616 S Terrace Ave · Columbus, OH 43204

$103,000

3 bd · 1.5 ba · 1,260 sqft · SingleFamily public records · 6 Days on market

Built 1926 5,662 sqft lot Est $173k · 40% 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 +22.3/30.0
• ARV discount +15.0/15.0
• 1% rule +7.8/10.0
• DSCR +7.1/10.0
• 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 MLS

MUCH UPDATING. NEW COPPER PLUMBING, NEW FURNCE & CENTRAL AIR. NEW CARPETON 1ST FLOOR. NEW HOT WATER TANK; NEW THERMOPANE WINDOWS; NEW VINYL SIDINGAND GUTTERS; ROOF ONLY 5 YEARS OLD. ALL THIS PLUS A 3 CAR GARAGE!

Key facts

• New roof
• Detached garage
• Enclosed front porch

Tags

• NEW ROOF
• DETACHED GARAGE
• NEW CONCRETE SIDEWALKS
• PRIVACY FENCED BACK YARD
• ENCLOSED FRONT PORCH

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two levels; Built in 1926; No shared/common walls
• Construction: Block foundation
• Exterior features: Fenced yard

Interior

• Bedrooms: One main-level bedroom
• Bathrooms: Two full bathrooms
• Heating & cooling: Forced air heating
• Interior features: Insulated windows throughout; Partial basement; One decorative fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $103k.

Deal economics

• At list price, monthly cash flow is $169 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $103k).
• Cap rate 8.3% 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); 48% 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 $712 of loan paydown is wiped out by about $3k 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 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 28y ago; this cycle's ask has dropped $26k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $83k; 24% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 3.3% of price; built in 1926 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $103,000

Questions for the listing agent

1. Built in 1926 — 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: 1.28% ✓
• Cap rate: 8.27%
• Cash-on-cash: 7.04%
• DSCR: 1.31
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $172,620
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
691 S Warren Ave	0.32mi	3/1.0	1,288 (+2%)	1mo	$95,000	$74	78
468 S Ogden Ave	0.32mi	3/1.5	1,316 (+4%)	1mo	$180,000	$137	77
416 S Burgess Ave	0.33mi	2/1.0 (-1)	1,210 (-4%)	0mo	$134,900	$111	71
586 S Hague Ave	0.42mi	3/1.0	1,208 (-4%)	1mo	$180,000	$149	70
246 S Terrace Ave	0.53mi	3/1.0	1,232 (-2%)	0mo	$205,000	$166	69
510 S Warren Ave	0.33mi	3/1.0	1,144 (-9%)	2mo	$189,000	$165	66
2712 Eakin Rd	0.40mi	3/2.0	1,152 (-9%)	1mo	$233,500	$203	64
427 S Richardson Ave	0.30mi	4/1.0 (+1)	1,378 (+9%)	0mo	$160,000	$116	63
641 S Warren Ave	0.29mi	3/2.0	1,440 (+14%)	2mo	$159,000	$110	59
229 S Richardson Ave	0.57mi	3/1.0	1,168 (-7%)	1mo	$165,000	$141	59
106 S Oakley Ave	0.74mi	2/1.0 (-1)	1,244 (-1%)	2mo	$99,000	$80	55
283 Whitethorne Ave	0.67mi	3/1.5	1,376 (+9%)	1mo	$170,000	$124	52

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: -3.4%
• Equity multiple: 0.87×
• Total profit: $-3,788
• Equity at exit: $15,358

10-year hold

• IRR: 8.2%
• Equity multiple: 1.68×
• Total profit: $19,531
• Equity at exit: $8,906

Cash invested: $28,840 (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: 6.5×

Monthly cashflow live

• Estimated rent: $1,316 high
• Mortgage (P&I): −$540
• Tax from tax record: −$287 /mo · $3,446/yr
• Insurance: −$43
• HOA: −$0
• Vacancy / Maint / Mgmt: −$276
• Net cashflow: $169

Break-even live

Break-even rent $1,102

Max offer price $103,000

Occupancy floor 82%

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: $25,750
• Closing costs: $3,090
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
530 S Terrace Ave Columbus, OH	2.0	1.0	896	$900	$1.00	23d	1	0.10mi
521-523 S Wayne Ave Columbus, OH	3.0	1.0	1092	$1,195	$1.09	3d	1	0.13mi
2545-2547 Sullivant Ave Columbus, OH	3.0	1.0	1064	$1,100	$1.03	10d	1	0.14mi
548 S Wayne Ave Columbus, OH	3.0	1.0	1008	$1,225	$1.22	19d	1	0.14mi
695 S Eureka Ave Columbus, OH	3.0	1.0	1344	$1,425	$1.06	21d	1	0.16mi
661-663 S Burgess Ave Columbus, OH	3.0	1.0	1100	$1,028	$0.93	43d	1	0.19mi
616-618 S Ogden Ave Columbus, OH	3.0	1.0	1100	$1,125	$1.02	43d	1	0.21mi
2676 Sullivant Ave Columbus, OH	3.0	1.0	1524	$1,200	$0.79	43d	1	0.29mi
475 S Ogden Ave Columbus, OH	2.0	1.0	888	$1,100	$1.24	23d	1	0.31mi
692 S Wheatland Ave Columbus, OH	3.0	1.0	1608	$1,547	$0.96	43d	1	0.31mi
2709-2711 Sullivant Ave Columbus, OH	3.0	2.0	1344	$1,380	$1.03	2d	1	0.32mi
2709-2711 Sullivant Ave Unit 2709 Columbus, OH	3.0	2.0	1344	$1,380	$1.03	2d	1	0.32mi
608 Racine Ave #610 Columbus, OH	3.0	1.0	1168	$1,195	$1.02	43d	1	0.33mi
427 S Ogden Ave Unit 427 Columbus, OH	2.0	1.0	980	$1,350	$1.38	7d	1	0.35mi
329 S Wayne Ave Columbus, OH	3.0	1.0	1120	$1,425	$1.27	2d	1	0.39mi
2205 Sullivant Ave Columbus, OH	3.0	1.0	1275	$1,200	$0.94	43d	1	0.44mi
406 1/2 S Hague Ave Columbus, OH	2.0	1.0	918	$765	$0.83	43d	1	0.49mi
252-254 S Wayne Ave Unit 254 Columbus, OH	3.0	1.0	1120	$1,300	$1.16	17d	1	0.50mi
945 Hodges Dr Columbus, OH	3.0	1.0	1078	$1,640	$1.52	23d	1	0.52mi
396 S Powell Ave Unit 396 Columbus, OH	2.0	1.0	1022	$925	$0.91	43d	1	0.56mi
257 Clarendon Ave Unit 257,259,261,263 Columbus, OH	2.0	1.0	1000	$1,200	$1.20	43d	1	0.60mi
947 E Forest Creek Dr Columbus, OH	2.0	1.5	950	$1,200	$1.26	43d	2	0.61mi
322 S Powell Ave Columbus, OH	2.0	1.0	1100	$950	$0.86	19d	1	0.62mi
2883-2889 Wicklow Rd Columbus, OH	2.0	1.0	1200	$1,099	$0.92	43d	1	0.63mi
364 S Chase Ave Unit B Columbus, OH	2.0	1.0	1010	$975	$0.97	43d	1	0.64mi
793 Wiltshire Rd Columbus, OH	2.0	1.0	900	$1,450	$1.61	43d	1	0.65mi
170 S Highland Ave Columbus, OH	2.0	1.0	950	$895	$0.94	43d	1	0.67mi
791-793 Butler Ave Unit 791 Columbus, OH	3.0	1.0	1000	$1,395	$1.40	2d	1	0.67mi
255 Belvidere Ave Columbus, OH	2.0	1.0	1144	$1,195	$1.04	16d	1	0.74mi
148 S Powell Ave Columbus, OH	2.0	1.0	900	$1,050	$1.17	43d	1	0.79mi
148 S Powell Ave Unit B Columbus, OH	2.0	1.0	900	$1,000	$1.11	7d	1	0.79mi
80 S Warren Ave Columbus, OH	3.0	1.0	1258	$1,345	$1.07	43d	1	0.79mi
80 S Warren Ave Columbus, OH	3.0	1.0	1258	$1,345	$1.07	3d	1	0.79mi
486-488 S Huron Ave Unit 488 Columbus, OH	2.0	1.0	1104	$1,150	$1.04	43d	1	0.79mi
41 S Oakley Ave Columbus, OH	3.0	1.5	1428	$1,550	$1.09	43d	1	0.80mi
1028 S Harris Ave Columbus, OH	3.0	1.0	900	$1,500	$1.67	43d	1	0.80mi
1964 Sullivant Ave Columbus, OH	4.0	2.0	1580	$1,650	$1.04	23d	1	0.80mi
29 S Terrace Ave Columbus, OH	3.0	1.0	1144	$1,260	$1.10	23d	1	0.81mi
27-29 N Terrace Ave Unit 29 Columbus, OH	3.0	1.0	1144	$1,260	$1.10	23d	1	0.81mi
92 S Hague Ave Columbus, OH	3.0	2.0	1456	$1,400	$0.96	23d	1	0.83mi

Listing history 7 events

1. 2026-06-19
   price $103,000 Active 6 DOM
2. 2026-06-18
   days on market $129,316 Active 6 DOM
3. 2026-06-17
   days on market $129,316 Active 5 DOM
4. 2026-06-16
   days on market $129,316 Active 4 DOM
5. 2026-06-15
   days on market $129,316 Active 3 DOM
6. 2026-06-13
   remarks 586-char remark
7. 2026-06-13
   listed $129,316 Active 1 DOM

ⓘ 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: $3,446 · $287/mo
• Projected year-2 tax: $3,446 · $287/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 ≥100°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: $15,790
• − Mortgage interest: −$5,770
• − Property taxes: −$3,446
• − Insurance: −$515
• − Repairs & maintenance: −$1,263
• − Management: −$1,263
• − Depreciation: −$2,996
• Taxable income: $537
• Est. tax owed @ 24.0%: −$129
• After-tax cash flow: $1,903/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

+72.7% since first listed

10 events — show timeline

• 2026-06-12 Listed $129,316 CBRMLS
• 2008-09-16 Listing Removed — CBRMLS
• 2008-08-14 Listed $65,000 CBRMLS
• 2003-05-20 Sold (Public Records) $83,000 Public Records
• 2000-07-06 Sold (Public Records) $74,800 Public Records
• 2000-06-30 Sold (MLS) $74,800 CBRMLS
• 2000-06-10 Listing Removed — CBRMLS
• 2000-02-15 Listed $71,900 CBRMLS
• 1999-05-28 Listing Removed — CBRMLS
• 1998-12-15 Listed $74,900 CBRMLS

Property tax history

+10.2%/yr

Latest (2024): $3,446 · +79.9% YoY. Source: county tax records.