1051-1053 Republic Ave · Columbus, OH 43211

$169,997

4 bd · 2.0 ba · 1,344 sqft · MultiFamily public records · 73 Days on market

Built 1950 4,791 sqft lot $126/sqft · 6% below area Est $181k · 6% 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 +26.8/30.0
• ARV discount +10.2/15.0
• DSCR +9.2/10.0
• 1% rule +6.6/10.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Unicorn alert! Cheap and easy duplex. One side rented at $825 plus all utilities. One side vacant for you to move in to, or rent out! We usually get $850-$875 for these units. Long term tenant in 1053(since 2021.) Already sub metered for water. It does have washer dryer hookups. Vacant side has newer cabinets, flooring, paint, and appliances. I challenge you to find a better move in ready duplex in Columbus for this price! See today and be in your new home, or running your new rental, before summer! One vacant unit can be seen. Sold 'as is. '

Key facts

• 4,791 sq ft lot
• 3 parking spots
• Built 1950

What this means for you Summary

Snapshot

• This is a 2 × 1-bed/1-bath units multifamily listed at $170k.

Deal economics

• At list price, monthly cash flow is $465 ($6k/yr) — positive. Per door: $232/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $160k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.6% 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 (+3.4%/yr); 166 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); lower-income renter base — watch delinquency; 8,139 units permitted in Franklin County in 2024 (5,940 in 5+ unit buildings).
• At $1,972/mo this rent would consume 56% of the median local household income ($43k/yr) (locally 1282% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 + 3.4% rent growth), your $48k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 73 days — a 6% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $140k; 21% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $159,797 (6.0% below list)

Questions for the listing agent

1. It's been on market 73 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.16% ✓
• Cap rate: 9.57%
• Cash-on-cash: 11.72%
• DSCR: 1.52
• GRM: 7.2

CMA / ARV

• ARV (median comp): $180,855
• List price: $169,997
• Delta: -6.00%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1089-1091 E 26th Ave	0.54mi	4/—	1,500 (+12%)	2mo	$185,000	$123	54
2243-2245 Jefferson Ave	0.32mi	4/—	1,456 (+8%)	24mo	$135,000	$93	52
2885 Atwood Ter	0.61mi	4/—	1,456 (+8%)	22mo	$209,900	$144	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 · 3.41% rent growth · sell at horizon

5-year hold

• IRR: 1.6%
• Equity multiple: 1.06×
• Total profit: $2,855
• Equity at exit: $25,347

10-year hold

• IRR: 11.5%
• Equity multiple: 1.92×
• Total profit: $43,905
• Equity at exit: $14,698

Cash invested: $47,599 (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 43211

• Home prices YoY: -27.3%
• Rents YoY: 3.4%
• Active inventory: 166
• Price-to-rent: 14.4×

Monthly cashflow live

• Estimated rent: $1,972 high
• Mortgage (P&I): −$891
• Tax from tax record: −$131 /mo · $1,569/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$414
• Net cashflow: $465

Break-even live

Break-even rent $1,384

Max offer price $169,997

Occupancy floor 71%

Sensitivity live

Price	-10% $561	-5% $513	+0% $465	+5% $417	+10% $369
Rent	-10% $309	-5% $387	+0% $465	+5% $543	+10% $621
Rate	-1.0pp $550	-0.5pp $508	base $465	+0.5pp $421	+1.0pp $376

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	1	1	$1,972
Total (2 units)			$1,972

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: $42,499
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2453 McGuffey Rd Columbus, OH	5.0	3.0	1782	$2,200	$1.23	44d	1	0.02mi
2566 Atwood Ter Columbus, OH	3.0	1.0	979	$1,500	$1.53	24d	1	0.20mi
2460 Hiawatha St Columbus, OH	3.0	1.0	1768	$1,300	$0.74	8d	1	0.23mi
1269 Minnesota Ave Columbus, OH	3.0	1.0	1075	$1,550	$1.44	8d	1	0.38mi
2767 Hiawatha St Columbus, OH	3.0	1.0	896	$1,475	$1.65	8d	1	0.46mi
1354 Minnesota Ave Columbus, OH	3.0	2.0	1350	$1,800	$1.33	13d	1	0.48mi
2176 Ontario St Columbus, OH	4.0	2.0	1066	$1,650	$1.55	24d	1	0.48mi
1435 Republic Ave Columbus, OH	3.0	1.0	908	$1,425	$1.57	20d	1	0.53mi
1435 Republic Ave Columbus, OH	3.0	1.0	908	$1,395	$1.54	8d	1	0.53mi
1514 Republic Ave Unit 1514 Columbus, OH	3.0	1.5	1288	$1,450	$1.13	24d	1	0.65mi
1410 E Blake Ave Columbus, OH	3.0	1.0	1300	$1,700	$1.31	24d	1	0.66mi
1527 Republic Ave Columbus, OH	3.0	1.0	1176	$1,345	$1.14	44d	1	0.67mi
1527 Republic Ave Columbus, OH	3.0	1.0	1176	$1,299	$1.10	24d	1	0.67mi
1536 E Weber Rd Columbus, OH	3.0	2.0	1332	$1,695	$1.27	24d	1	0.79mi
1536 E Weber Rd Columbus, OH	3.0	2.0	1332	$1,695	$1.27	20d	1	0.79mi
1185 E 22nd Ave Columbus, OH	3.0	1.0	1304	$1,400	$1.07	44d	1	0.83mi
1269 E 23rd Ave Columbus, OH	3.0	1.0	1175	$1,350	$1.15	8d	1	0.83mi
1320 E 23rd Ave Unit 1320 Columbus, OH	3.0	1.0	1134	$1,050	$0.93	44d	1	0.84mi
3054 McGuffey Rd Columbus, OH	3.0	1.0	1106	$1,450	$1.31	44d	1	0.85mi
1624 Kohr Pl Columbus, OH	3.0	1.0	1176	$1,400	$1.19	15d	1	0.86mi
2552 Glenmawr Ave Unit 1407028P Columbus, OH	3.0	3.0	1593	$6,320	$3.97	13d	1	0.88mi
2552 Glenmawr Ave Unit 1407032P Columbus, OH	3.0	3.0	1593	$6,256	$3.93	8d	1	0.88mi
1906-1908 Cleveland Ave Columbus, OH	3.0	1.0	1384	$1,295	$0.94	44d	1	0.91mi
1272 E 21st Ave Unit 1272 Columbus, OH	3.0	1.5	1176	$1,400	$1.19	11d	1	0.91mi
431 E Tompkins St Unit 433 Columbus, OH	3.0	1.0	1200	$1,595	$1.33	8d	1	0.93mi
1695 E Weber Rd Columbus, OH	4.0	2.0	1560	$1,600	$1.03	16d	1	0.96mi
1709 E Weber Rd Columbus, OH	3.0	1.0	1154	$1,100	$0.95	44d	1	0.98mi
1318-1320 E 20th Ave Unit 1318 Columbus, OH	3.0	1.0	1120	$1,275	$1.14	8d	1	1.01mi
1145 E 18th Ave Columbus, OH	3.0	1.0	1202	$1,225	$1.02	15d	1	1.05mi
1612 E 25th Ave Columbus, OH	3.0	1.0	1200	$1,250	$1.04	24d	1	1.07mi
2350 Indiana Ave Columbus, OH	3.0	2.0	1195	$2,600	$2.18	44d	1	1.07mi
325 Clinton St Unit 325 Columbus, OH	3.0	1.0	1176	$1,650	$1.40	18d	1	1.08mi
1011 Mohican Ave Columbus, OH	3.0	1.0	1091	$1,399	$1.28	44d	1	1.08mi
780 E Brighton Rd Columbus, OH	3.0	1.0	1086	$1,500	$1.38	8d	1	1.08mi
335 E Duncan St Columbus, OH	3.0	1.0	1120	$1,595	$1.42	44d	1	1.09mi
1156 E 17th Ave Columbus, OH	3.0	1.0	1212	$1,200	$0.99	44d	1	1.11mi
2658 Deming Ave Columbus, OH	3.0	1.0	1120	$1,695	$1.51	44d	1	1.12mi
2872 Indianola Ave Columbus, OH	3.0	1.0	1000	$1,799	$1.80	44d	1	1.12mi
2584 Deming Ave Columbus, OH	3.0	1.5	1350	$2,000	$1.48	16d	1	1.12mi
1652 E 25th Ave Columbus, OH	3.0	1.0	1200	$1,350	$1.12	24d	1	1.12mi

Listing history 23 events

1. 2026-06-18
   days on market $169,997 Active 73 DOM
2. 2026-06-17
   days on market $169,997 Active 72 DOM
3. 2026-06-16
   days on market $169,997 Active 71 DOM
4. 2026-06-15
   days on market $169,997 Active 70 DOM
5. 2026-06-13
   days on market $169,997 Active 68 DOM
6. 2026-06-13
   days on market $169,997 Active 67 DOM
7. 2026-06-09
   days on market $169,997 Active 64 DOM
8. 2026-06-08
   days on market $169,997 Active 63 DOM
9. 2026-06-07
   days on market $169,997 Active 62 DOM
10. 2026-06-05
    days on market $169,997 Active 59 DOM
11. 2026-06-03
    days on market $169,997 Active 58 DOM
12. 2026-06-02
    days on market $169,997 Active 57 DOM
13. 2026-06-01
    days on market $169,997 Active 56 DOM
14. 2026-05-31
    days on market $169,997 Active 55 DOM
15. 2026-04-06
    listed $169,997 Active 550-char remark

    Show marketing remark (550 chars)

    Unicorn alert! Cheap and easy duplex. One side rented at $825 plus all utilities. One side vacant for you to move in to, or rent out! We usually get $850-$875 for these units. Long term tenant in 1053(since 2021.) Already sub metered for water. It does have washer dryer hookups. Vacant side has newer cabinets, flooring, paint, and appliances. I challenge you to find a better move in ready duplex in Columbus for this price! See today and be in your new home, or running your new rental, before summer! One vacant unit can be seen. Sold 'as is. '

16. 2020-03-16
    soldstatus $140,000
17. 2007-12-19
    soldstatus $28,000
18. 2005-07-28
    soldstatus $25,000
19. 2005-07-28
    soldstatus $27,000
20. 1994-03-29
    soldstatus $25,000
21. 1992-12-17
    soldstatus $15,500
22. 1987-12-09
    soldstatus $15,500
23. 1987-12-01
    soldstatus $31,000

ⓘ 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: $1,569 · $131/mo
• Projected year-2 tax: $2,110 · $176/mo
• Expected delta: +$542/yr (+$45/mo · 34.5%)

ⓘ 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 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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,664
• − Mortgage interest: −$9,522
• − Property taxes: −$1,569
• − Insurance: −$850
• − Repairs & maintenance: −$1,893
• − Management: −$1,893
• − Depreciation: −$4,945
• Taxable income: $2,991
• Est. tax owed @ 24.0%: −$718
• After-tax cash flow: $4,860/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): 22,313
• Household income: $42,579
• Rent vs Own: 59.4% rent · 40.6% own
• Severe rent burden: 1282.0

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 0.60)
• Race & ethnicity: Black 58% White 21% Hispanic / Latino 13% Two or more races 12% Asian 2%
• Hispanic origin (detail): Mexican 8% Dominican 1%
• Common ancestry: Italian 1%
• Foreign-born: 10% · Canada, India
• Languages at home: 84% English-only · Spanish 11% Other Indo-European 2% Arabic 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: ▼ -94.10%
• Current HPI: 250.3885
• Rent YoY: ▲ 3.41%
• 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

+448.4% since first listed

9 events — show timeline

• 2026-04-06 Listed $169,997 CBRMLS
• 2020-03-16 Sold (Public Records) $140,000 Public Records
• 2007-12-19 Sold (Public Records) $28,000 Public Records
• 2005-07-28 Sold (Public Records) $27,000 Public Records
• 2005-07-28 Sold (Public Records) $25,000 Public Records
• 1994-03-29 Sold (Public Records) $25,000 Public Records
• 1992-12-17 Sold (Public Records) $15,500 Public Records
• 1987-12-09 Sold (Public Records) $15,500 Public Records
• 1987-12-01 Sold (Public Records) $31,000 Public Records

Property tax history

+10.8%/yr

Latest (2024): $1,569 · +1.3% YoY. Source: county tax records.