249 S Burgess Ave · Columbus, OH 43204

$89,900

2 bd · 1.0 ba · 1,104 sqft · SingleFamily public records · 19 Days on market

Built 1915 Fair condition 4,791 sqft lot

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Why this score? — see what drove the F 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 +8.5/30.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Rent growth +3.6/5.0
• DSCR +2.3/10.0
• Condition / age +2.2/5.0
• 1% rule +2.1/10.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks

249 S Burgess Ave in Central Hilltop is ready for renovation. The roof is newer, and most windows are insulated. There is a large space off the bathroom that could allow for a potential third bedroom. Foundation work is needed. Brand new streets, sidewalks and Boulevard in progress. The current tenant is month-to-month at $825/month and would like to stay, offering the option to keep it as a cash-flowing asset in its current condition. The property is located across from a boulevard and is being sold as-is. Owner is licensed Realtor in State of Ohio See A2A.

Key facts

• New streets
• Newer roof
• Insulated windows

Tags

• NEWER ROOF
• INSULATED WINDOWS
• POTENTIAL THIRD BEDROOM
• FOUNDATION WORK NEEDED
• NEW STREETS
• NEW SIDEWALKS

🏗️ New construction. The $89,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $175,292.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $90k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-153 ($-2k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $89k (1.5% below list) — sets the bar for market timing.
• Cap rate 5.2% vs local median 3.9% 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); Briggs High School (math 2% / reading 22%, grade F, #726 of 781 statewide, top 94%, 980 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.
• Market conditions: Rents rising fast (+4.5%/yr); 377 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 119d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 90% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $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.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 20y 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 $52k; list at $90k implies a 73% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1915 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $88,551 (1.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1915 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.71% ✗
• Cap rate: 5.24%
• Cash-on-cash: -3.75%
• DSCR: 0.83
• GRM: 11.8

CMA / ARV

• ARV (median comp): $175,292
• List price: $89,900
• Delta: -48.71%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
406 S Warren Ave	0.24mi	3/1.0 (+1)	1,140 (+3%)	1mo	$110,000	$96	78
85 S Powell Ave	0.38mi	2/1.0	1,132 (+2%)	0mo	$102,500	$91	78
415 S Richardson Ave	0.25mi	2/1.0	960 (-13%)	1mo	$73,000	$76	66
458 S Harris Ave	0.33mi	2/1.0	962 (-13%)	0mo	$159,900	$166	63
212 N Ogden Ave	0.67mi	3/1.0 (+1)	1,109 (+0%)	1mo	$82,500	$74	62
316 Midland Ave	0.64mi	2/1.0	1,160 (+5%)	1mo	$70,000	$60	61
2397 Sullivant Ave	0.47mi	2/1.0	984 (-11%)	1mo	$65,000	$66	59
663 Racine Ave	0.61mi	3/1.0 (+1)	1,056 (-4%)	0mo	$75,000	$71	59
559 S Burgess Ave	0.44mi	3/1.0 (+1)	1,224 (+11%)	0mo	$70,000	$57	56
164 Clarendon Ave	0.58mi	2/1.0	1,223 (+11%)	1mo	$183,000	$150	54
587 S Oakley Ave	0.60mi	2/1.5	1,248 (+13%)	0mo	$47,000	$38	48
655 S Ogden Ave	0.58mi	3/2.0 (+1)	1,248 (+13%)	1mo	$135,000	$108	42

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 · 4.49% rent growth · sell at horizon

5-year hold

• IRR: -21.1%
• Equity multiple: 0.26×
• Total profit: $-36,305
• Equity at exit: $26,137

10-year hold

• IRR: -11.7%
• Equity multiple: 0.26×
• Total profit: $-36,312
• Equity at exit: $15,156

Cash invested: $49,082 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 105 active · 120 under contract
• Months of supply: 6.1 mo (17%/mo absorbed)
• Median asking: $159,900 ($147/sqft)
• Median days on market: 72 d
• This list price: 5% of active listings are priced below it
• ARV vs active asking: +8.4% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 43204

• Rents YoY: 4.5%
• Active inventory: 377
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,241 high
• Mortgage (P&I): −$919
• Tax from tax record: −$141 /mo · $1,694/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $-153

Break-even live

Break-even rent $1,435

Max offer price $148,225

Occupancy floor —

Sensitivity live

Price	-10% $-54	-5% $-104	+0% $-153	+5% $-203	+10% $-252
Rent	-10% $-251	-5% $-202	+0% $-153	+5% $-104	+10% $-55
Rate	-1.0pp $-65	-0.5pp $-109	base $-153	+0.5pp $-199	+1.0pp $-245

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: $43,823
• Closing costs: $5,259
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
274 S Richardson Ave Columbus, OH	3.0	1.0	1222	$1,395	$1.14	55d	1	0.09mi
172 S Richardson Ave Columbus, OH	3.0	1.0	1159	$1,495	$1.29	87d	1	0.14mi
276 S Harris Ave Columbus, OH	3.0	1.0	1250	$1,400	$1.12	55d	1	0.18mi
375 S Burgess Ave Columbus, OH	2.0	1.0	732	$950	$1.30	160d	1	0.18mi
375 S Burgess Ave Columbus, OH	2.0	1.0	732	$950	$1.30	144d	1	0.18mi
129 S Terrace Ave Columbus, OH	3.0	3.5	1312	$1,750	$1.33	38d	1	0.21mi
157 S Eureka Ave Columbus, OH	3.0	1.0	864	$1,450	$1.68	55d	1	0.24mi
151 S Eureka Ave Columbus, OH	3.0	1.0	936	$1,400	$1.50	2d	1	0.24mi
361 S Harris Ave Unit A Columbus, OH	2.0	1.0	950	$975	$1.03	119d	1	0.25mi
361 S Harris Ave Unit A Columbus, OH	2.0	1.0	950	$875	$0.92	10d	1	0.25mi
80 S Warren Ave Columbus, OH	3.0	1.0	1258	$1,345	$1.07	184d	1	0.26mi
80 S Warren Ave Columbus, OH	3.0	1.0	1258	$1,250	$0.99	108d	1	0.26mi
427 S Ogden Ave Columbus, OH	2.0	1.0	980	$1,200	$1.22	55d	1	0.27mi
427 S Ogden Ave Unit 427 Columbus, OH	2.0	1.0	980	$1,350	$1.38	148d	1	0.27mi
329 S Wayne Ave Columbus, OH	3.0	1.0	1120	$1,425	$1.27	144d	1	0.27mi
329 S Wayne Ave Columbus, OH	3.0	1.0	1120	$1,350	$1.21	121d	1	0.28mi
329 S Wayne Ave Columbus, OH	3.0	1.0	1120	$1,350	$1.21	118d	1	0.28mi
329 S Wayne Ave Columbus, OH	3.0	1.0	1120	$1,300	$1.16	107d	1	0.28mi
252-254 S Wayne Ave Unit 254 Columbus, OH	3.0	1.0	1120	$1,280	$1.14	129d	1	0.29mi
268 S Powell Ave Columbus, OH	2.0	1.0	931	$975	$1.05	38d	1	0.29mi
266 S Powell Ave Columbus, OH	2.0	1.0	744	$925	$1.24	38d	1	0.30mi
324 S Powell Ave Columbus, OH	2.0	1.0	950	$950	$1.00	133d	1	0.31mi
322 S Powell Ave Columbus, OH	2.0	1.0	1100	$950	$0.86	160d	1	0.31mi
62 S Harris Ave Unit 66 Columbus, OH	2.0	1.0	900	$1,200	$1.33	10d	1	0.31mi
92 S Hague Ave Columbus, OH	3.0	2.0	1456	$1,400	$0.96	164d	1	0.32mi
406 1/2 S Hague Ave Columbus, OH	2.0	1.0	918	$765	$0.83	184d	1	0.32mi
148 S Powell Ave Unit B Columbus, OH	2.0	1.0	900	$1,000	$1.11	148d	1	0.32mi
148 S Powell Ave Columbus, OH	2.0	1.0	900	$1,000	$1.11	36d	1	0.32mi
255 S Powell Ave Unit Bml Columbus, OH	2.0	1.0	1040	$950	$0.91	53d	1	0.32mi
255 S Powell Ave Columbus, OH	2.0	1.0	1040	$950	$0.91	47d	1	0.32mi
29 S Terrace Ave Columbus, OH	3.0	1.0	1144	$1,240	$1.08	130d	1	0.33mi
475 S Ogden Ave Columbus, OH	2.0	1.0	888	$1,100	$1.24	164d	1	0.34mi
27 S Terrace Ave Unit 29 Columbus, OH	3.0	1.0	1144	$1,240	$1.08	118d	1	0.34mi
49 S Harris Ave Columbus, OH	3.0	1.0	1339	$1,250	$0.93	10d	1	0.34mi
68 S Hague Ave Columbus, OH	3.0	1.0	1422	$1,200	$0.84	125d	1	0.34mi
2845 Fremont St Columbus, OH	2.0	1.0	1016	$1,350	$1.33	53d	1	0.35mi
390 S Powell Ave Columbus, OH	2.0	1.0	775	$1,000	$1.29	133d	1	0.36mi
390 S Powell Ave Columbus, OH	2.0	1.0	775	$1,025	$1.32	144d	1	0.36mi
262 S Chase Ave Unit B Columbus, OH	2.0	1.0	1010	$1,025	$1.01	55d	1	0.36mi
396 S Powell Ave Unit 396 Columbus, OH	2.0	1.0	1022	$925	$0.91	184d	1	0.36mi

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public waterPublic sewer
• Home design: Single-family residenceTwo storiesTo be built
• Construction: Built in 1915Block foundation

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced-air heating
• Interior features: Full basement

Listing history 26 events

1. 2026-11-08
   days on market $89,900 Active 19 DOM
2. 2026-11-07
   days on market $89,900 Active 18 DOM
3. 2026-11-06
   days on market $89,900 Active 17 DOM
4. 2026-11-05
   days on market $89,900 Active 16 DOM
5. 2026-11-04
   days on market $89,900 Active 15 DOM
6. 2026-11-02
   days on market $89,900 Active 13 DOM
7. 2026-11-01
   days on market $89,900 Active 12 DOM
8. 2026-10-31
   days on market $89,900 Active 11 DOM
9. 2026-10-30
   days on market $89,900 Active 10 DOM
10. 2026-10-29
    days on market $89,900 Active 9 DOM
11. 2026-10-28
    days on market $89,900 Active 8 DOM
12. 2026-10-27
    days on market $89,900 Active 7 DOM
13. 2026-10-26
    days on market $89,900 Active 6 DOM
14. 2026-10-26
    days on market $89,900 Active 5 DOM
15. 2026-10-24
    days on market $89,900 Active 4 DOM
16. 2026-10-23
    days on market $89,900 Active 3 DOM
17. 2026-10-22
    days on market $89,900 Active 2 DOM
18. 2026-10-21
    statusdays on marketlisting id $89,900 Active 1 DOM
19. 2026-04-30
    listed $89,900 Active 564-char remark
20. 2026-04-12
    historical
21. 2026-04-09
    listed $90,000 Active
22. 2026-02-25
    soldstatus $52,100
23. 2007-06-22
    soldstatus $28,500
24. 2007-06-07
    historical
25. 2006-02-10
    listed $34,900
26. 1990-09-28
    soldstatus $61,000

ⓘ 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: $1,694 · $141/mo
• Projected year-2 tax: $1,694 · $141/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 4/10 Moderate 7 d/yr ≥100°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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,890
• − Mortgage interest: −$9,819
• − Property taxes: −$1,694
• − Insurance: −$876
• − Repairs & maintenance: −$1,191
• − Management: −$1,191
• − Depreciation: −$5,099
• Taxable loss: −$4,982
• Est. tax savings @ 24.0%: +$1,196
• After-tax cash flow: $-643/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.

Condition & rehab AI · 9 photos

Fair 45/100 Moderate rehab Est. rehab $27,600–$49,680 screening

This property requires moderate renovations, including updating the kitchen, replacing the flooring, and improving the landscaping. These updates will significantly increase its resale and rental value.

Deferred maintenance Est. $50,000–$150,000 screening

• Major Roof (roof|hvac|water heater|windows|electrical|plumbing|exterior|other) — roof appears damaged and missing shingles
• Major Windows (roof|hvac|water heater|windows|electrical|plumbing|exterior|other) — windows appear old and possibly not sealed properly
• Major Electrical (roof|hvac|water heater|windows|electrical|plumbing|exterior|other) — electrical panel appears old and possibly not up to code
• Major Plumbing (roof|hvac|water heater|windows|electrical|plumbing|exterior|other) — plumbing fixtures appear old and possibly not up to code
• Major Exterior (roof|hvac|water heater|windows|electrical|plumbing|exterior|other) — exterior siding appears damaged and possibly not up to code

Repairs flagged

• Major Kitchen cabinets — The cabinets are outdated and in poor condition, requiring replacement.
• Major Kitchen countertops — The countertops are outdated and in poor condition, requiring replacement.
• Major Flooring — The flooring is worn and in poor condition, requiring replacement.
• Major Landscaping — The landscaping is overgrown and needs trimming and improvement.

Value-add opportunities

• Resale New kitchen cabinets and countertops — Updating the kitchen will significantly improve the home's appeal and functionality, increasing its resale value. ↑
• Resale New flooring — Replacing the worn flooring will enhance the home's appearance and increase its resale value. ↑
• Both Landscaping improvements — Improving the landscaping will enhance the home's curb appeal and increase both its resale and rental value. ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 11/100

Zoned Schools

Elementary Burroughs Elementary School F OH #1,471/1,584 Nat'l #39,071/41,679 Middle Hilltonia Middle School F OH #645/654 Nat'l #13,307/14,009 High Briggs High School F OH #726/781 Nat'l #15,755/17,239

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

A Composite livability gradescore 81/100

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 · 1,456,139 people
• City population: 612,189
• Metro: Columbus, OH
• Population (ZIP): 42,962
• Household income: $59,266
• Rent vs Own: 50.5% rent · 49.5% own
• Severe rent burden: 11% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 61% Hispanic / Latino 16% Black 13% Two or more races 12% Asian 3%
• Hispanic origin (detail): Mexican 9%
• Languages at home: 81% English-only · Spanish 13% Arabic 2% Other Asian/Pacific 1%

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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: ▼ -220.67%
• Current HPI: 265.7711
• Rent YoY: ▲ 4.49%
• Metro: Columbus, OH
• State GDP YoY: ▲ 1.98%
• F500 in state: 48

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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

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public waterPublic sewer
• Home design: Single-family residenceTwo storiesTo be built
• Construction: Built in 1915Block foundation

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced-air heating
• Interior features: Full basement

Price history

+47.4% since first listed

10 events — show timeline

• 2026-10-20 Listed $89,900 CBRMLS
• 2026-05-21 Listing Removed — CBRMLS
• 2026-04-30 Listed $89,900 CBRMLS
• 2026-04-12 Listing Removed — CBRMLS
• 2026-04-09 Listed $90,000 CBRMLS
• 2026-02-25 Sold (Public Records) $52,100 Public Records
• 2007-06-22 Sold (MLS) $28,500 CBRMLS
• 2007-06-07 Listing Removed — CBRMLS
• 2006-02-10 Listed $34,900 CBRMLS
• 1990-09-28 Sold (Public Records) $61,000 Public Records

Property tax history

+12.6%/yr

Latest (2025): $1,694 · +0.3% YoY. Source: county tax records.