516 Cline St · Columbus, OH 43206

$199,000

2 bd · 1.5 ba · 1,200 sqft · SingleFamily · 231 Days on market

Built 2025 Good condition $166/sqft · 34% below area Est $301k · 34% 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 +15.0/15.0
• Cash flow +11.1/30.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• Rent growth +3.4/5.0
• 1% rule +3.2/10.0
• DSCR +3.2/10.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This single family attached home is packed with upgrades throughout. Enjoy a fully loaded kitchen featuring modern finishes and a convenient pantry. The second-floor laundry adds everyday ease, and the fenced yard offers a parking pad which +provides both comfort and practicality. The stackable washer and dryer will convey with the home, and a full basement offers additional storage or potential for future finishing. Move-in ready and thoughtfully designed—don't miss this one!

Key facts

• Fully loaded kitchen
• Second-floor laundry
• Fenced yard

Tags

• FULLY LOADED KITCHEN
• CONVENIENT PANTRY
• SECOND-FLOOR LAUNDRY
• FENCED YARD
• PARKING PAD
• FULL BASEMENT

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $199k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-78 ($-940/yr) — negative.
• To cash-flow at today's rent, offer at most $188k (5.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $164k (17.5% below list).
• Recommended offer: $164k (17.5% below list) — sets the bar for 1% rule.
• Cap rate 5.8% 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); South High School (math 10% / reading 26%, grade F, #687 of 781 statewide, top 88%, 903 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 (+3.5%/yr); 321 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 76d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% 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 $6k 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 231 days — a 12% lower offer ($175k) is reasonable based on typical stale-listing flexibility.

Recommended offer $164,161 (17.5% 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. It's been on market 231 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.82% ✗
• Cap rate: 5.82%
• Cash-on-cash: -1.69%
• DSCR: 0.92
• GRM: 10.1

CMA / ARV

• ARV (median comp): $300,742
• List price: $199,000
• Delta: -33.83%
• 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
450 Forest St	0.52mi	2/2.0	1,201 (+0%)	1mo	$475,000	$396	73
355 Sheldon Ave	0.54mi	2/1.0	1,206 (+0%)	1mo	$315,876	$262	71
415 Frebis Ave	0.40mi	3/1.0 (+1)	1,222 (+2%)	0mo	$213,500	$175	71
306 E Gates St	0.35mi	3/2.5 (+1)	1,232 (+3%)	1mo	$504,900	$410	69
720 E Mithoff St	0.36mi	3/1.5 (+1)	1,276 (+6%)	2mo	$287,000	$225	66
59 Hanford St	0.68mi	2/1.5	1,176 (-2%)	0mo	$290,000	$247	64
323 Sheldon Ave	0.55mi	2/1.0	1,154 (-4%)	2mo	$174,000	$151	64
172 E Gates St	0.51mi	2/1.0	1,120 (-7%)	0mo	$380,000	$339	63
261 Lansing St	0.51mi	3/2.5 (+1)	1,280 (+7%)	0mo	$538,000	$420	56
628 S Grant Ave	0.74mi	2/1.5	1,310 (+9%)	0mo	$401,250	$306	50
657 S 9th St	0.67mi	2/2.0	1,322 (+10%)	0mo	$289,411	$219	50
257 E Gates St	0.42mi	3/2.0 (+1)	1,364 (+14%)	2mo	$377,000	$276	49

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: -18.5%
• Equity multiple: 0.35×
• Total profit: $-36,367
• Equity at exit: $29,672

10-year hold

• IRR: -9.9%
• Equity multiple: 0.38×
• Total profit: $-34,484
• Equity at exit: $17,206

Cash invested: $55,720 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 109 active · 81 under contract
• Months of supply: 5.5 mo (18%/mo absorbed)
• Median asking: $260,000 ($216/sqft)
• Median days on market: 71 d
• This list price: 15% of active listings are priced below it
• ARV vs active asking: +16.1% above current asking $/sqft

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

ZIP-level market 43206

• Rents YoY: 3.5%
• Active inventory: 321
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,642 high
• Mortgage (P&I): −$1,044
• Tax est. 1.5%: −$249 /mo · $2,985/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$345
• Net cashflow: $-78

Break-even live

Break-even rent $1,741

Max offer price $187,659

Occupancy floor 100%

Sensitivity live

Price	-10% $59	-5% $-10	+0% $-78	+5% $-147	+10% $-216
Rent	-10% $-208	-5% $-143	+0% $-78	+5% $-14	+10% $51
Rate	-1.0pp $22	-0.5pp $-28	base $-78	+0.5pp $-130	+1.0pp $-182

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: $49,750
• Closing costs: $5,970
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
521-523 Cline St Unit 521 Columbus, OH	2.0	1.0	1100	$950	$0.86	40d	1	0.04mi
578 Stewart Ave Columbus, OH	3.0	1.5	1300	$1,980	$1.52	10d	1	0.07mi
567 E Deshler Ave Columbus, OH	2.0	1.0	1064	$1,149	$1.08	10d	1	0.09mi
1175 Ann St Columbus, OH	2.0	1.0	904	$1,495	$1.65	139d	1	0.09mi
1061 Parsons Ave Columbus, OH	2.0	2.0	1408	$1,950	$1.38	76d	1	0.10mi
476 Stewart Ave Columbus, OH	1.0	1.0	1000	$995	$0.99	139d	1	0.10mi
506 Thurman Ave Columbus, OH	3.0	1.0	1500	$1,600	$1.07	97d	1	0.10mi
436 E Redbud Aly Columbus, OH	2.0	1.5	1315	$1,550	$1.18	42d	1	0.14mi
426 Stewart Ave Columbus, OH	2.0	1.5	1106	$1,999	$1.81	10d	1	0.17mi
461-463 Reinhard Ave Columbus, OH	3.0	1.0	1134	$1,450	$1.28	98d	1	0.20mi
461-463 Reinhard Ave Unit 461 Columbus, OH	3.0	1.0	1134	$1,450	$1.28	98d	1	0.20mi
573 E Mithoff St Columbus, OH	3.0	1.5	1300	$2,100	$1.62	139d	1	0.22mi
426 E Mithoff St Columbus, OH	1.0	1.0	991	$1,625	$1.64	139d	1	0.22mi
416 E Mithoff St Columbus, OH	1.0	1.0	991	$1,295	$1.31	0d	1	0.23mi
396 E Mithoff St Columbus, OH	3.0	1.5	1380	$2,295	$1.66	106d	1	0.24mi
723 Siebert St Columbus, OH	2.0	2.5	1279	$2,250	$1.76	10d	1	0.27mi
554 E Gates St Columbus, OH	2.0	1.0	902	$1,295	$1.44	106d	1	0.27mi
483 Stanley Ave Columbus, OH	2.0	2.0	1269	$2,700	$2.13	88d	1	0.29mi
630 Stanley Ave Columbus, OH	3.0	1.0	1300	$1,949	$1.50	119d	1	0.29mi
672 E Mithoff St Columbus, OH	2.0	1.0	768	$1,200	$1.56	76d	1	0.30mi
346 E Mithoff St Columbus, OH	1.0	1.0	1241	$1,100	$0.89	119d	1	0.30mi
761 Siebert St Columbus, OH	2.0	2.0	1050	$2,100	$2.00	76d	1	0.32mi
966 S 18th St Columbus, OH	3.0	1.5	1428	$2,400	$1.68	139d	1	0.33mi
390 E Whittier St Columbus, OH	3.0	1.5	1250	$1,750	$1.40	42d	1	0.34mi
390 E Whittier St Unit 402 Columbus, OH	2.0	1.0	1000	$1,550	$1.55	63d	1	0.34mi
765 E Deshler Ave Columbus, OH	3.0	1.0	1332	$1,350	$1.01	93d	1	0.35mi
383 Schiller Aly Columbus, OH	2.0	1.5	1275	$2,550	$2.00	119d	1	0.36mi
498 E Kossuth St Columbus, OH	2.0	1.5	1292	$1,795	$1.39	139d	1	0.36mi
928 S 18th St Columbus, OH	3.0	2.0	1216	$1,995	$1.64	139d	1	0.37mi
755 E Whittier St Columbus, OH	1.0–2.0	1.0	776	$1,335	$1.72	6d	1	0.37mi
737 E Mithoff St Columbus, OH	2.0	1.0	800	$1,395	$1.74	76d	1	0.39mi
735-737 E Mithoff St Columbus, OH	2.0	1.0	800	$1,395	$1.74	119d	1	0.39mi
297 Reinhard Ave Columbus, OH	3.0	1.5	1100	$2,400	$2.18	3d	1	0.40mi
808 Reinhard Ave Unit 810 Columbus, OH	3.0	1.0	1100	$1,210	$1.10	0d	1	0.40mi
810 Reinhard Ave Columbus, OH	3.0	1.0	1100	$1,210	$1.10	0d	1	0.40mi
705 E Columbus St Columbus, OH	3.0	1.0	1436	$2,300	$1.60	139d	1	0.41mi
877 Heyl Ave Columbus, OH	2.0	1.0	1200	$1,750	$1.46	76d	1	0.47mi
859-861 Reinhard Ave Columbus, OH	2.0	2.5	1326	$1,500	$1.13	67d	1	0.47mi
859-861 Reinhard Ave Columbus, OH	2.0	2.5	1326	$1,450	$1.09	42d	1	0.47mi
681 Frebis Ave Columbus, OH	3.0	1.0	925	$1,495	$1.62	7d	1	0.47mi

Listing history 50 events

1. 2026-09-24
   days on market $199,000 Active 231 DOM
2. 2026-09-23
   days on market $199,000 Active 230 DOM
3. 2026-09-22
   days on market $199,000 Active 229 DOM
4. 2026-09-21
   days on market $199,000 Active 228 DOM
5. 2026-09-20
   days on market $199,000 Active 227 DOM
6. 2026-09-19
   days on market $199,000 Active 226 DOM
7. 2026-09-18
   days on market $199,000 Active 225 DOM
8. 2026-09-17
   days on market $199,000 Active 224 DOM
9. 2026-09-16
   days on market $199,000 Active 223 DOM
10. 2026-09-15
    days on market $199,000 Active 222 DOM
11. 2026-09-14
    days on market $199,000 Active 221 DOM
12. 2026-09-13
    days on market $199,000 Active 220 DOM
13. 2026-09-12
    days on market $199,000 Active 219 DOM
14. 2026-09-11
    days on market $199,000 Active 218 DOM
15. 2026-09-05
    days on market $199,000 Active 212 DOM
16. 2026-09-04
    days on market $199,000 Active 211 DOM
17. 2026-09-03
    days on market $199,000 Active 210 DOM
18. 2026-08-31
    days on market $199,000 Active 207 DOM
19. 2026-08-30
    days on market $199,000 Active 206 DOM
20. 2026-08-29
    days on market $199,000 Active 205 DOM
21. 2026-08-28
    days on market $199,000 Active 204 DOM
22. 2026-08-27
    days on market $199,000 Active 203 DOM
23. 2026-08-26
    days on market $199,000 Active 202 DOM
24. 2026-08-25
    days on market $199,000 Active 201 DOM
25. 2026-08-24
    days on market $199,000 Active 200 DOM
26. 2026-08-23
    days on market $199,000 Active 199 DOM
27. 2026-08-22
    days on market $199,000 Active 198 DOM
28. 2026-08-21
    days on market $199,000 Active 197 DOM
29. 2026-08-20
    days on market $199,000 Active 196 DOM
30. 2026-08-19
    days on market $199,000 Active 195 DOM
31. 2026-08-18
    days on market $199,000 Active 194 DOM
32. 2026-08-17
    days on market $199,000 Active 193 DOM
33. 2026-08-16
    days on market $199,000 Active 192 DOM
34. 2026-08-15
    days on market $199,000 Active 191 DOM
35. 2026-08-14
    days on market $199,000 Active 190 DOM
36. 2026-08-13
    days on market $199,000 Active 189 DOM
37. 2026-08-12
    days on market $199,000 Active 188 DOM
38. 2026-08-11
    days on market $199,000 Active 187 DOM
39. 2026-08-10
    days on market $199,000 Active 186 DOM
40. 2026-08-09
    days on market $199,000 Active 185 DOM
41. 2026-08-08
    days on market $199,000 Active 184 DOM
42. 2026-08-07
    days on market $199,000 Active 183 DOM
43. 2026-08-06
    days on market $199,000 Active 182 DOM
44. 2026-08-05
    days on market $199,000 Active 181 DOM
45. 2026-08-04
    days on market $199,000 Active 180 DOM
46. 2026-08-03
    days on market $199,000 Active 179 DOM
47. 2026-07-31
    days on market $199,000 Active 176 DOM
48. 2026-07-30
    days on market $199,000 Active 175 DOM
49. 2026-07-30
    days on market $199,000 Active 174 DOM
50. 2026-07-28
    days on market $199,000 Active 173 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $19,699
• − Mortgage interest: −$11,147
• − Property taxes: −$2,985
• − Insurance: −$995
• − Repairs & maintenance: −$1,576
• − Management: −$1,576
• − Depreciation: −$5,789
• Taxable loss: −$4,369
• Est. tax savings @ 24.0%: +$1,049
• After-tax cash flow: $108/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 · 12 photos

Good 80/100 Cosmetic rehab Est. rehab $6,000–$18,000 screening

This move-in ready single-family attached home features modern upgrades and a well-maintained exterior, making it an attractive option for both resale and rental.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value. ↑
• Both Clean gutters — Improves drainage and overall home appearance. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic 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 21/100

Zoned Schools

Elementary Lincoln Park Elementary School F OH #1,382/1,584 Nat'l #36,424/41,679 Middle Columbus City Preparatory School For Girls F OH #569/654 Nat'l #8,750/14,009 High South High School F OH #687/781 Nat'l #14,759/17,239

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): 21,996
• Household income: $75,806
• Rent vs Own: 51.3% rent · 48.7% own
• Severe rent burden: 9% 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 0.59)
• 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%

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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: ▼ -576.73%
• Current HPI: 173.8569
• Rent YoY: ▲ 3.51%
• 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

Price history

1 event — show timeline

• 2026-01-14 Listed $199,000 CBRMLS