite: 44.87/100
• National rank: #2719
• State rank: #404 of 656 in OH

Livability — Holland

• Score: 80/100
• State rank: #110
• US rank: #1661

Category grades

Amenities B Commute F Cost of living A+ Crime C- Employment B- Housing A+ Health & safety A+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Holland, OH
• County: Lucas County · 380,724 people
• City population: 16,207
• Metro: Toledo, OH
• Population (ZIP): 16,207
• Household income: $93,986
• Rent vs Own: 22.7% rent · 77.3% own
• Severe rent burden: 307.0

Population outlook (Lucas County) Hauer SSP2

• Today (2025): 420,751 people
• By 2030: 410,187 · -2.5%
• By 2040: 384,019 · -8.7%
• By 2050: 355,125 · -15.6%
• By 2075: 291,683 · -30.7%
• By 2100: 233,670 · -44.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Black 8% Hispanic / Latino 8% Two or more races 7% Asian 3%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Lithuanian 7% Romanian 6% Iranian 2%
• Foreign-born: 6% · Canada, China, Jamaica
• Languages at home: 94% English-only · Spanish 3% Arabic 1% Other Indo-European 1%

Political lean MEDSL · Lucas

• 2024 margin: D (+12.6) · D 55.8% · R 43.2%
• 2008→2024 swing: -18.9pp toward R · 2008: 31.4pp · 2024: 12.6pp
• All cycles: 2024: D+12.6 2020: D+16.8 2016: D+17.4 2012: D+30.4 2008: D+31.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -52.78%
• Current HPI: 215.3916
• Rent YoY: —
• Metro: Toledo, 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

+0.0% since first listed

2 events — show timeline

• 2026-05-14 Listed $134,900 NORIS
• 2026-05-14 Listed $134,900 MLSNOW

Property tax history

+3.8%/yr

Latest (2025): $2,342 · +34.9% YoY. Source: county tax records.