2663-2665 Avalon Pl · Columbus, OH 43219

$219,000

2 bd · 2.0 ba · 864 sqft · MultiFamily public records · 39 Days on market

Built 1951 6,098 sqft lot $253/sqft · at area comps Est $217k · at est.

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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).

• Cash flow +15.4/30.0
• ARV discount +7.1/15.0
• DSCR +4.7/10.0
• Livability +4.0/5.0
• 1% rule +3.5/10.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Great cash flowing duplex 1bd/1ba per side. 2663 side fully renovated. 2665 in good condition also. Parking out front, fenced in yard. Current gross rents: $1,200/mo. Below market rent. Tenants pay all utilities. Curb offers only, no showings until accepted offer. Property to be sold as-is.

Key facts

• Cash flowing duplex
• Fenced in yard
• 6,098 sq ft lot

Tags

• RENOVATED LOWER LEVEL
• FENCED IN YARD
• CASH FLOWING DUPLEX

Property features AI

Finance

• Financial info: Owner pays water; Annual tax amount listed as $1,790

Exterior

• Parking: 2 parking spaces
• Utilities: Public water; Public sewer
• Home design: Duplex; Built in 1951
• Exterior features: Lot approximately 0.14 acres; Subdivision: Bexley Hts Amd.; Cross street: Avalon

Interior

• Heating & cooling: Central air conditioning; Forced-air heating
• Interior features: Duplex with two total units

What this means for you Summary

Snapshot

• This is a 2 × 1-bed/1-bath units multifamily listed at $219k.

Deal economics

• At list price, monthly cash flow is $85 ($1k/yr) — positive. Per door: $42/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $186k (14.8% below list).
• Recommended offer: $186k (14.8% below list) — sets the bar for 1% rule.
• Cap rate 6.8% 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: Rents soft (-0.8%/yr); 103 active listings in the ZIP; 34 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 41% 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).
• This rent runs 43% of the median local income ($52k/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 $2k of loan paydown is wiped out by about $7k 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 39 days — a 3% lower offer ($212k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 31y 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 $120k; list at $219k implies a 82% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $186,500 (14.8% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1951 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.85% ✗
• Cap rate: 6.76%
• Cash-on-cash: 1.66%
• DSCR: 1.07
• GRM: 9.8

CMA / ARV

• ARV (median comp): $217,275
• List price: $219,000
• Delta: 0.79%
• Verdict: FAIR
• Comps: 1 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2654 Avalon Pl #2656	0.03mi	2/—	864 (0%)	20mo	$195,000	$226	82

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -16.8%
• Equity multiple: 0.42×
• Total profit: $-35,591
• Equity at exit: $32,654

10-year hold

• IRR: -14.8%
• Equity multiple: 0.26×
• Total profit: $-45,345
• Equity at exit: $18,935

Cash invested: $61,320 (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 43219

• Rents YoY: -0.8%
• Active inventory: 103
• Price-to-rent: 19.6×

Monthly cashflow live

• Estimated rent: $1,865 medium
• Mortgage (P&I): −$1,148
• Tax from tax record: −$149 /mo · $1,784/yr
• Insurance: −$91
• HOA: −$0
• Vacancy / Maint / Mgmt: −$392
• Net cashflow: $85

Break-even live

Break-even rent $1,757

Max offer price $219,000

Occupancy floor 90%

Sensitivity live

Price	-10% $209	-5% $147	+0% $85	+5% $23	+10% $-39
Rent	-10% $-62	-5% $11	+0% $85	+5% $159	+10% $232
Rate	-1.0pp $195	-0.5pp $141	base $85	+0.5pp $28	+1.0pp $-30

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	1	1	$1,864
Total (2 units)			$1,865

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: $54,750
• Closing costs: $6,570
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
509 N Cassady Ave Columbus, OH	2.0	2.0	1000	$1,499	$1.50	44d	1	0.16mi
378 N Roosevelt Ave Apt 2 Columbus, OH	2.0	1.0	1008	$995	$0.99	44d	1	0.49mi
3017 E 6th Ave Columbus, OH	2.0	1.0	984	$1,300	$1.32	44d	1	0.49mi
3058 Allegheny Ave Columbus, OH	1.0–2.0	1.0	781	$1,350	$1.73	4d	7	0.60mi
2999 E 11th Ave Columbus, OH	2.0	1.0	980	$925	$0.94	8d	1	0.64mi
2999 E 11th Ave Columbus, OH	2.0	1.0	980	$945	$0.96	15d	1	0.64mi
918 Rarig Ave Unit A Columbus, OH	2.0	1.0	826	$1,000	$1.21	8d	1	0.67mi
2990 Maryland Ave Columbus, OH	1.0–3.0	1.0	714	$1,072	$1.50	2d	29	0.70mi
2930 E 13th Ave Columbus, OH	2.0	1.0	672	$1,095	$1.63	24d	1	0.71mi
3210 Allegheny Ave Columbus, OH	2.0–3.0	1.0–2.0	1010	$935	$0.93	2d	7	0.78mi
3244 E 5th Ave Unit C Columbus, OH	1.0	1.0	700	$800	$1.14	44d	1	0.81mi
3210 E 12th Ave Columbus, OH	2.0	1.0	900	$1,300	$1.44	44d	1	0.89mi
3345 E 7th Ave Columbus, OH	1.0–3.0	1.0–2.0	884	$1,050	$1.19	2d	15	0.90mi
1310 Woodnell Ave Columbus, OH	3.0	1.0	925	$1,300	$1.41	44d	1	1.28mi
107 N Hampton Rd Columbus, OH	1.0	1.0	900	$850	$0.94	44d	1	1.31mi
51 Mayfair Blvd Columbus, OH	2.0	1.0	869	$1,232	$1.42	3d	6	1.33mi
81 N Hampton Rd Unit B Columbus, OH	1.0	1.0	900	$850	$0.94	44d	1	1.33mi
2845 Austin Manor Blvd Columbus, OH	2.0	1.0–2.0	819	$1,420	$1.73	24d	1	1.35mi
3438-3448 E Broad St Columbus, OH	2.0	1.0	975	$800	$0.82	44d	1	1.39mi
57-59 N Waverly St Columbus, OH	2.0	1.0	1000	$1,000	$1.00	22d	1	1.40mi
59 N Waverly St Columbus, OH	2.0	1.0	1000	$1,000	$1.00	22d	1	1.40mi
59 N Waverly St Columbus, OH	2.0	1.0	1000	$1,000	$1.00	8d	1	1.40mi
59 N Waverly St Columbus, OH	2.0	1.0	1000	$1,000	$1.00	20d	1	1.40mi
196 Clifton Ct Columbus, OH	2.0	1.0	610	$910	$1.49	44d	1	1.41mi
2504 Vendome Dr Columbus, OH	3.0	1.0	1072	$1,600	$1.49	15d	1	1.42mi
68 N Waverly St Columbus, OH	3.0	1.0	968	$1,350	$1.39	44d	1	1.43mi
1744 Richmond Ave Columbus, OH	2.0	1.0	610	$910	$1.49	44d	1	1.43mi
1750 Clifton Ave Columbus, OH	1.0–2.0	1.0	555	$875	$1.58	4d	5	1.45mi
195 Clifton Ct Columbus, OH	2.0	1.0	610	$875	$1.43	4d	1	1.45mi
304 Woodland Ave Columbus, OH	1.0	1.0	750	$1,199	$1.60	44d	1	1.45mi
1769 Clifton Ave Columbus, OH	2.0	1.0	610	$875	$1.43	4d	1	1.45mi
1731 Richmond Ave Columbus, OH	2.0	1.0	610	$910	$1.49	44d	1	1.47mi
439 Eldridge Ave Unit 439 Columbus, OH	3.0	1.0	946	$1,200	$1.27	24d	1	1.48mi
1738 E Long St Columbus, OH	2.0	1.0	665	$1,018	$1.53	2d	4	1.49mi

Listing history 32 events

1. 2026-06-18
   days on market $219,000 Active 39 DOM
2. 2026-06-17
   days on market $219,000 Active 38 DOM
3. 2026-06-16
   days on market $219,000 Active 37 DOM
4. 2026-06-15
   days on market $219,000 Active 36 DOM
5. 2026-06-13
   days on market $219,000 Active 34 DOM
6. 2026-06-13
   days on market $219,000 Active 33 DOM
7. 2026-06-09
   days on market $219,000 Active 30 DOM
8. 2026-06-08
   days on market $219,000 Active 29 DOM
9. 2026-06-08
   status $219,000 Active 28 DOM
10. 2026-06-07
    days on market $219,000 Contingent 28 DOM
11. 2026-06-05
    days on market $219,000 Contingent 25 DOM
12. 2026-06-03
    days on market $219,000 Contingent 24 DOM
13. 2026-06-02
    statusdays on market $219,000 Contingent 23 DOM
14. 2026-06-01
    days on market $219,000 Active 22 DOM
15. 2026-05-31
    days on market $219,000 Active 21 DOM
16. 2026-05-15
    status Active 354-char remark
17. 2026-05-13
    historical Contingent 354-char remark
18. 2026-05-10
    listed $219,000 Active 354-char remark
19. 2022-08-15
    soldstatus $120,000
20. 2022-07-06
    soldstatus $120,000 Closed 291-char remark

    Show marketing remark (291 chars)

    Great cash flowing duplex 1bd/1ba per side. 2663 side fully renovated. 2665 in good condition also. Parking out front, fenced in yard. Current gross rents: $1,200/mo. Below market rent. Tenants pay all utilities. Curb offers only, no showings until accepted offer. Property to be sold as-is.

21. 2022-05-20
    historical Contingent Finance and Inspection 291-char remark

    Show marketing remark (291 chars)

    Great cash flowing duplex 1bd/1ba per side. 2663 side fully renovated. 2665 in good condition also. Parking out front, fenced in yard. Current gross rents: $1,200/mo. Below market rent. Tenants pay all utilities. Curb offers only, no showings until accepted offer. Property to be sold as-is.

22. 2022-05-16
    status Active 291-char remark

    Show marketing remark (291 chars)

    Great cash flowing duplex 1bd/1ba per side. 2663 side fully renovated. 2665 in good condition also. Parking out front, fenced in yard. Current gross rents: $1,200/mo. Below market rent. Tenants pay all utilities. Curb offers only, no showings until accepted offer. Property to be sold as-is.

23. 2022-05-12
    historical Contingent Finance and Inspection 291-char remark

    Show marketing remark (291 chars)

    Great cash flowing duplex 1bd/1ba per side. 2663 side fully renovated. 2665 in good condition also. Parking out front, fenced in yard. Current gross rents: $1,200/mo. Below market rent. Tenants pay all utilities. Curb offers only, no showings until accepted offer. Property to be sold as-is.

24. 2022-04-25
    status Active 291-char remark

    Show marketing remark (291 chars)

    Great cash flowing duplex 1bd/1ba per side. 2663 side fully renovated. 2665 in good condition also. Parking out front, fenced in yard. Current gross rents: $1,200/mo. Below market rent. Tenants pay all utilities. Curb offers only, no showings until accepted offer. Property to be sold as-is.

25. 2022-04-19
    historical Contingent Finance and Inspection 291-char remark

    Show marketing remark (291 chars)

    Great cash flowing duplex 1bd/1ba per side. 2663 side fully renovated. 2665 in good condition also. Parking out front, fenced in yard. Current gross rents: $1,200/mo. Below market rent. Tenants pay all utilities. Curb offers only, no showings until accepted offer. Property to be sold as-is.

26. 2022-04-12
    listed $129,900 Active 291-char remark

    Show marketing remark (291 chars)

    Great cash flowing duplex 1bd/1ba per side. 2663 side fully renovated. 2665 in good condition also. Parking out front, fenced in yard. Current gross rents: $1,200/mo. Below market rent. Tenants pay all utilities. Curb offers only, no showings until accepted offer. Property to be sold as-is.

27. 1995-10-23
    soldstatus $30,000
28. 1995-10-19
    soldstatus $30,000
29. 1995-09-12
    historical
30. 1995-08-06
    listed $35,900
31. 1985-10-29
    soldstatus $16,900
32. 1980-12-01
    soldstatus $6,000

ⓘ 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: $1,784 · $149/mo
• Projected year-2 tax: $2,600 · $217/mo
• Expected delta: +$816/yr (+$68/mo · 45.7%)

ⓘ 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 ≥99°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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,380
• − Mortgage interest: −$12,267
• − Property taxes: −$1,784
• − Insurance: −$1,095
• − Repairs & maintenance: −$1,790
• − Management: −$1,790
• − Depreciation: −$6,371
• Taxable loss: −$2,718
• Est. tax savings @ 24.0%: +$652
• After-tax cash flow: $1,672/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): 32,338
• Household income: $52,094
• Rent vs Own: 61.8% rent · 38.2% own
• Severe rent burden: 2016.0

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: Majority Black (65%)
• Race & ethnicity: Black 65% White 17% Hispanic / Latino 10% Two or more races 7% Asian 4%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Swedish 1% Lithuanian 1% Swiss 1%
• Foreign-born: 20% · Canada, India, China
• Languages at home: 76% English-only · Spanish 7% Other Indo-European 3% Chinese 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: ▼ -137.02%
• Current HPI: 172.3872
• Rent YoY: ▼ -0.84%
• 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

+3550.0% since first listed

19 events — show timeline

• 2026-06-07 Relisted — CBRMLS
• 2026-06-02 Contingent — CBRMLS
• 2026-05-15 Relisted — CBRMLS
• 2026-05-13 Contingent — CBRMLS
• 2026-05-10 Listed $219,000 CBRMLS
• 2022-08-15 Sold (Public Records) $120,000 Public Records
• 2022-07-06 Sold (MLS) $120,000 CBRMLS
• 2022-05-20 Contingent — CBRMLS
• 2022-05-16 Relisted — CBRMLS
• 2022-05-12 Contingent — CBRMLS
• 2022-04-25 Relisted — CBRMLS
• 2022-04-19 Contingent — CBRMLS
• 2022-04-12 Listed $129,900 CBRMLS
• 1995-10-23 Sold (Public Records) $30,000 Public Records
• 1995-10-19 Sold (MLS) $30,000 CBRMLS
• 1995-09-12 Listing Removed — CBRMLS
• 1995-08-06 Listed $35,900 CBRMLS
• 1985-10-29 Sold (Public Records) $16,900 Public Records
• 1980-12-01 Sold (Public Records) $6,000 Public Records

Property tax history

+5.5%/yr

Latest (2024): $1,784 · -6.7% YoY. Source: county tax records.