632 Hilltonia Ave · Columbus, OH 43223

$144,900

3 bd · 1.0 ba · 1,224 sqft · SingleFamily public records · 17 Days on market

Built 1928 4,356 sqft lot Est $177k · 18% 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 +15.2/30.0
• ARV discount +15.0/15.0
• DSCR +4.6/10.0
• 1% rule +4.1/10.0
• Livability +4.0/5.0
• Rent growth +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Tenant occupied. Curb offers ONLY. Do not disturb tenants. Selling ''as is'' in all respects. Seller listing multiple properties. Can be combined for a package deal.

Key facts

• Covered front porch
• Brick fireplace
• Double-basin sink

Tags

• COVERED FRONT PORCH
• BRICK FIREPLACE
• WOOD CABINETRY
• DOUBLE-BASIN SINK
• FENCED YARD AREA

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 $49 ($590/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $132k (9.0% below list).
• Recommended offer: $132k (9.0% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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); 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 (+4.6%/yr); 147 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 34% of the median local income ($47k/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

• It's been on market 17 days — a 2% lower offer ($143k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 13y 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.

Risks & watch-outs

• Watch-outs: built in 1928 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $131,818 (9.0% 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. 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: 0.91% ✗
• Cap rate: 6.70%
• Cash-on-cash: 1.45%
• DSCR: 1.06
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $177,480
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
543 Hilltonia Ave	0.13mi	3/1.0	1,332 (+9%)	2mo	$195,000	$146	77
557 Woodbury Ave	0.21mi	3/1.0	1,312 (+7%)	2mo	$199,000	$152	77
479 Nashoba Ave	0.22mi	3/1.0	1,332 (+9%)	2mo	$119,000	$89	73
611 Whitethorne Ave	0.27mi	3/1.0	1,110 (-9%)	3mo	$110,000	$99	69
574 Townsend Ave	0.35mi	3/1.0	1,314 (+7%)	3mo	$189,900	$145	69
1743 Ransburg Ave	0.53mi	4/1.0 (+1)	1,221 (-0%)	3mo	$172,000	$141	67
550 Helen St	0.46mi	3/1.0	1,110 (-9%)	3mo	$169,900	$153	60
1924 Sullivant Ave	0.35mi	3/2.5	1,360 (+11%)	2mo	$210,000	$154	58
283 Whitethorne Ave	0.57mi	3/1.5	1,376 (+12%)	1mo	$170,000	$124	50
1122 Harrisburg Pike	0.71mi	3/2.0	1,306 (+7%)	3mo	$185,000	$142	50
258 Wrexham Ave	0.54mi	3/2.0	1,068 (-13%)	2mo	$194,000	$182	48
1538 Union Ave	0.69mi	3/1.0	1,064 (-13%)	0mo	$44,000	$41	46

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 · 4.61% rent growth · sell at horizon

5-year hold

• IRR: -12.2%
• Equity multiple: 0.55×
• Total profit: $-18,164
• Equity at exit: $21,605

10-year hold

• IRR: -0.8%
• Equity multiple: 0.94×
• Total profit: $-2,525
• 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 43223

• Rents YoY: 4.6%
• Active inventory: 147
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,318 high
• Mortgage (P&I): −$760
• Tax from tax record: −$172 /mo · $2,063/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $49

Break-even live

Break-even rent $1,256

Max offer price $144,900

Occupancy floor 91%

Sensitivity live

Price	-10% $131	-5% $90	+0% $49	+5% $8	+10% $-33
Rent	-10% $-55	-5% $-3	+0% $49	+5% $101	+10% $153
Rate	-1.0pp $122	-0.5pp $86	base $49	+0.5pp $12	+1.0pp $-27

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 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1928-1930 Vaughn St Unit 1928 Columbus, OH	2.0	1.0	919	$957	$1.04	45d	1	0.16mi
543 Woodbury Ave Unit NA Columbus, OH	3.0	1.0	1308	$1,645	$1.26	16d	1	0.24mi
791-793 Butler Ave Unit 791 Columbus, OH	3.0	1.0	1000	$1,395	$1.40	5d	1	0.27mi
488 Woodbury Ave Columbus, OH	3.0	1.5	1222	$1,250	$1.02	45d	1	0.30mi
2157 W Mound St Unit C Columbus, OH	2.0	1.0	825	$900	$1.09	45d	1	0.30mi
2167 W Mound St Unit C Columbus, OH	2.0	1.0	825	$900	$1.09	45d	1	0.33mi
2173 W Mound St Unit A Columbus, OH	2.0	1.0	825	$900	$1.09	45d	1	0.34mi
2203 Clarendon Ln Unit 2203 Columbus, OH	2.0	1.0	835	$995	$1.19	0d	1	0.36mi
2205 Clarendon Ln Unit 2205 Columbus, OH	2.0	1.0	835	$995	$1.19	0d	1	0.36mi
2205 Sullivant Ave Columbus, OH	3.0	1.0	1275	$1,150	$0.90	0d	1	0.43mi
490 Helen St Columbus, OH	2.0	1.0	840	$1,200	$1.43	45d	1	0.50mi
255 Belvidere Ave Columbus, OH	2.0	1.0	1144	$1,195	$1.04	18d	1	0.56mi
436 Catherine St Columbus, OH	2.0	1.5	960	$1,300	$1.35	9d	1	0.58mi
432 Catherine St Columbus, OH	3.0	1.0	1073	$1,325	$1.23	14d	1	0.59mi
432 Catherine St Columbus, OH	3.0	1.0	1073	$1,325	$1.23	16d	1	0.59mi
947 E Forest Creek Dr Columbus, OH	2.0	1.5	950	$1,200	$1.26	45d	2	0.63mi
190 Nashoba Ave Columbus, OH	2.0	1.0	1030	$1,450	$1.41	14d	1	0.63mi
190 Nashoba Ave Columbus, OH	2.0	1.0	1030	$1,450	$1.41	22d	1	0.63mi
548 S Wayne Ave Columbus, OH	3.0	1.0	1008	$1,225	$1.22	22d	1	0.63mi
257 Clarendon Ave Unit 257,259,261,263 Columbus, OH	2.0	1.0	1000	$1,200	$1.20	45d	1	0.65mi
800 Harrisburg Pike Unit 2 bedroom townhomes Columbus, OH	2.0	1.0	1250	$995	$0.80	45d	1	0.67mi
802 Harrisburg Pike Columbus, OH	2.0	1.0	1250	$995	$0.80	5d	1	0.67mi
521-523 S Wayne Ave Columbus, OH	3.0	1.0	1092	$1,195	$1.09	5d	1	0.68mi
695 S Eureka Ave Columbus, OH	3.0	1.0	1344	$1,425	$1.06	23d	1	0.69mi
1485 Walsh Ave Columbus, OH	2.0	1.0	720	$1,450	$2.01	25d	1	0.75mi
108 Columbian Ave Unit B Columbus, OH	2.0	1.0	820	$900	$1.10	9d	1	0.75mi
530 S Terrace Ave Columbus, OH	2.0	1.0	896	$900	$1.00	25d	1	0.78mi
530 S Terrace Ave Columbus, OH	2.0	1.0	896	$900	$1.00	0d	1	0.78mi
170 S Highland Ave Columbus, OH	2.0	1.0	950	$895	$0.94	45d	1	0.80mi
329 S Wayne Ave Columbus, OH	3.0	1.0	1120	$1,425	$1.27	5d	1	0.80mi
95-97 Whitethorne Ave Columbus, OH	3.0	1.5	1260	$1,330	$1.06	0d	1	0.80mi
95-97 Whitethorne Ave Columbus, OH	3.0	1.5	1260	$1,475	$1.17	22d	1	0.80mi
252-254 S Wayne Ave Unit 254 Columbus, OH	3.0	1.0	1120	$1,300	$1.16	19d	1	0.83mi
2545-2547 Sullivant Ave Columbus, OH	3.0	1.0	1064	$1,100	$1.03	0d	1	0.84mi
2545-2547 Sullivant Ave Columbus, OH	3.0	1.0	1064	$1,100	$1.03	12d	1	0.84mi
394 S Guilford Ave Columbus, OH	3.0	1.5	1404	$1,450	$1.03	9d	1	0.85mi
661-663 S Burgess Ave Columbus, OH	3.0	1.0	1100	$1,028	$0.93	45d	1	0.91mi
616-618 S Ogden Ave Columbus, OH	3.0	1.0	1100	$1,125	$1.02	45d	1	0.95mi
945 Hodges Dr Columbus, OH	3.0	1.0	1078	$1,640	$1.52	25d	1	0.99mi
375 S Burgess Ave Columbus, OH	2.0	1.0	732	$950	$1.30	5d	1	1.01mi

Listing history 11 events

1. 2026-04-08
   soldstatus $147,900
2. 2026-03-02
   status Pending
3. 2026-02-13
   listed $144,900 Active
4. 2024-09-10
   soldstatus $12,041,000
5. 2022-03-18
   soldstatus $120,000
6. 2022-03-15
   soldstatus $120,000 Closed 165-char remark

   Show marketing remark (165 chars)

   Tenant occupied. Curb offers ONLY. Do not disturb tenants. Selling ''as is'' in all respects. Seller listing multiple properties. Can be combined for a package deal.

7. 2022-02-11
   historical Contingent Finance and Inspection 165-char remark

   Show marketing remark (165 chars)

   Tenant occupied. Curb offers ONLY. Do not disturb tenants. Selling ''as is'' in all respects. Seller listing multiple properties. Can be combined for a package deal.

8. 2022-01-31
   listed $130,000 Active 165-char remark

   Show marketing remark (165 chars)

   Tenant occupied. Curb offers ONLY. Do not disturb tenants. Selling ''as is'' in all respects. Seller listing multiple properties. Can be combined for a package deal.

9. 2013-05-21
   soldstatus $9,900 201-char remark

   Show marketing remark (201 chars)

   2 story built in the 1920s located in Columbus with 3 bedrooms and 1 bath. Has a full basement, front porch, and fenced yard. Will need some work! Being sold ''AS-IS''. All buyers must be pre-approved.

10. 2013-04-17
    historical 201-char remark

    Show marketing remark (201 chars)

    2 story built in the 1920s located in Columbus with 3 bedrooms and 1 bath. Has a full basement, front porch, and fenced yard. Will need some work! Being sold ''AS-IS''. All buyers must be pre-approved.

11. 2013-01-29
    listed $9,900 201-char remark

    Show marketing remark (201 chars)

    2 story built in the 1920s located in Columbus with 3 bedrooms and 1 bath. Has a full basement, front porch, and fenced yard. Will need some work! Being sold ''AS-IS''. All buyers must be pre-approved.

ⓘ 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: $2,063 · $172/mo
• Projected year-2 tax: $2,162 · $180/mo
• Expected delta: +$99/yr (+$8/mo · 4.8%)

ⓘ 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: $15,818
• − Mortgage interest: −$8,117
• − Property taxes: −$2,063
• − Insurance: −$724
• − Repairs & maintenance: −$1,265
• − Management: −$1,265
• − Depreciation: −$4,215
• Taxable loss: −$1,832
• Est. tax savings @ 24.0%: +$440
• After-tax cash flow: $1,030/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): 28,187
• Household income: $46,911
• Rent vs Own: 55.7% rent · 44.3% own
• Severe rent burden: 1689.0

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 0.55)
• Race & ethnicity: White 63% Black 22% Two or more races 8% Hispanic / Latino 8%
• Hispanic origin (detail): Mexican 4% Puerto Rican 3%
• Common ancestry: Romanian 4% Italian 1% Slovak 1%
• Foreign-born: 5% · Canada
• Languages at home: 91% English-only · Spanish 5%

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: ▼ -135.33%
• Current HPI: 211.6742
• Rent YoY: ▲ 4.61%
• 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

+1393.9% since first listed

11 events — show timeline

• 2026-04-08 Sold (Public Records) $147,900 Public Records
• 2026-03-02 Pending — CBRMLS
• 2026-02-13 Listed $144,900 CBRMLS
• 2024-09-10 Sold (Public Records) $12,041,000 Public Records
• 2022-03-18 Sold (Public Records) $120,000 Public Records
• 2022-03-15 Sold (MLS) $120,000 CBRMLS
• 2022-02-11 Contingent — CBRMLS
• 2022-01-31 Listed $130,000 CBRMLS
• 2013-05-21 Sold (MLS) $9,900 CBRMLS
• 2013-04-17 Listing Removed — CBRMLS
• 2013-01-29 Listed $9,900 CBRMLS

Property tax history

+5.9%/yr

Latest (2024): $2,063 · +1.3% YoY. Source: county tax records.