1105 Kelton Ave · Columbus, OH 43206

$174,900

3 bd · 1.0 ba · 1,508 sqft · SingleFamily public records · 51 Days on market

Built 1925 5,227 sqft lot $116/sqft · 32% below area Est $259k · 32% 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 +17.1/30.0
• ARV discount +15.0/15.0
• DSCR +5.3/10.0
• 1% rule +4.6/10.0
• 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

Listing remarks MLS

Great opportunity on this 3 bedroom/1 bath home in the Driving Park neighborhood. Would make for a great rental or a flip project, has a long driveway with deep lot and a large two car garage! Brand new white shaker kitchen cabinets, updated bathroom, wood floors, new carpet. Will need some cosmetics (drywall repairs/paint). Home is currently tenant occupied at $935/mo through 12/31/2021. Curb offers only, please do not disturb the tenant. Being sold As-Is.

Key facts

• Manageable yard
• Private driveway
• 5,227 sq ft lot

Tags

• FULL UNFINISHED BASEMENT
• PRIVATE DRIVEWAY
• MANAGEABLE YARD

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single family residence; Two levels; No shared walls; Built in 1925
• Construction: Block and stone foundation
• Exterior features: Lot in Driving Park subdivision

Interior

• Flooring: Wood flooring; Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Full basement; Living area approximately 1508

🏷️ Possibly a rental listed for sale. The $174,900 price doesn't fit this home's estimated sale value (~$258,897) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $121 ($1k/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 $168k (4.1% below list).
• Recommended offer: $168k (4.1% below list) — sets the bar for 1% rule.
• Cap rate 7.1% 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 (+3.5%/yr); 198 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 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 51 days — a 3% lower offer ($170k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 21y ago; this cycle's ask has dropped $15k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $167,693 (4.1% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 4% concession, seller financing, or rate buy-down credit?
2. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.96% ✗
• Cap rate: 7.12%
• Cash-on-cash: 2.97%
• DSCR: 1.13
• GRM: 8.7

CMA / ARV

• ARV (median comp): $258,897
• List price: $174,900
• Delta: -32.44%
• 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
1005 Studer Ave	0.28mi	3/2.5	1,544 (+2%)	2mo	$272,900	$177	76
1079 Ellsworth Ave	0.06mi	4/1.0 (+1)	1,336 (-11%)	1mo	$82,500	$62	72
1029 Geers Ave	0.24mi	2/1.0 (-1)	1,412 (-6%)	1mo	$235,000	$166	72
1343 Linwood Ave	0.53mi	3/1.5	1,520 (+1%)	0mo	$315,000	$207	72
1129 Oakwood Ave	0.51mi	3/2.5	1,540 (+2%)	2mo	$327,500	$213	66
910 Ellsworth Ave	0.28mi	3/2.5	1,672 (+11%)	3mo	$355,000	$212	60
831 Wilson Ave	0.51mi	3/2.5	1,586 (+5%)	2mo	$292,500	$184	60
795 S Ohio Ave	0.71mi	3/2.5	1,535 (+2%)	2mo	$340,000	$221	57
675 Oakwood Ave	0.72mi	3/1.0	1,631 (+8%)	1mo	$153,000	$94	52
1736 E Frankfort St	0.53mi	3/1.5	1,308 (-13%)	1mo	$160,000	$122	50
1196 S Ohio Ave	0.66mi	3/1.5	1,292 (-14%)	2mo	$237,500	$184	42
731 Bulen Ave	0.75mi	4/1.0 (+1)	1,666 (+10%)	2mo	$58,000	$35	41

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 · 3.51% rent growth · sell at horizon

5-year hold

• IRR: -11.0%
• Equity multiple: 0.60×
• Total profit: $-19,741
• Equity at exit: $26,078

10-year hold

• IRR: -1.0%
• Equity multiple: 0.93×
• Total profit: $-3,582
• Equity at exit: $15,122

Cash invested: $48,972 (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 43206

• Rents YoY: 3.5%
• Active inventory: 198
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,677 high
• Mortgage (P&I): −$917
• Tax from tax record: −$214 /mo · $2,563/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$352
• Net cashflow: $121

Break-even live

Break-even rent $1,524

Max offer price $174,900

Occupancy floor 88%

Sensitivity live

Price	-10% $220	-5% $171	+0% $121	+5% $72	+10% $22
Rent	-10% $-11	-5% $55	+0% $121	+5% $187	+10% $254
Rate	-1.0pp $209	-0.5pp $166	base $121	+0.5pp $76	+1.0pp $30

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: $43,725
• Closing costs: $5,247
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1106 Ellsworth Ave Columbus, OH	3.0	1.0	1150	$1,495	$1.30	9d	1	0.05mi
1026 Ellsworth Ave Columbus, OH	3.0	1.0	1100	$1,295	$1.18	21d	1	0.10mi
1275-1279 E Kossuth St Columbus, OH	2.0	2.0	1160	$1,350	$1.16	45d	1	0.15mi
908 Ellsworth Ave Columbus, OH	3.0	1.0	1154	$1,325	$1.15	4d	1	0.27mi
1167 E Whittier St Columbus, OH	3.0	1.5	1300	$1,950	$1.50	45d	1	0.29mi
1165-1167 E Whittier St Columbus, OH	3.0	1.5	1300	$1,950	$1.50	45d	1	0.29mi
988 Linwood Ave Columbus, OH	4.0	3.0	1800	$2,750	$1.53	18d	1	0.33mi
904 Studer Ave Columbus, OH	3.0	1.5	1364	$1,780	$1.30	25d	1	0.33mi
932 Linwood Ave Columbus, OH	4.0	1.5	1663	$2,045	$1.23	45d	1	0.36mi
883 Studer Ave Columbus, OH	4.0	2.5	2217	$2,500	$1.13	3d	1	0.37mi
1056 Wilson Ave Unit B Columbus, OH	2.0	1.0	1100	$1,195	$1.09	18d	1	0.40mi
1056 Wilson Ave Unit A Columbus, OH	2.0	1.0	1100	$1,225	$1.11	45d	1	0.40mi
1050 Bulen Ave Columbus, OH	3.0	2.0	1104	$1,700	$1.54	18d	1	0.45mi
1288 Linwood Ave Columbus, OH	3.0	1.0	1344	$1,900	$1.41	45d	1	0.47mi
857 Wilson Ave #859 Columbus, OH	3.0	2.5	1527	$1,650	$1.08	45d	1	0.49mi
773-775 Berkeley Rd Columbus, OH	3.0	1.0	1280	$1,400	$1.09	22d	1	0.50mi
773-775 Berkeley Rd Columbus, OH	3.0	1.0	1280	$1,350	$1.05	3d	1	0.50mi
997 Oakwood Ave Columbus, OH	3.0	1.5	1260	$1,800	$1.43	13d	1	0.51mi
1715 E Whittier St Columbus, OH	2.0	1.0	1624	$975	$0.60	25d	1	0.51mi
864 Fairwood Ave Columbus, OH	3.0	1.0	1176	$1,300	$1.11	45d	1	0.52mi
815 Wilson Ave Columbus, OH	3.0	1.5	1400	$1,500	$1.07	9d	1	0.53mi
854 Fairwood Ave Columbus, OH	3.0	1.0	1176	$1,295	$1.10	45d	1	0.53mi
852-854 Fairwood Ave Columbus, OH	3.0	1.0	1176	$1,295	$1.10	16d	1	0.53mi
852-854 Fairwood Ave Columbus, OH	3.0	1.0	1176	$1,295	$1.10	25d	1	0.53mi
813 Wilson Ave Unit 1 Columbus, OH	3.0	1.5	1400	$1,500	$1.07	9d	1	0.53mi
736 Seymour Ave Columbus, OH	3.0	1.0	1176	$1,350	$1.15	45d	1	0.62mi
1118 S Ohio Ave Columbus, OH	3.0	1.5	1232	$1,750	$1.42	45d	1	0.63mi
730-732 Oakwood Ave Unit 732 Columbus, OH	3.0	1.0	1232	$1,425	$1.16	45d	1	0.64mi
1272 Kent St Columbus, OH	2.0	1.0	1152	$1,250	$1.09	3d	1	0.64mi
1272 Kent St Unit 2 Columbus, OH	2.0	1.0	1152	$1,295	$1.12	22d	1	0.64mi
977 S Ohio Ave Columbus, OH	3.0	2.5	1650	$2,500	$1.52	45d	1	0.64mi
1227 S Champion Ave Unit 1227 Columbus, OH	3.0	1.0	1110	$1,195	$1.08	4d	1	0.65mi
1225 S Champion Ave Unit 1225 Columbus, OH	3.0	1.0	1110	$1,095	$0.99	4d	1	0.65mi
1239-1241 S Champion Ave Columbus, OH	3.0	1.0	1134	$1,275	$1.12	17d	1	0.67mi
814 S Ohio Ave Columbus, OH	3.0	1.0	1380	$1,600	$1.16	45d	1	0.67mi
910 Rhoads Ave Columbus, OH	1.0–3.0	1.0–2.0	941	$1,350	$1.43	3d	30	0.68mi
880 E Whittier St Columbus, OH	2.0	1.5	1064	$1,100	$1.03	45d	1	0.70mi
963 S 22nd St Columbus, OH	3.0	2.0	1188	$3,200	$2.69	9d	1	0.72mi
614-616 Lilley Ave Columbus, OH	3.0	1.5	1232	$1,700	$1.38	45d	1	0.72mi
597 Lilley Ave Columbus, OH	2.0	1.5	1300	$1,550	$1.19	45d	1	0.73mi

Listing history 33 events

1. 2026-06-21
   days on market $174,900 Active 51 DOM
2. 2026-06-18
   price $174,900 Active 48 DOM
3. 2026-06-18
   days on market $189,900 Active 48 DOM
4. 2026-06-17
   days on market $189,900 Active 47 DOM
5. 2026-06-16
   days on market $189,900 Active 46 DOM
6. 2026-06-15
   days on market $189,900 Active 45 DOM
7. 2026-06-13
   days on market $189,900 Active 43 DOM
8. 2026-06-13
   days on market $189,900 Active 42 DOM
9. 2026-06-09
   days on market $189,900 Active 39 DOM
10. 2026-06-08
    days on market $189,900 Active 38 DOM
11. 2026-06-07
    days on market $189,900 Active 37 DOM
12. 2026-06-05
    days on market $189,900 Active 34 DOM
13. 2026-06-03
    days on market $189,900 Active 33 DOM
14. 2026-06-02
    days on market $189,900 Active 32 DOM
15. 2026-06-01
    days on market $189,900 Active 31 DOM
16. 2026-05-31
    days on market $189,900 Active 30 DOM
17. 2026-05-01
    listed $189,900 Active 527-char remark
18. 2021-10-25
    soldstatus $340,000
19. 2021-10-14
    soldstatus $125,000 Closed 463-char remark

    Show marketing remark (463 chars)

    Great opportunity on this 3 bedroom/1 bath home in the Driving Park neighborhood. Would make for a great rental or a flip project, has a long driveway with deep lot and a large two car garage! Brand new white shaker kitchen cabinets, updated bathroom, wood floors, new carpet. Will need some cosmetics (drywall repairs/paint). Home is currently tenant occupied at $935/mo through 12/31/2021. Curb offers only, please do not disturb the tenant. Being sold As-Is.

20. 2021-09-30
    historical Contingent Finance and Inspection 463-char remark

    Show marketing remark (463 chars)

    Great opportunity on this 3 bedroom/1 bath home in the Driving Park neighborhood. Would make for a great rental or a flip project, has a long driveway with deep lot and a large two car garage! Brand new white shaker kitchen cabinets, updated bathroom, wood floors, new carpet. Will need some cosmetics (drywall repairs/paint). Home is currently tenant occupied at $935/mo through 12/31/2021. Curb offers only, please do not disturb the tenant. Being sold As-Is.

21. 2021-09-27
    listed $119,900 Active 463-char remark

    Show marketing remark (463 chars)

    Great opportunity on this 3 bedroom/1 bath home in the Driving Park neighborhood. Would make for a great rental or a flip project, has a long driveway with deep lot and a large two car garage! Brand new white shaker kitchen cabinets, updated bathroom, wood floors, new carpet. Will need some cosmetics (drywall repairs/paint). Home is currently tenant occupied at $935/mo through 12/31/2021. Curb offers only, please do not disturb the tenant. Being sold As-Is.

22. 2014-03-31
    soldstatus $30,000

    Show marketing remark (141 chars)

    Spacious home for a great price plus a 2 car garage and fenced yard! Minutes from Nationwide Children’s Hospital and Downtown Columbus.

23. 2014-03-22
    historical

    Show marketing remark (141 chars)

    Spacious home for a great price plus a 2 car garage and fenced yard! Minutes from Nationwide Children’s Hospital and Downtown Columbus.

24. 2014-03-12
    listed $35,900

    Show marketing remark (141 chars)

    Spacious home for a great price plus a 2 car garage and fenced yard! Minutes from Nationwide Children’s Hospital and Downtown Columbus.

25. 2010-08-30
    soldstatus $23,500
26. 2010-08-23
    historical
27. 2010-05-19
    listed $19,900
28. 2007-10-13
    historical
29. 2006-09-01
    listed $84,400
30. 2006-04-19
    historical
31. 2005-05-17
    listed $94,800
32. 1987-12-04
    soldstatus $45,000
33. 1987-06-23
    soldstatus $25,600

ⓘ 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: $2,563 · $214/mo
• Projected year-2 tax: $2,646 · $220/mo
• Expected delta: +$83/yr (+$7/mo · 3.2%)

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

Taxation est. · year 1

• Rental income: $20,123
• − Mortgage interest: −$9,797
• − Property taxes: −$2,563
• − Insurance: −$874
• − Repairs & maintenance: −$1,610
• − Management: −$1,610
• − Depreciation: −$5,088
• Taxable loss: −$1,419
• Est. tax savings @ 24.0%: +$341
• After-tax cash flow: $1,794/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): 21,996
• Household income: $75,806
• Rent vs Own: 51.3% rent · 48.7% own
• Severe rent burden: 846.0

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 0.59)
• Race & ethnicity: White 56% Black 31% Two or more races 9% Hispanic / Latino 4% Asian 1% Native American 1%
• Common ancestry: Romanian 3% Slovak 2% Lithuanian 1%
• Foreign-born: 4% · Canada
• Languages at home: 96% English-only · Spanish 2% Other Indo-European 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: ▼ -576.73%
• Current HPI: 173.8569
• Rent YoY: ▲ 3.51%
• 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

+583.2% since first listed

18 events — show timeline

• 2026-06-18 Price Changed $174,900 CBRMLS
• 2026-05-01 Listed $189,900 CBRMLS
• 2021-10-25 Sold (Public Records) $340,000 Public Records
• 2021-10-14 Sold (MLS) $125,000 CBRMLS
• 2021-09-30 Contingent — CBRMLS
• 2021-09-27 Listed $119,900 CBRMLS
• 2014-03-31 Sold (MLS) $30,000 CBRMLS
• 2014-03-22 Listing Removed — CBRMLS
• 2014-03-12 Listed $35,900 CBRMLS
• 2010-08-30 Sold (MLS) $23,500 CBRMLS
• 2010-08-23 Listing Removed — CBRMLS
• 2010-05-19 Listed $19,900 CBRMLS
• 2007-10-13 Listing Removed — CBRMLS
• 2006-09-01 Listed $84,400 CBRMLS
• 2006-04-19 Listing Removed — CBRMLS
• 2005-05-17 Listed $94,800 CBRMLS
• 1987-12-04 Sold (Public Records) $45,000 Public Records
• 1987-06-23 Sold (Public Records) $25,600 Public Records

Property tax history

+7.8%/yr

Latest (2024): $2,563 · +1.3% YoY. Source: county tax records.