4467 Grimsby Rd · Columbus, OH 43227

$45,000

3 bd · 1.0 ba · 912 sqft · SingleFamily public records · 10 Days on market

Built 1955 9,583 sqft lot

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Rent growth +3.8/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

NEW PRICE! Fully remodeled 2 bedroom, 1 bath home, large family room, spacious kitchen and utility room. Utility room could be converted into a third bedroom. This home has new carpeting, fresh paint, some new tile. A large 1.5 story shed and large corner lot compliment this starter home. Owner is a licensed Realtor.

Key facts

• 9,583 sq ft lot
• Built 1955
• Listed 10 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $45k.

Deal economics

• At list price, monthly cash flow is $688 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $45k).
• Cap rate 24.6% 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 (+5.2%/yr); 61 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 8,139 units permitted in Franklin County in 2024 (5,940 in 5+ unit buildings).
• This rent runs 34% of the median local income ($48k/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 $311 of loan paydown is wiped out by about $1k 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.
• At projected returns (-3.0% appreciation + 5.2% rent growth), your $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 26y 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 $35k; 29% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 4.0% of price; built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $45,000

Questions for the listing agent

1. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 3.08% ✓
• Cap rate: 24.64%
• Cash-on-cash: 65.53%
• DSCR: 3.92
• GRM: 2.7

CMA / ARV

• ARV (on-the-fly): $185,136
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4562 Grimsby Rd	0.14mi	3/1.0	912 (0%)	1mo	$145,000	$159	93
4501 Amesbury Rd	0.09mi	3/2.0	912 (0%)	6mo	$232,000	$254	86
1559 Grattan Rd	0.27mi	3/1.0	912 (0%)	4mo	$208,900	$229	84
1399 Shady Lane Rd	0.28mi	3/1.0	912 (0%)	5mo	$110,000	$121	82
1243 Simpson Dr	0.28mi	3/2.0	912 (0%)	1mo	$200,000	$219	82
1193 Marble Dr	0.41mi	3/1.0	912 (0%)	1mo	$185,000	$203	80
1211 Shady Lane Rd	0.43mi	3/1.0	912 (0%)	1mo	$169,900	$186	79
1195 Huntly Dr	0.31mi	3/2.0	912 (0%)	4mo	$230,000	$252	78
4484 Grimsby Rd	0.04mi	3/1.0	1,020 (+12%)	5mo	$205,000	$201	74
1469 Burlington Ave	0.38mi	3/1.0	840 (-8%)	3mo	$150,000	$179	66
1116 Elaine Rd	0.60mi	3/2.0	975 (+7%)	3mo	$207,000	$212	54
3959 Carlton Ave	0.74mi	3/1.0	988 (+8%)	3mo	$141,000	$143	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 · 5.22% rent growth · sell at horizon

5-year hold

• IRR: 67.5%
• Equity multiple: 4.16×
• Total profit: $39,768
• Equity at exit: $6,710

10-year hold

• IRR: 72.5%
• Equity multiple: 9.33×
• Total profit: $104,947
• Equity at exit: $3,891

Cash invested: $12,600 (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 43227

• Rents YoY: 5.2%
• Active inventory: 61
• Price-to-rent: 2.7×

Monthly cashflow live

• Estimated rent: $1,384 high
• Mortgage (P&I): −$236
• Tax from tax record: −$151 /mo · $1,808/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$291
• Net cashflow: $688

Break-even live

Break-even rent $513

Max offer price $45,000

Occupancy floor 45%

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1537 Duffield Dr Columbus, OH	3.0	2.0	1020	$1,500	$1.47	43d	1	0.17mi
1250 Kelburn Rd Columbus, OH	2.0	1.0	970	$1,099	$1.13	43d	1	0.24mi
1250 Kelburn Rd Columbus, OH	2.0	1.0	970	$1,200	$1.24	12d	1	0.24mi
1250 Kelburn Rd Columbus, OH	2.0	1.0	970	$1,099	$1.13	21d	1	0.24mi
1462 Elaine Rd Columbus, OH	2.0	1.5	975	$1,324	$1.36	23d	1	0.46mi
4048 E Livingston Ave Columbus, OH	3.0	1.0	961	$1,000	$1.04	19d	1	0.58mi
4056 Carlton Ave Columbus, OH	2.0	1.5	1100	$1,250	$1.14	23d	1	0.59mi
1718 Carstare Dr Columbus, OH	2.0	1.5	720	$950	$1.32	43d	1	0.74mi
1705 Carstare Dr Columbus, OH	2.0	1.5	720	$950	$1.32	43d	1	0.74mi
1789 Elaine Rd Columbus, OH	2.0	1.5	960	$1,270	$1.32	1d	2	0.78mi
1303 Dellwood Ave Columbus, OH	3.0	1.0	900	$1,500	$1.67	43d	1	0.83mi
3974 Andrus Ave Columbus, OH	2.0	1.5	950	$1,235	$1.30	23d	3	0.91mi
3974 Andrus Ct E Unit 3982D Columbus, OH	2.0	1.5	950	$1,285	$1.35	23d	1	0.92mi
3974 Andrus Ct E Unit 3996C Columbus, OH	2.0	1.5	950	$1,185	$1.25	23d	1	0.92mi
973 Exeter Rd Columbus, OH	3.0	1.0	1054	$1,710	$1.62	43d	1	0.98mi
1246 Arkwood Ave Columbus, OH	3.0	1.0	1094	$1,740	$1.59	43d	1	0.99mi
4163 Wright Park Columbus, OH	2.0	2.0	1008	$1,750	$1.74	43d	1	1.03mi
2038 Noe Bixby Rd Columbus, OH	2.0	1.0	1000	$1,365	$1.36	2d	1	1.08mi
685-687 Valerie Ln Whitehall, OH	2.0	1.0	800	$1,153	$1.44	43d	1	1.13mi
3632 Cushing Dr Unit B Columbus, OH	2.0	1.0	900	$950	$1.06	19d	1	1.15mi
3632 Cushing Dr Unit D Columbus, OH	2.0	1.0	950	$1,050	$1.11	16d	1	1.15mi
3632 Cushing Dr Columbus, OH	2.0	1.0	950	$1,050	$1.11	12d	1	1.15mi
3605 Cushing Dr Unit A Columbus, OH	2.0	1.0	900	$815	$0.91	10d	1	1.19mi
3600 Cushing Dr Unit C Columbus, OH	2.0	1.0	810	$900	$1.11	43d	1	1.20mi
1256 Rand Ave Columbus, OH	2.0	1.0	967	$1,299	$1.34	43d	1	1.25mi
5125 Cedar Dr Columbus, OH	1.0–2.0	1.0	772	$1,110	$1.44	7d	4	1.30mi
1843 Fleming Rd Unit 1 Columbus, OH	3.0	1.5	1000	$1,595	$1.59	23d	1	1.34mi
496 S Hamilton Rd Whitehall, OH	1.0–2.0	1.0	663	$850	$1.28	23d	4	1.36mi
3486 Roswell Dr Columbus, OH	3.0	2.0	1116	$1,625	$1.46	43d	1	1.38mi
5312 Gatehouse Dr Columbus, OH	1.0–2.0	1.0–1.5	1171	$1,499	$1.28	1d	15	1.41mi
2400 Shore Blvd W Columbus, OH	1.0–2.0	1.0–1.5	729	$1,249	$1.71	1d	34	1.41mi
1699 Lonsdale Rd Unit 1707 Columbus, OH	2.0	1.0	1038	$995	$0.96	23d	1	1.43mi
5680 Hibernia Dr Columbus, OH	1.0–2.0	1.0–1.5	1045	$1,343	$1.29	1d	12	1.48mi

Listing history 15 events

1. 2024-12-02
   status Pending
2. 2016-12-12
   status Pending
3. 2016-12-01
   listed $45,000 Active
4. 2009-11-19
   soldstatus $35,000 318-char remark

   Show marketing remark (318 chars)

   NEW PRICE! Fully remodeled 2 bedroom, 1 bath home, large family room, spacious kitchen and utility room. Utility room could be converted into a third bedroom. This home has new carpeting, fresh paint, some new tile. A large 1.5 story shed and large corner lot compliment this starter home. Owner is a licensed Realtor.

5. 2009-10-20
   historical 318-char remark

   Show marketing remark (318 chars)

   NEW PRICE! Fully remodeled 2 bedroom, 1 bath home, large family room, spacious kitchen and utility room. Utility room could be converted into a third bedroom. This home has new carpeting, fresh paint, some new tile. A large 1.5 story shed and large corner lot compliment this starter home. Owner is a licensed Realtor.

6. 2009-06-17
   listed $39,900 318-char remark

   Show marketing remark (318 chars)

   NEW PRICE! Fully remodeled 2 bedroom, 1 bath home, large family room, spacious kitchen and utility room. Utility room could be converted into a third bedroom. This home has new carpeting, fresh paint, some new tile. A large 1.5 story shed and large corner lot compliment this starter home. Owner is a licensed Realtor.

7. 2009-05-12
   soldstatus $21,600 251-char remark

   Show marketing remark (251 chars)

   HUD case #413-366164 to be sold as is. Verify current availability on website: See agent to agent remarks. Use HUD keys and register by signing form inside property. Obtain required documents and place bids on website. NAID # required to show and bid.

8. 2009-05-11
   historical 251-char remark

   Show marketing remark (251 chars)

   HUD case #413-366164 to be sold as is. Verify current availability on website: See agent to agent remarks. Use HUD keys and register by signing form inside property. Obtain required documents and place bids on website. NAID # required to show and bid.

9. 2008-08-23
   listed $36,000 251-char remark

   Show marketing remark (251 chars)

   HUD case #413-366164 to be sold as is. Verify current availability on website: See agent to agent remarks. Use HUD keys and register by signing form inside property. Obtain required documents and place bids on website. NAID # required to show and bid.

10. 2001-04-03
    soldstatus $75,000
11. 2001-03-30
    soldstatus $75,000
12. 2001-03-01
    historical
13. 2000-02-08
    listed $71,900
14. 1989-07-20
    soldstatus $45,437
15. 1986-12-30
    soldstatus $40,000

ⓘ 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: $1,808 · $151/mo
• Projected year-2 tax: $1,808 · $151/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 ≥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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,609
• − Mortgage interest: −$2,521
• − Property taxes: −$1,808
• − Insurance: −$225
• − Repairs & maintenance: −$1,329
• − Management: −$1,329
• − Depreciation: −$1,309
• Taxable income: $8,089
• Est. tax owed @ 24.0%: −$1,941
• After-tax cash flow: $6,315/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): 25,358
• Household income: $48,159
• Rent vs Own: 47.8% rent · 52.2% own
• Severe rent burden: 1467.0

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 (63%)
• Race & ethnicity: Black 63% White 23% Hispanic / Latino 9% Two or more races 5%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Swiss 1% Slovak 1%
• Foreign-born: 11% · Canada
• Languages at home: 87% English-only · Spanish 7% French/Haitian/Cajun 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: ▼ -193.50%
• Current HPI: 301.3767
• Rent YoY: ▲ 5.22%
• 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

+12.5% since first listed

15 events — show timeline

• 2024-12-02 Pending — CBRMLS
• 2016-12-12 Pending — CBRMLS
• 2016-12-01 Listed $45,000 CBRMLS
• 2009-11-19 Sold (MLS) $35,000 CBRMLS
• 2009-10-20 Listing Removed — CBRMLS
• 2009-06-17 Listed $39,900 CBRMLS
• 2009-05-12 Sold (MLS) $21,600 CBRMLS
• 2009-05-11 Listing Removed — CBRMLS
• 2008-08-23 Listed $36,000 CBRMLS
• 2001-04-03 Sold (Public Records) $75,000 Public Records
• 2001-03-30 Sold (MLS) $75,000 CBRMLS
• 2001-03-01 Listing Removed — CBRMLS
• 2000-02-08 Listed $71,900 CBRMLS
• 1989-07-20 Sold (Public Records) $45,437 Public Records
• 1986-12-30 Sold (Public Records) $40,000 Public Records

Property tax history

+3.2%/yr

Latest (2024): $1,808 · -21.6% YoY. Source: county tax records.