3295 Mary Ave · Columbus, OH 43204

$119,000

3 bd · 1.0 ba · 1,028 sqft · SingleFamily public records · 1 Days on market

Built 1955 8,276 sqft lot Est $196k · 39% 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 +22.1/30.0
• ARV discount +15.0/15.0
• DSCR +7.1/10.0
• 1% rule +5.9/10.0
• Livability +4.0/5.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks

Step into the possibilities with this charming 3-bedroom ranch, ready to be transformed into something truly special. Featuring a full bath and a functional layout, this home is a blank canvas for investors, flippers, or buyers eager to design a space that fits their vision. Out back, you'll find a generously sized fenced yard--perfect for entertaining, gardening, or creating your own private retreat. The location adds even more appeal, with easy access to nearby schools and green spaces like Westgate Park and Stephens Drive Park, offering recreation just minutes from your door. With solid bones and endless potential, this is an opportunity to reimagine and add value. Property is being sold

Key facts

• Fenced yard
• Stephens drive park
• Westgate park

Tags

• FENCED YARD
• EASY ACCESS TO SCHOOLS
• EASY ACCESS TO GREEN SPACES
• WESTGATE PARK
• STEPHENS DRIVE PARK

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $119k.

Deal economics

• At list price, monthly cash flow is $191 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $119k).
• Cap rate 8.2% 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 fast (+4.5%/yr); 187 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $823 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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 21y 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.
• Current owner paid $54k; list at $119k implies a 122% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $119,000

Questions for the listing agent

1. Built in 1955 — 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: 1.09% ✓
• Cap rate: 8.22%
• Cash-on-cash: 6.89%
• DSCR: 1.31
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $196,348
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3295 Mary Ave	0.00mi	3/1.0	1,028 (0%)	1mo	$131,000	$127	99
814 Miriam Dr W	0.06mi	3/1.0	1,028 (0%)	2mo	$219,840	$214	96
3232 Mary Ave	0.09mi	3/1.0	1,028 (0%)	2mo	$130,000	$126	94
744 Powhatan Ave	0.11mi	3/1.0	1,066 (+4%)	0mo	$238,000	$223	88
3340 Miriam Dr S	0.19mi	3/2.0	1,080 (+5%)	1mo	$236,000	$219	78
3360 Briggs Rd	0.30mi	3/2.0	1,080 (+5%)	6mo	$205,000	$190	68
3431 Michael Ct	0.28mi	3/2.0	1,104 (+7%)	4mo	$212,000	$192	67
828 Binns Blvd	0.38mi	4/1.0 (+1)	1,175 (+14%)	6mo	$225,000	$191	48
570 Wiltshire Rd	0.73mi	2/1.0 (-1)	1,100 (+7%)	2mo	$190,000	$173	48
575 Chestershire Rd	0.65mi	3/1.5	1,170 (+14%)	4mo	$132,000	$113	42
690 S Hague Ave	0.70mi	3/2.0	1,156 (+12%)	6mo	$195,000	$169	37
1226 Pinnacle Dr	0.55mi	2/2.0 (-1)	1,173 (+14%)	5mo	$251,000	$214	37

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 · 4.49% rent growth · sell at horizon

5-year hold

• IRR: -4.0%
• Equity multiple: 0.85×
• Total profit: $-5,104
• Equity at exit: $17,743

10-year hold

• IRR: 7.3%
• Equity multiple: 1.59×
• Total profit: $19,665
• Equity at exit: $10,289

Cash invested: $33,320 (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 43204

• Rents YoY: 4.5%
• Active inventory: 187
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,292 high
• Mortgage (P&I): −$624
• Tax from tax record: −$156 /mo · $1,871/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $191

Break-even live

Break-even rent $1,050

Max offer price $119,000

Occupancy floor 80%

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3285 Sullivant Ave Unit D Columbus, OH	2.0	1.0	860	$1,200	$1.40	8d	1	0.33mi
1045 Binns Blvd Unit A Columbus, OH	2.0	1.0	731	$905	$1.24	24d	1	0.44mi
690 Kingsford Rd Columbus, OH	2.0	1.0	864	$825	$0.95	44d	1	0.48mi
751 Kingsford Rd Unit C Columbus, OH	2.0	1.0	858	$1,200	$1.40	15d	1	0.50mi
881 Kingsford Rd Unit A Columbus, OH	2.0	1.0	895	$900	$1.01	3d	1	0.54mi
793 Wiltshire Rd Columbus, OH	2.0	1.0	900	$1,450	$1.61	44d	1	0.55mi
486-488 S Huron Ave Unit 488 Columbus, OH	2.0	1.0	1104	$1,150	$1.04	44d	1	0.56mi
1138 McCarley Dr E Columbus, OH	2.0	1.5	975	$1,150	$1.18	44d	1	0.64mi
1118 Arnelle Ct Columbus, OH	2.0	1.5	975	$1,150	$1.18	44d	1	0.66mi
1028 S Harris Ave Columbus, OH	3.0	1.0	900	$1,500	$1.67	44d	1	0.70mi
2883-2889 Wicklow Rd Columbus, OH	2.0	1.0	1200	$1,099	$0.92	44d	1	0.77mi
775 Maurine Dr Columbus, OH	3.0	1.0	884	$1,525	$1.73	44d	1	0.79mi
3712 Clime Rd Columbus, OH	2.0	1.0	1100	$1,250	$1.14	4d	1	0.81mi
608 Racine Ave #610 Columbus, OH	3.0	1.0	1168	$1,195	$1.02	44d	1	0.84mi
364 S Chase Ave Unit B Columbus, OH	2.0	1.0	1010	$975	$0.97	44d	1	0.85mi
839-841 S Ogden Ave Columbus, OH	2.0	1.0	727	$1,000	$1.38	2d	1	0.85mi
396 S Powell Ave Unit 396 Columbus, OH	2.0	1.0	1022	$925	$0.91	44d	1	0.86mi
390 S Powell Ave Columbus, OH	2.0	1.0	775	$1,025	$1.32	3d	1	0.87mi
2709-2711 Sullivant Ave Unit 2709 Columbus, OH	3.0	2.0	1344	$1,380	$1.03	3d	1	0.89mi
2709-2711 Sullivant Ave Columbus, OH	3.0	2.0	1344	$1,380	$1.03	3d	1	0.89mi
1433 Tall Meadows Dr Columbus, OH	3.0	1.5	1428	$1,995	$1.40	12d	1	0.90mi
406 1/2 S Hague Ave Columbus, OH	2.0	1.0	918	$765	$0.83	44d	1	0.91mi
322 S Powell Ave Columbus, OH	2.0	1.0	1100	$950	$0.86	20d	1	0.94mi
616-618 S Ogden Ave Columbus, OH	3.0	1.0	1100	$1,125	$1.02	44d	1	0.96mi
475 S Ogden Ave Columbus, OH	2.0	1.0	888	$1,100	$1.24	24d	1	0.98mi
661-663 S Burgess Ave Columbus, OH	3.0	1.0	1100	$1,028	$0.93	44d	1	0.99mi
427 S Ogden Ave Unit 427 Columbus, OH	2.0	1.0	980	$1,350	$1.38	8d	1	1.01mi
945 Hodges Dr Columbus, OH	3.0	1.0	1078	$1,640	$1.52	24d	1	1.02mi
3735 Gairlock Dr Columbus, OH	3.0	2.0	1329	$1,905	$1.43	24d	1	1.09mi
375 S Burgess Ave Columbus, OH	2.0	1.0	732	$950	$1.30	3d	1	1.10mi
375 S Burgess Ave Columbus, OH	2.0	1.0	732	$950	$1.30	20d	1	1.10mi
148 S Powell Ave Columbus, OH	2.0	1.0	900	$1,050	$1.17	44d	1	1.12mi
148 S Powell Ave Unit B Columbus, OH	2.0	1.0	900	$1,000	$1.11	8d	1	1.12mi
2545-2547 Sullivant Ave Columbus, OH	3.0	1.0	1064	$1,100	$1.03	11d	1	1.12mi
530 S Terrace Ave Columbus, OH	2.0	1.0	896	$900	$1.00	24d	1	1.17mi
50 Florence Ave Columbus, OH	3.0	1.0	910	$1,625	$1.79	44d	1	1.20mi
695 S Eureka Ave Columbus, OH	3.0	1.0	1344	$1,425	$1.06	21d	1	1.20mi
92 S Hague Ave Columbus, OH	3.0	2.0	1456	$1,400	$0.96	24d	1	1.23mi
41-43 N Huron Ave Unit 41 Columbus, OH	3.0	1.0	1176	$1,400	$1.19	8d	1	1.24mi
521-523 S Wayne Ave Columbus, OH	3.0	1.0	1092	$1,195	$1.09	3d	1	1.27mi

Listing history 14 events

1. 2026-04-09
   status Pending
2. 2026-04-08
   listed $119,000 Active
3. 2014-01-24
   historical
4. 2013-12-16
   listed $59,800
5. 2008-02-20
   historical
6. 2007-11-05
   listed $68,500
7. 2007-05-29
   historical
8. 2007-02-26
   listed $79,800
9. 2005-10-13
   soldstatus $53,600
10. 2005-08-04
    historical
11. 2005-04-29
    listed $49,000
12. 1994-04-19
    soldstatus $56,900
13. 1989-04-13
    soldstatus $51,900
14. 1985-06-24
    soldstatus $43,900

ⓘ 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: $1,871 · $156/mo
• Projected year-2 tax: $1,871 · $156/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥102°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: $15,507
• − Mortgage interest: −$6,666
• − Property taxes: −$1,871
• − Insurance: −$595
• − Repairs & maintenance: −$1,241
• − Management: −$1,241
• − Depreciation: −$3,462
• Taxable income: $433
• Est. tax owed @ 24.0%: −$104
• After-tax cash flow: $2,193/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): 42,962
• Household income: $59,266
• Rent vs Own: 50.5% rent · 49.5% own
• Severe rent burden: 2290.0

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 0.58)
• Race & ethnicity: White 61% Hispanic / Latino 16% Black 13% Two or more races 12% Asian 3%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Lithuanian 1% Slovak 1% Romanian 1%
• Foreign-born: 13% · Canada
• Languages at home: 81% English-only · Spanish 13% Arabic 2% Other Asian/Pacific 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: ▼ -220.67%
• Current HPI: 265.7711
• Rent YoY: ▲ 4.49%
• 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

+171.1% since first listed

14 events — show timeline

• 2026-04-09 Pending — CBRMLS
• 2026-04-08 Listed $119,000 CBRMLS
• 2014-01-24 Listing Removed — CBRMLS
• 2013-12-16 Listed $59,800 CBRMLS
• 2008-02-20 Listing Removed — CBRMLS
• 2007-11-05 Listed $68,500 CBRMLS
• 2007-05-29 Listing Removed — CBRMLS
• 2007-02-26 Listed $79,800 CBRMLS
• 2005-10-13 Sold (MLS) $53,600 CBRMLS
• 2005-08-04 Listing Removed — CBRMLS
• 2005-04-29 Listed $49,000 CBRMLS
• 1994-04-19 Sold (Public Records) $56,900 Public Records
• 1989-04-13 Sold (Public Records) $51,900 Public Records
• 1985-06-24 Sold (Public Records) $43,900 Public Records

Property tax history

+5.1%/yr

Latest (2024): $1,871 · +1.3% YoY. Source: county tax records.