73 Stevens Ave · Columbus, OH 43222

$152,000

2 bd · 1.0 ba · 748 sqft · SingleFamily public records · 58 Days on market

Built 1929 4,791 sqft lot $203/sqft · 37% above area Est $111k · 37% over

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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 +20.0/30.0
• Appreciation +10.0/10.0
• DSCR +6.3/10.0
• 1% rule +4.3/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

Nestled in one of Columbus's most vibrant and sought-after urban communities, this beautifully updated ranch is ready for its next chapter. Franklinton's rich 1920's character, thriving local scene, and continued growth make it one of the city's most exciting places to call home, and this property fits right in. Inside, two spacious bedrooms offer comfort and flexibility, complemented by stylish updates throughout. Fresh flooring, modern lighting, and thoughtfully preserved historic details give the home a feel that is both current and full of character. The remodeled kitchen features elegant cabinetry, granite countertops, and stainless steel appliances, making it as functional as it is attractive. The updated bathroom carries that same attention to detail with modern fixtures and finishes throughout. A full basement provides generous additional space, ideal for storage, a home gym, or future finishing. Out back, a concrete parking pad adds everyday convenience that city living doesn't always offer. Move-in ready and sitting in one of Columbus's most energetic neighborhoods, this one is worth a serious look.

Key facts

• Updated ranch
• Remodeled kitchen
• Full basement

Tags

• UPDATED RANCH
• REMODELED KITCHEN
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• UPDATED BATHROOM
• FULL BASEMENT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $152k.

Deal economics

• At list price, monthly cash flow is $187 ($2k/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 $141k (7.3% below list).
• Recommended offer: $141k (7.3% below list) — sets the bar for 1% rule.
• Cap rate 7.8% 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: 50 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 $1,409/mo this rent would consume 52% 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 $16k of equity ($1k loan paydown + $15k appreciation (10.0% local appreciation)).
• Franklin County population projected at +34% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $43k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($147k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 6y ago; this cycle's ask has dropped $13k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $70k; list at $152k implies a 117% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1929 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $140,864 (7.3% below list)

Questions for the listing agent

1. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 7% concession, seller financing, or rate buy-down credit?
2. Built in 1929 — 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: 0.93% ✗
• Cap rate: 7.77%
• Cash-on-cash: 5.28%
• DSCR: 1.23
• GRM: 9.0

CMA / ARV

• ARV (median comp): $111,270
• List price: $152,000
• Delta: 36.60%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
117 Stevens Ave	0.06mi	2/1.0	768 (+3%)	2mo	$159,900	$208	91
200 Schultz Ave	0.18mi	2/1.0	824 (+10%)	5mo	$121,000	$147	70
282 S Princeton Ave	0.62mi	2/1.0	736 (-2%)	14mo	$145,000	$197	57
194 Stevens Ave	0.17mi	2/1.0	860 (+15%)	14mo	$119,900	$139	55
303 S Yale Ave	0.72mi	2/1.0	832 (+11%)	7mo	$125,000	$150	42

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: 28.1%
• Equity multiple: 3.22×
• Total profit: $94,648
• Equity at exit: $136,934

10-year hold

• IRR: 24.5%
• Equity multiple: 7.33×
• Total profit: $269,239
• Equity at exit: $295,303

Cash invested: $42,560 (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: 9.0×

Monthly cashflow live

• Estimated rent: $1,409 high
• Mortgage (P&I): −$797
• Tax from tax record: −$65 /mo · $783/yr
• Insurance: −$63
• HOA: −$0
• Vacancy / Maint / Mgmt: −$296
• Net cashflow: $187

Break-even live

Break-even rent $1,172

Max offer price $152,000

Occupancy floor 82%

Sensitivity live

Price	-10% $273	-5% $230	+0% $187	+5% $144	+10% $101
Rent	-10% $76	-5% $132	+0% $187	+5% $243	+10% $298
Rate	-1.0pp $264	-0.5pp $226	base $187	+0.5pp $148	+1.0pp $108

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: $38,000
• Closing costs: $4,560
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
120 S Central Ave Columbus, OH	1.0–3.0	1.0–2.0	944	$912	$0.97	15d	12	0.36mi
24 N Princeton Ave Columbus, OH	1.0	1.0	500	$1,180	$2.36	44d	1	0.36mi
142 Dana Ave Unit 142 Columbus, OH	2.0	1.0	700	$825	$1.18	44d	1	0.45mi
287 S Central Ave Unit 285 Columbus, OH	1.0	1.0	704	$870	$1.24	18d	1	0.55mi
1963 W Broad St Apt 8 Columbus, OH	1.0	1.0	600	$820	$1.37	24d	1	0.60mi
1137 W Broad St Columbus, OH	1.0–2.0	1.0	770	$1,860	$2.42	44d	1	0.62mi
1287 Sullivant Ave Unit 3 Columbus, OH	2.0	1.0	650	$1,250	$1.92	24d	1	0.72mi
1287 Sullivant Ave Unit 1 Columbus, OH	2.0	1.0	650	$1,200	$1.85	24d	1	0.72mi
2085 W Broad St Apt 209 Columbus, OH	1.0	1.0	505	$820	$1.62	24d	1	0.78mi
1485 Walsh Ave Columbus, OH	2.0	1.0	720	$1,450	$2.01	24d	1	0.80mi
721 Grandview Crossing Way Columbus, OH	2.0	1.0–2.0	701	$2,068	$2.95	3d	8	0.90mi
710 Grandview Crossing Way Columbus, OH	2.0	1.0–2.0	706	$2,240	$3.17	2d	5	0.94mi
366 Wrexham Ave #366 Columbus, OH	1.0	1.0	486	$895	$1.84	24d	1	0.94mi
1314 City View Dr Columbus, OH	1.0–3.0	1.0–2.0	961	$2,564	$2.67	2d	51	0.99mi
1444 City View Dr Columbus, OH	1.0–2.0	1.0–2.0	883	$2,621	$2.97	2d	38	1.02mi
80 S Souder Ave Columbus, OH	2.0	1.0–2.0	744	$1,713	$2.30	3d	47	1.04mi
216 N Wheatland Ave Columbus, OH	1.0	1.0	750	$823	$1.10	8d	2	1.04mi
878 1/2 Sullivant Ave Columbus, OH	1.0	1.0	616	$965	$1.57	8d	1	1.09mi
1773 W Mound St Unit 1799 Columbus, OH	1.0	1.0	700	$900	$1.29	44d	1	1.11mi
1773 W Mound St Unit 1803 Columbus, OH	1.0	1.0	700	$925	$1.32	44d	1	1.11mi
2400 Pomola St Columbus, OH	1.0	1.0	500	$1,175	$2.35	4d	1	1.23mi
548 W State St Columbus, OH	1.0	1.0	577	$1,225	$2.12	12d	1	1.44mi
370 Carmelina AVE Columbus, OH	1.0–2.0	1.0–2.5	825	$2,200	$2.67	3d	34	1.45mi
501 W Broad St Columbus, OH	3.0	1.0–2.5	1166	$2,766	$2.37	44d	15	1.49mi
501 W Broad St Columbus, OH	3.0	1.0–2.5	1166	$2,804	$2.40	2d	52	1.49mi

Listing history 27 events

1. 2026-06-18
   days on market $152,000 Active 58 DOM
2. 2026-06-17
   price $152,000 Active 57 DOM
3. 2026-06-17
   days on market $154,900 Active 57 DOM
4. 2026-06-16
   days on market $154,900 Active 56 DOM
5. 2026-06-15
   days on market $154,900 Active 55 DOM
6. 2026-06-13
   days on market $154,900 Active 53 DOM
7. 2026-06-13
   days on market $154,900 Active 52 DOM
8. 2026-06-09
   days on market $154,900 Active 49 DOM
9. 2026-06-08
   days on market $154,900 Active 48 DOM
10. 2026-06-07
    days on market $154,900 Active 47 DOM
11. 2026-06-05
    days on market $154,900 Active 44 DOM
12. 2026-06-03
    days on market $154,900 Active 43 DOM
13. 2026-06-02
    days on market $154,900 Active 42 DOM
14. 2026-06-01
    days on market $154,900 Active 41 DOM
15. 2026-05-31
    days on market $154,900 Active 40 DOM
16. 2026-05-14
    price $154,900 1126-char remark

    Show marketing remark (1126 chars)

    Nestled in one of Columbus's most vibrant and sought-after urban communities, this beautifully updated ranch is ready for its next chapter. Franklinton's rich 1920's character, thriving local scene, and continued growth make it one of the city's most exciting places to call home, and this property fits right in. Inside, two spacious bedrooms offer comfort and flexibility, complemented by stylish updates throughout. Fresh flooring, modern lighting, and thoughtfully preserved historic details give the home a feel that is both current and full of character. The remodeled kitchen features elegant cabinetry, granite countertops, and stainless steel appliances, making it as functional as it is attractive. The updated bathroom carries that same attention to detail with modern fixtures and finishes throughout. A full basement provides generous additional space, ideal for storage, a home gym, or future finishing. Out back, a concrete parking pad adds everyday convenience that city living doesn't always offer. Move-in ready and sitting in one of Columbus's most energetic neighborhoods, this one is worth a serious look.

17. 2026-04-21
    listed $164,900 Active 1126-char remark

    Show marketing remark (1126 chars)

    Nestled in one of Columbus's most vibrant and sought-after urban communities, this beautifully updated ranch is ready for its next chapter. Franklinton's rich 1920's character, thriving local scene, and continued growth make it one of the city's most exciting places to call home, and this property fits right in. Inside, two spacious bedrooms offer comfort and flexibility, complemented by stylish updates throughout. Fresh flooring, modern lighting, and thoughtfully preserved historic details give the home a feel that is both current and full of character. The remodeled kitchen features elegant cabinetry, granite countertops, and stainless steel appliances, making it as functional as it is attractive. The updated bathroom carries that same attention to detail with modern fixtures and finishes throughout. A full basement provides generous additional space, ideal for storage, a home gym, or future finishing. Out back, a concrete parking pad adds everyday convenience that city living doesn't always offer. Move-in ready and sitting in one of Columbus's most energetic neighborhoods, this one is worth a serious look.

18. 2024-03-14
    historical $1,199
19. 2024-02-02
    listed $1,199
20. 2024-01-23
    historical $1,199
21. 2023-12-13
    price $1,199
22. 2023-12-02
    listed $1,249
23. 2020-09-11
    soldstatus $70,000
24. 2020-08-14
    soldstatus $70,000 Closed 153-char remark

    Show marketing remark (153 chars)

    Renovated 2 Bedroom 1 Bathroom home with Granite counter tops, SS Appliances and updated mechanical's. This home is move in ready as well as rent ready.

25. 2020-07-30
    status Pending 153-char remark

    Show marketing remark (153 chars)

    Renovated 2 Bedroom 1 Bathroom home with Granite counter tops, SS Appliances and updated mechanical's. This home is move in ready as well as rent ready.

26. 2020-07-30
    price $84,000 153-char remark

    Show marketing remark (153 chars)

    Renovated 2 Bedroom 1 Bathroom home with Granite counter tops, SS Appliances and updated mechanical's. This home is move in ready as well as rent ready.

27. 2020-07-27
    listed $70,000 Active 153-char remark

    Show marketing remark (153 chars)

    Renovated 2 Bedroom 1 Bathroom home with Granite counter tops, SS Appliances and updated mechanical's. This home is move in ready as well as rent ready.

ⓘ 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: $783 · $65/mo
• Projected year-2 tax: $1,577 · $131/mo
• Expected delta: +$794/yr (+$66/mo · 101.5%)

ⓘ 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 · 10% 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: $16,904
• − Mortgage interest: −$8,514
• − Property taxes: −$783
• − Insurance: −$760
• − Repairs & maintenance: −$1,352
• − Management: −$1,352
• − Depreciation: −$4,422
• Taxable loss: −$280
• Est. tax savings @ 24.0%: +$67
• After-tax cash flow: $2,313/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

+121.3% since first listed

12 events — show timeline

• 2026-05-14 Price Changed $154,900 CBRMLS
• 2026-04-21 Listed $164,900 CBRMLS
• 2024-03-14 Rental Removed $1,199 APPFOLIO
• 2024-02-02 Listed for Rent $1,199 APPFOLIO
• 2024-01-23 Rental Removed $1,199 APPFOLIO
• 2023-12-13 Price Changed $1,199 APPFOLIO
• 2023-12-02 Listed for Rent $1,249 APPFOLIO
• 2020-09-11 Sold (Public Records) $70,000 Public Records
• 2020-08-14 Sold (MLS) $70,000 CBRMLS
• 2020-07-30 Pending — CBRMLS
• 2020-07-30 Price Changed $84,000 CBRMLS
• 2020-07-27 Listed $70,000 CBRMLS

Property tax history

+17.3%/yr

Latest (2024): $783 · +1.3% YoY. Source: county tax records.