85-87 N Yale Ave · Columbus, OH 43222

$249,900

3 bd · 1.5 ba · 1,272 sqft · SingleFamily public records · 110 Days on market

Built 1910 3,049 sqft lot $196/sqft · 69% above area Est $282k · 11% under

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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).

• ARV discount +12.7/15.0
• Appreciation +10.0/10.0
• Cash flow +6.0/30.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• 1% rule +1.2/10.0
• DSCR +0.3/10.0

Listing remarks MLS

* * A Smart Investment Opportunity Awaits * * Welcome to your next income-generating gem in the heart of Columbus! This multi-family property offers a fantastic opportunity for investors and owner-occupants alike. With three bedrooms and one bathroom on each side, this duplex is perfectly positioned to deliver steady rental income while keeping your purchase price accessible. The numbers don't lie. Each side of the duplex brings in $1,550 per month, with a potential for $3,100 monthly (one side is currently vacant) and $36,000 in potential gross annual rental income. At this price point, factoring in 30% in operating expenses, that translates to an impressive 8.5%-9% capitalization rate when fully occupied. Whether you choose to live in one unit and rent the other, or collect rent from both sides, this property puts your money to work from day one. Few investments offer this kind of immediate cash flow potential without breaking the bank. Please see A2A for more details about income and expenses. Schedule your private showing today and start building your portfolio tomorrow! * Please do not disturb tenants on occupied side 87 *

Key facts

• 3,049 sq ft lot
• Built 1910
• Listed 110 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-481 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $165k (34.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $154k (38.4% below list).
• Recommended offer: $154k (38.4% below list) — sets the bar for 1% rule.

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); West High School (math 2% / reading 17%, grade F, #749 of 781 statewide, top 97%, 837 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: 50 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 $1,539/mo this rent would consume 57% of the median local household income ($32k/yr) (locally 126% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $27k of equity ($2k loan paydown + $25k appreciation (10.0% local appreciation)).
• Franklin County population projected at +34% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 110 days — a 9% lower offer ($227k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $30k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $153,880 (38.4% 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. It's been on market 110 days. Have you received any prior offers? Is the seller open to a 38% concession, seller financing, or rate buy-down credit?
3. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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 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: 0.62% ✗
• Cap rate: 3.99%
• Cash-on-cash: -8.24%
• DSCR: 0.63
• GRM: 13.5

CMA / ARV

• ARV (median comp): $282,259
• List price: $249,900
• Delta: -11.46%
• 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
158 Wisconsin Ave	0.11mi	3/1.5	1,343 (+6%)	2mo	$256,000	$191	84
76 N Central Ave	0.31mi	3/1.5	1,254 (-1%)	2mo	$67,000	$53	82
104 S Cypress Ave	0.32mi	3/2.0	1,276 (+0%)	4mo	$269,900	$212	79
69 Rodgers Ave	0.24mi	3/2.0	1,348 (+6%)	2mo	$245,000	$182	76
112 S Cypress Ave	0.33mi	3/1.5	1,320 (+4%)	4mo	$157,500	$119	75
44 Brehl Ave	0.31mi	3/1.5	1,368 (+8%)	2mo	$90,000	$66	72
67 N Central Ave	0.34mi	3/1.5	1,176 (-8%)	1mo	$78,000	$66	71
273 Avondale Ave	0.58mi	3/1.5	1,342 (+6%)	0mo	$246,000	$183	63
134 Schultz Ave	0.54mi	3/2.0	1,388 (+9%)	4mo	$249,000	$179	55
286 Avondale Ave	0.61mi	3/2.5	1,376 (+8%)	4mo	$276,000	$201	51
378 Hawkes Ave	0.75mi	3/2.0	1,109 (-13%)	2mo	$163,000	$147	40
1046 Bellows Ave	0.67mi	2/1.0 (-1)	1,119 (-12%)	3mo	$115,000	$103	39

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.5%
• Equity multiple: 2.51×
• Total profit: $105,499
• Equity at exit: $225,130

10-year hold

• IRR: 17.2%
• Equity multiple: 5.78×
• Total profit: $334,755
• Equity at exit: $485,501

Cash invested: $69,972 (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 43222

• Active inventory: 50
• Price-to-rent: 13.5×

Monthly cashflow live

• Estimated rent: $1,539 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$282 /mo · $3,379/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$323
• Net cashflow: $-481

Break-even live

Break-even rent $2,147

Max offer price $165,006

Occupancy floor —

Sensitivity live

Price	-10% $-339	-5% $-410	+0% $-481	+5% $-551	+10% $-622
Rent	-10% $-602	-5% $-541	+0% $-481	+5% $-420	+10% $-359
Rate	-1.0pp $-355	-0.5pp $-417	base $-481	+0.5pp $-545	+1.0pp $-611

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
85 N Yale Ave Columbus, OH	3.0	1.0	1215	$1,100	$0.91	9d	1	0.03mi
85 N Yale Ave Columbus, OH	3.0	1.0	1215	$1,100	$0.91	21d	1	0.03mi
121 Chicago Ave Columbus, OH	2.0	2.0	1234	$1,550	$1.26	45d	1	0.16mi
129 Chicago Ave Columbus, OH	2.0	2.5	1260	$1,895	$1.50	25d	1	0.17mi
1137 W Broad St Columbus, OH	1.0–2.0	1.0	770	$1,860	$2.42	45d	1	0.19mi
51 N Princeton Ave Columbus, OH	3.0	1.0	1188	$1,175	$0.99	0d	1	0.22mi
51 N Princeton Ave Columbus, OH	3.0	1.0	1188	$1,175	$0.99	25d	1	0.22mi
76 Rodgers Ave Columbus, OH	3.0	1.5	1422	$1,695	$1.19	25d	1	0.23mi
73 Hayden Ave Columbus, OH	2.0	1.0	894	$1,350	$1.51	9d	1	0.29mi
100 N Central Ave Columbus, OH	2.0	1.0	932	$1,043	$1.12	45d	1	0.33mi
87-89 Dana Ave Columbus, OH	2.0	1.0	948	$1,100	$1.16	23d	1	0.33mi
153 S Cypress Ave Columbus, OH	3.0	1.0	1472	$1,650	$1.12	9d	1	0.34mi
153 S Cypress Ave Columbus, OH	3.0	1.0	1472	$1,650	$1.12	0d	1	0.34mi
125 Avondale Ave Columbus, OH	3.0	1.5	1344	$1,695	$1.26	45d	1	0.38mi
163 N Central Ave Columbus, OH	2.0	2.5	1100	$1,650	$1.50	45d	1	0.38mi
185 S Cypress Ave Columbus, OH	2.0	1.0	1104	$1,695	$1.54	45d	1	0.38mi
158 Dakota Ave Columbus, OH	4.0	2.0	1800	$2,045	$1.14	0d	1	0.39mi
158 Dakota Ave Columbus, OH	4.0	2.0	1800	$2,045	$1.14	9d	1	0.39mi
189 W Park Ave Unit 189 Columbus, OH	3.0	2.0	1276	$1,395	$1.09	9d	1	0.39mi
120 S Central Ave Columbus, OH	1.0–3.0	1.0–2.0	942	$1,295	$1.37	0d	12	0.42mi
60 Martin Ave Columbus, OH	3.0	2.0	1807	$1,650	$0.91	25d	1	0.43mi
137 N Guilford Ave Columbus, OH	4.0	2.0	1456	$1,850	$1.27	45d	1	0.46mi
58 Stevens Ave Columbus, OH	3.0	1.0	1176	$1,250	$1.06	45d	1	0.49mi
80 S Souder Ave Columbus, OH	2.0	1.0–2.0	744	$1,686	$2.27	0d	37	0.53mi
32 Schultz Ave Columbus, OH	3.0	1.0	1218	$1,250	$1.03	23d	1	0.56mi
827 W Rich St Unit 827 Columbus, OH	2.0	1.0	1078	$1,175	$1.09	25d	1	0.65mi
821 W Rich St Unit 821 Columbus, OH	2.0	1.0	1078	$1,175	$1.09	25d	1	0.65mi
378 Hawkes Ave Columbus, OH	3.0	2.0	1200	$1,649	$1.37	25d	1	0.72mi
394 S Guilford Ave Columbus, OH	3.0	1.5	1404	$1,450	$1.03	9d	1	0.77mi
622 W State St Columbus, OH	2.0	2.0	1200	$2,190	$1.82	19d	1	0.81mi
741 Sullivant Ave Columbus, OH	2.0	1.5	1250	$1,290	$1.03	25d	1	0.81mi
786 Thomas Ave Unit 786 Columbus, OH	2.0	1.5	876	$1,295	$1.48	25d	1	0.88mi
257 S Skidmore St Columbus, OH	3.0	2.0	1224	$1,895	$1.55	45d	1	0.93mi
274 S Skidmore St Columbus, OH	2.0	1.0	1402	$1,695	$1.21	45d	1	0.95mi
501 W Broad St Columbus, OH	3.0	1.0–2.5	1166	$3,599	$3.09	45d	15	0.95mi
501 W Broad St Columbus, OH	3.0	1.0–2.5	1166	$3,649	$3.13	0d	51	0.95mi
710 Grandview Crossing Way Columbus, OH	2.0	1.0–2.0	706	$2,240	$3.17	0d	5	0.97mi
1314 City View Dr Columbus, OH	1.0–3.0	1.0–2.0	948	$3,544	$3.74	0d	60	0.97mi
432 Catherine St Columbus, OH	3.0	1.0	1073	$1,325	$1.23	14d	1	0.98mi
432 Catherine St Columbus, OH	3.0	1.0	1073	$1,325	$1.23	16d	1	0.98mi

Listing history 25 events

1. 2026-06-18
   days on market $249,900 Active 110 DOM
2. 2026-06-17
   days on market $249,900 Active 109 DOM
3. 2026-06-16
   days on market $249,900 Active 108 DOM
4. 2026-06-15
   days on market $249,900 Active 107 DOM
5. 2026-06-13
   days on market $249,900 Active 105 DOM
6. 2026-06-13
   days on market $249,900 Active 104 DOM
7. 2026-06-09
   days on market $249,900 Active 101 DOM
8. 2026-06-08
   days on market $249,900 Active 100 DOM
9. 2026-06-07
   days on market $249,900 Active 99 DOM
10. 2026-06-05
    pricedays on market $249,900 Active 96 DOM
11. 2026-06-03
    days on market $254,900 Active 95 DOM
12. 2026-06-02
    days on market $254,900 Active 94 DOM
13. 2026-06-02
    price $254,900 Active 93 DOM
14. 2026-06-01
    days on market $264,900 Active 93 DOM
15. 2026-05-31
    days on market $264,900 Active 92 DOM
16. 2026-04-21
    price $264,900 1156-char remark

    Show marketing remark (1156 chars)

    * * A Smart Investment Opportunity Awaits * * Welcome to your next income-generating gem in the heart of Columbus! This multi-family property offers a fantastic opportunity for investors and owner-occupants alike. With three bedrooms and one bathroom on each side, this duplex is perfectly positioned to deliver steady rental income while keeping your purchase price accessible. The numbers don't lie. Each side of the duplex brings in $1,550 per month, with a potential for $3,100 monthly (one side is currently vacant) and $36,000 in potential gross annual rental income. At this price point, factoring in 30% in operating expenses, that translates to an impressive 8.5%-9% capitalization rate when fully occupied. Whether you choose to live in one unit and rent the other, or collect rent from both sides, this property puts your money to work from day one. Few investments offer this kind of immediate cash flow potential without breaking the bank. Please see A2A for more details about income and expenses. Schedule your private showing today and start building your portfolio tomorrow! * Please do not disturb tenants on occupied side 87 *

17. 2026-02-28
    listed $279,900 Active 1156-char remark

    Show marketing remark (1156 chars)

    * * A Smart Investment Opportunity Awaits * * Welcome to your next income-generating gem in the heart of Columbus! This multi-family property offers a fantastic opportunity for investors and owner-occupants alike. With three bedrooms and one bathroom on each side, this duplex is perfectly positioned to deliver steady rental income while keeping your purchase price accessible. The numbers don't lie. Each side of the duplex brings in $1,550 per month, with a potential for $3,100 monthly (one side is currently vacant) and $36,000 in potential gross annual rental income. At this price point, factoring in 30% in operating expenses, that translates to an impressive 8.5%-9% capitalization rate when fully occupied. Whether you choose to live in one unit and rent the other, or collect rent from both sides, this property puts your money to work from day one. Few investments offer this kind of immediate cash flow potential without breaking the bank. Please see A2A for more details about income and expenses. Schedule your private showing today and start building your portfolio tomorrow! * Please do not disturb tenants on occupied side 87 *

18. 2026-02-27
    historical $279,900 1156-char remark

    Show marketing remark (1156 chars)

    * * A Smart Investment Opportunity Awaits * * Welcome to your next income-generating gem in the heart of Columbus! This multi-family property offers a fantastic opportunity for investors and owner-occupants alike. With three bedrooms and one bathroom on each side, this duplex is perfectly positioned to deliver steady rental income while keeping your purchase price accessible. The numbers don't lie. Each side of the duplex brings in $1,550 per month, with a potential for $3,100 monthly (one side is currently vacant) and $36,000 in potential gross annual rental income. At this price point, factoring in 30% in operating expenses, that translates to an impressive 8.5%-9% capitalization rate when fully occupied. Whether you choose to live in one unit and rent the other, or collect rent from both sides, this property puts your money to work from day one. Few investments offer this kind of immediate cash flow potential without breaking the bank. Please see A2A for more details about income and expenses. Schedule your private showing today and start building your portfolio tomorrow! * Please do not disturb tenants on occupied side 87 *

19. 2025-03-01
    historical $1,200
20. 2025-01-31
    listed $1,200
21. 2023-01-27
    soldstatus $220,000
22. 2019-11-22
    soldstatus $74,000
23. 1987-10-16
    soldstatus $27,000
24. 1987-10-16
    soldstatus $27,000
25. 1987-06-04
    soldstatus $13,000

ⓘ 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: $3,379 · $282/mo
• Projected year-2 tax: $3,639 · $303/mo
• Expected delta: +$260/yr (+$22/mo · 7.7%)

ⓘ 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 · 20% 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 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,466
• − Mortgage interest: −$13,998
• − Property taxes: −$3,379
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,477
• − Management: −$1,477
• − Depreciation: −$7,270
• Taxable loss: −$10,386
• Est. tax savings @ 24.0%: +$2,493
• After-tax cash flow: $-3,274/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): 4,819
• Household income: $32,321
• Rent vs Own: 66.4% rent · 33.6% own
• Severe rent burden: 126.0

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: Highly diverse neighborhood (Simpson 0.71)
• Race & ethnicity: White 43% Hispanic / Latino 28% Two or more races 21% Black 18% Asian 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 16% Dominican 5%
• Common ancestry: Lithuanian 1% Slovak 1% Ukrainian 1%
• Foreign-born: 8% · Canada, South Korea
• Languages at home: 86% English-only · Spanish 11% Korean 1% Russian/Polish/Slavic 0%

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: ▲ 231.44%
• Current HPI: 654.0855
• Rent YoY: —
• 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

+1937.7% since first listed

10 events — show timeline

• 2026-04-21 Price Changed $264,900 CBRMLS
• 2026-02-28 Listed $279,900 CBRMLS
• 2026-02-27 Coming Soon $279,900 CBRMLS
• 2025-03-01 Rental Removed $1,200 DAYTONMLS
• 2025-01-31 Listed for Rent $1,200 DAYTONMLS
• 2023-01-27 Sold (Public Records) $220,000 Public Records
• 2019-11-22 Sold (Public Records) $74,000 Public Records
• 1987-10-16 Sold (Public Records) $27,000 Public Records
• 1987-10-16 Sold (Public Records) $27,000 Public Records
• 1987-06-04 Sold (Public Records) $13,000 Public Records

Property tax history

+16.4%/yr

Latest (2024): $3,379 · +4.0% YoY. Source: county tax records.