2798 E 5th Ave · Columbus, OH 43219

$69,900

3 bd · 1.0 ba · 1,253 sqft · SingleFamily public records · 84 Days on market

Built 1919 4,356 sqft lot $56/sqft · 63% below area

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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
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

3 bedroom 1 bath home ready to sell now.

Key facts

• 4,356 sq ft lot
• Built 1919
• Listed 84 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $608 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $66k (6.0% below list) — sets the bar for market timing.
• Cap rate 16.7% 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; 30 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 ($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 $483 of loan paydown is wiped out by about $2k 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 + 0.0% rent growth), your $20k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 84 days — a 6% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 22y ago; this cycle's ask has dropped $10k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $17k; list at $70k implies a 311% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price; built in 1919 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $65,706 (6.0% below list)

Questions for the listing agent

1. It's been on market 84 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1919 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
8. 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.
9. 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: 2.08% ✓
• Cap rate: 16.73%
• Cash-on-cash: 37.29%
• DSCR: 2.66
• GRM: 4.0

CMA / ARV

• ARV (median comp): $189,297
• List price: $69,900
• Delta: -63.07%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
782 Northview Ave	0.25mi	3/1.0	1,303 (+4%)	5mo	$170,000	$130	78
2599 E 5th Ave	0.29mi	3/1.0	1,192 (-5%)	4mo	$85,100	$71	76
2864 E 10th Ave	0.32mi	3/1.0	1,136 (-9%)	1mo	$142,000	$125	69
2973 E 13th Ave	0.50mi	3/2.0	1,218 (-3%)	0mo	$185,000	$152	68
2841 E 10th Ave	0.29mi	3/2.5	1,152 (-8%)	2mo	$160,000	$139	66
243 N Stanwood Rd	0.66mi	3/2.0	1,243 (-1%)	2mo	$432,500	$348	63
755 Stelzer Rd #169	0.54mi	2/2.0 (-1)	1,216 (-3%)	3mo	$30,000	$25	59
696 Northview Ave	0.26mi	2/1.0 (-1)	1,076 (-14%)	3mo	$83,000	$77	57
545 N Columbia Ave	0.58mi	3/1.0	1,122 (-10%)	1mo	$385,000	$343	54
921 N Nelson Rd	0.67mi	3/1.5	1,406 (+12%)	1mo	$190,000	$135	45
3288 E 5th Ave	0.71mi	3/1.5	1,432 (+14%)	3mo	$215,000	$150	38
2324 Ridgeway Ave	0.71mi	2/1.0 (-1)	1,092 (-13%)	3mo	$100,000	$92	38

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: 29.6%
• Equity multiple: 2.19×
• Total profit: $23,201
• Equity at exit: $10,422

10-year hold

• IRR: 35.1%
• Equity multiple: 3.75×
• Total profit: $53,833
• Equity at exit: $6,044

Cash invested: $19,572 (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: 4.0×

Monthly cashflow live

• Estimated rent: $1,455 high
• Mortgage (P&I): −$367
• Tax from tax record: −$146 /mo · $1,750/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$306
• Net cashflow: $608

Break-even live

Break-even rent $685

Max offer price $69,900

Occupancy floor 53%

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
693 N Dawson Ave Columbus, OH	3.0	1.0	1233	$1,295	$1.05	23d	1	0.23mi
3017 E 6th Ave Columbus, OH	2.0	1.0	984	$1,300	$1.32	43d	1	0.30mi
2841 E 10th Ave Columbus, OH	3.0	3.0	1200	$1,650	$1.38	43d	1	0.31mi
2688 Bellwood Ave Columbus, OH	3.0	2.5	1495	$2,295	$1.54	23d	1	0.33mi
2864 E 10th Ave Columbus, OH	3.0	1.0	1200	$1,649	$1.37	1d	1	0.33mi
509 N Cassady Ave Columbus, OH	2.0	2.0	1000	$1,499	$1.50	43d	1	0.35mi
2999 E 11th Ave Columbus, OH	2.0	1.0	980	$945	$0.96	14d	1	0.43mi
2999 E 11th Ave Columbus, OH	2.0	1.0	980	$925	$0.94	7d	1	0.43mi
378 N Roosevelt Ave Apt 2 Columbus, OH	2.0	1.0	1008	$995	$0.99	43d	1	0.48mi
3058 Allegheny Ave Columbus, OH	1.0–2.0	1.0	781	$1,350	$1.73	3d	7	0.51mi
3210 Allegheny Ave Columbus, OH	2.0–3.0	1.0–2.0	1010	$1,498	$1.48	2d	7	0.66mi
3210 E 12th Ave Columbus, OH	2.0	1.0	900	$1,300	$1.44	43d	1	0.68mi
2990 Maryland Ave Columbus, OH	1.0–3.0	1.0	714	$1,365	$1.91	1d	29	0.71mi
3345 E 7th Ave Columbus, OH	1.0–3.0	1.0–2.0	884	$1,255	$1.42	1d	15	0.72mi
2900 E Broad St Unit 2 Columbus, OH	2.0	2.0	1200	$1,750	$1.46	12d	1	0.99mi
1980 E 5th Ave Columbus, OH	4.0	2.0	1700	$2,206	$1.30	43d	1	1.20mi
2845 Austin Manor Blvd Columbus, OH	2.0	1.0–2.0	819	$1,420	$1.73	23d	1	1.22mi
51 Mayfair Blvd Columbus, OH	2.0	1.0	869	$1,232	$1.42	3d	6	1.31mi
57-59 N Waverly St Columbus, OH	2.0	1.0	1000	$1,000	$1.00	21d	1	1.33mi
59 N Waverly St Columbus, OH	2.0	1.0	1000	$1,000	$1.00	19d	1	1.33mi
59 N Waverly St Columbus, OH	2.0	1.0	1000	$1,000	$1.00	21d	1	1.33mi
59 N Waverly St Columbus, OH	2.0	1.0	1000	$1,000	$1.00	7d	1	1.33mi
1310 Woodnell Ave Columbus, OH	3.0	1.0	925	$1,300	$1.41	43d	1	1.33mi
3438-3448 E Broad St Columbus, OH	2.0	1.0	975	$800	$0.82	43d	1	1.34mi
2504 Vendome Dr Columbus, OH	3.0	1.0	1072	$1,600	$1.49	14d	1	1.35mi
68 N Waverly St Columbus, OH	3.0	1.0	968	$1,350	$1.39	43d	1	1.36mi
26 S Hampton Rd Unit D Columbus, OH	2.0	2.0	1200	$1,200	$1.00	23d	1	1.39mi
26 S Hampton Rd Unit C Columbus, OH	3.0	2.0	1500	$1,600	$1.07	43d	1	1.40mi
1590 Vendome Dr S Columbus, OH	3.0	1.5	1303	$1,600	$1.23	23d	1	1.45mi
1590 Vendome Dr S Columbus, OH	3.0	1.5	1303	$1,600	$1.23	21d	1	1.45mi

Listing history 27 events

1. 2026-06-18
   days on market $69,900 Active 84 DOM
2. 2026-06-17
   days on market $69,900 Active 83 DOM
3. 2026-06-16
   days on market $69,900 Active 82 DOM
4. 2026-06-15
   days on market $69,900 Active 81 DOM
5. 2026-06-13
   days on market $69,900 Active 79 DOM
6. 2026-06-13
   days on market $69,900 Active 78 DOM
7. 2026-06-09
   days on market $69,900 Active 75 DOM
8. 2026-06-08
   days on market $69,900 Active 74 DOM
9. 2026-06-07
   pricedays on market $69,900 Active 73 DOM
10. 2026-06-05
    days on market $74,900 Active 70 DOM
11. 2026-06-03
    days on market $74,900 Active 69 DOM
12. 2026-06-02
    days on market $74,900 Active 68 DOM
13. 2026-06-01
    days on market $74,900 Active 67 DOM
14. 2026-05-31
    days on market $74,900 Active 66 DOM
15. 2026-04-29
    price $74,900 40-char remark

    Show marketing remark (40 chars)

    3 bedroom 1 bath home ready to sell now.

16. 2026-03-26
    listed $79,900 Active 40-char remark

    Show marketing remark (40 chars)

    3 bedroom 1 bath home ready to sell now.

17. 2016-08-18
    soldstatus $17,000
18. 2015-06-12
    soldstatus $11,250 Closed 123-char remark

    Show marketing remark (123 chars)

    3 bedroom, 1 bath home in Columbus, OH. Will need new appliances, carpets & hot water heater. Also needs new furnace.

19. 2015-05-28
    status Pending 123-char remark

    Show marketing remark (123 chars)

    3 bedroom, 1 bath home in Columbus, OH. Will need new appliances, carpets & hot water heater. Also needs new furnace.

20. 2015-05-14
    listed $12,900 Active 123-char remark

    Show marketing remark (123 chars)

    3 bedroom, 1 bath home in Columbus, OH. Will need new appliances, carpets & hot water heater. Also needs new furnace.

21. 2015-01-23
    historical
22. 2014-09-18
    listed $21,300
23. 2011-05-02
    historical
24. 2011-02-28
    listed $19,900
25. 2004-05-18
    soldstatus $35,600
26. 2004-04-20
    historical
27. 2004-03-19
    listed $29,900

ⓘ 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: $1,750 · $146/mo
• Projected year-2 tax: $1,750 · $146/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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,464
• − Mortgage interest: −$3,915
• − Property taxes: −$1,750
• − Insurance: −$350
• − Repairs & maintenance: −$1,397
• − Management: −$1,397
• − Depreciation: −$2,033
• Taxable income: $6,621
• Est. tax owed @ 24.0%: −$1,589
• After-tax cash flow: $5,709/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

+150.5% since first listed

13 events — show timeline

• 2026-04-29 Price Changed $74,900 CBRMLS
• 2026-03-26 Listed $79,900 CBRMLS
• 2016-08-18 Sold (Public Records) $17,000 Public Records
• 2015-06-12 Sold (MLS) $11,250 CBRMLS
• 2015-05-28 Pending — CBRMLS
• 2015-05-14 Listed $12,900 CBRMLS
• 2015-01-23 Listing Removed — CBRMLS
• 2014-09-18 Listed $21,300 CBRMLS
• 2011-05-02 Listing Removed — CBRMLS
• 2011-02-28 Listed $19,900 CBRMLS
• 2004-05-18 Sold (Public Records) $35,600 Public Records
• 2004-04-20 Listing Removed — CBRMLS
• 2004-03-19 Listed $29,900 CBRMLS

Property tax history

+5.6%/yr

Latest (2024): $1,750 · +1.3% YoY. Source: county tax records.