1597 Arlington Ave · Columbus, OH 43211

$129,900

5 bd · 2.0 ba · 1,552 sqft · SingleFamily public records · 1 Days on market

Built 1908 4,356 sqft lot Est $216k · 40% under

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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 +29.8/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.3/10.0
• Livability +4.0/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

ATTN INVESTORS!! Large home on Arlington Ave. , just minutes from the OSU campus. Spacious rooms. Great rehab project. Additional building could make great guest house or rental. Being sold ''As Is. '' All buyers must be pre-approved. * * * * HIGHEST AND BEST OFFERS TIL FRI 4/25 AT NOON! * * *

Key facts

• 4,356 sq ft lot
• Built 1908

Property features AI

Finance

• Other: Cross street: Greenwich Street; Special listing conditions: Standard
• Financial info: Property contains 2 total units; Annual tax amount reported

Exterior

• Home design: Duplex; Built in 1908; Facing information not provided
• Construction: Built in 1908
• Exterior features: Lot on approximately 0.1 acre

Interior

• Heating & cooling: Forced Air heating
• Interior features: Forced Air heating

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $478 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Cap rate 10.7% 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 rising (+3.4%/yr); 166 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 44% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 8,139 units permitted in Franklin County in 2024 (5,940 in 5+ unit buildings).
• At $1,863/mo this rent would consume 53% of the median local household income ($43k/yr) (locally 1282% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $898 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.
• At projected returns (-3.0% appreciation + 3.4% rent growth), your $36k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 22y 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 $21k; list at $130k implies a 519% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1908 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $129,900

Questions for the listing agent

1. Built in 1908 — 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: 1.43% ✓
• Cap rate: 10.71%
• Cash-on-cash: 15.78%
• DSCR: 1.70
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $215,728
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1617 Arlington Ave	0.03mi	4/3.0 (-1)	1,528 (-2%)	10mo	$214,000	$140	78
1572 Minnesota Ave	0.17mi	4/2.0 (-1)	1,496 (-4%)	11mo	$195,000	$130	72
2316 Cleveland Ave	0.25mi	4/1.5 (-1)	1,600 (+3%)	9mo	$177,500	$111	69
1461 Aberdeen Ave	0.31mi	4/1.5 (-1)	1,496 (-4%)	6mo	$160,000	$107	68
1525 Aberdeen Ave	0.24mi	4/1.0 (-1)	1,440 (-7%)	2mo	$135,000	$94	66
1684 E Blake Ave	0.55mi	4/2.0 (-1)	1,622 (+4%)	3mo	$210,000	$129	60
2475 Parkwood Ave	0.61mi	4/2.0 (-1)	1,444 (-7%)	2mo	$200,000	$139	54
1259 Briarwood Ave	0.48mi	4/2.0 (-1)	1,372 (-12%)	11mo	$232,000	$169	44
2480 Parkwood Ave	0.65mi	4/1.5 (-1)	1,392 (-10%)	4mo	$215,000	$154	42
2765 Joyce Ave	0.62mi	4/3.0 (-1)	1,347 (-13%)	2mo	$265,000	$197	38
1533 Duxberry Ave	0.64mi	4/2.0 (-1)	1,346 (-13%)	9mo	$205,000	$152	35
2453 Mcguffey Rd	0.75mi	5/3.0	1,782 (+15%)	4mo	$239,000	$134	33

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 · 3.41% rent growth · sell at horizon

5-year hold

• IRR: 7.2%
• Equity multiple: 1.28×
• Total profit: $10,264
• Equity at exit: $19,369

10-year hold

• IRR: 16.9%
• Equity multiple: 2.42×
• Total profit: $51,701
• Equity at exit: $11,231

Cash invested: $36,372 (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 43211

• Home prices YoY: -27.3%
• Rents YoY: 3.4%
• Active inventory: 166
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,863 high
• Mortgage (P&I): −$681
• Tax from tax record: −$259 /mo · $3,103/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$391
• Net cashflow: $478

Break-even live

Break-even rent $1,258

Max offer price $129,900

Occupancy floor 69%

Sensitivity live

Price	-10% $552	-5% $515	+0% $478	+5% $441	+10% $405
Rent	-10% $331	-5% $405	+0% $478	+5% $552	+10% $625
Rate	-1.0pp $544	-0.5pp $511	base $478	+0.5pp $445	+1.0pp $410

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1695 E Weber Rd Columbus, OH	4.0	2.0	1560	$1,600	$1.03	16d	1	0.34mi
2540 Parkwood Ave Columbus, OH	4.0	1.0	1374	$1,400	$1.02	44d	1	0.67mi
2176 Ontario St Columbus, OH	4.0	2.0	1066	$1,650	$1.55	24d	1	0.70mi
2453 McGuffey Rd Columbus, OH	5.0	3.0	1782	$2,200	$1.23	44d	1	0.74mi
2368 Marcia Dr Columbus, OH	5.0	1.5	1595	$2,279	$1.43	15d	1	0.98mi
1879 Jermain Dr Columbus, OH	4.0	1.0	1077	$1,800	$1.67	44d	1	1.12mi
3333 Dresden St Columbus, OH	4.0	2.0	1130	$3,150	$2.79	44d	1	1.19mi
1993 Linton Gardens Dr Columbus, OH	4.0	2.5	1788	$1,895	$1.06	16d	1	1.28mi
1084 E 16th Ave Columbus, OH	6.0	1.0	1264	$1,395	$1.10	8d	1	1.37mi

Listing history 2 events

1. 2026-06-18
   remarks 630-char remark
2. 2026-06-18
   listed $129,900 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: $3,103 · $259/mo
• Projected year-2 tax: $3,103 · $259/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 3/10 Moderate 7 d/yr ≥99°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,360
• − Mortgage interest: −$7,276
• − Property taxes: −$3,103
• − Insurance: −$650
• − Repairs & maintenance: −$1,789
• − Management: −$1,789
• − Depreciation: −$3,779
• Taxable income: $3,975
• Est. tax owed @ 24.0%: −$954
• After-tax cash flow: $4,784/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): 22,313
• Household income: $42,579
• Rent vs Own: 59.4% rent · 40.6% own
• Severe rent burden: 1282.0

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 0.60)
• Race & ethnicity: Black 58% White 21% Hispanic / Latino 13% Two or more races 12% Asian 2%
• Hispanic origin (detail): Mexican 8% Dominican 1%
• Common ancestry: Italian 1%
• Foreign-born: 10% · Canada, India
• Languages at home: 84% English-only · Spanish 11% Other Indo-European 2% Arabic 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: ▼ -94.10%
• Current HPI: 250.3885
• Rent YoY: ▲ 3.41%
• 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

+642.3% since first listed

9 events — show timeline

• 2026-06-18 Listed $129,900 CBRMLS
• 2008-05-22 Sold (MLS) $21,000 CBRMLS
• 2008-04-25 Listing Removed — CBRMLS
• 2008-04-16 Listed $24,900 CBRMLS
• 2004-11-24 Sold (Public Records) $82,000 Public Records
• 2004-11-23 Sold (MLS) $82,000 CBRMLS
• 2004-10-05 Listing Removed — CBRMLS
• 2004-06-03 Listed $78,500 CBRMLS
• 1981-10-01 Sold (Public Records) $17,500 Public Records

Property tax history

+12.0%/yr

Latest (2024): $3,103 · +1.3% YoY. Source: county tax records.