523 Townsend Ave · Columbus, OH 43223

$150,000

3 bd · 1.0 ba · 1,228 sqft · SingleFamily public records · 36 Days on market

Built 1927 4,791 sqft lot Est $178k · 16% 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 +16.0/30.0
• ARV discount +14.6/15.0
• DSCR +4.9/10.0
• 1% rule +4.2/10.0
• Livability +4.0/5.0
• Rent growth +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Three bedroom one bath traditional home. Tenant occupied. Rent $870. Tenancy from 2-27-15 – mo to mo. Spacious living room with eat in kitchen and formal dining room. Full unfinished basement and off street parking.

Key facts

• 2025 full turn
• Turnkey property
• 2024 renovation

Tags

• CONVENIENT ACCESS TO FREEWAYS
• 2024 RENOVATION
• UPDATED FLOORING
• 2025 FULL TURN
• TURNKEY PROPERTY

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single family residence; Two stories; Built in 1927; No common walls
• Construction: Block foundation
• Exterior features: Deck

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Has cooling
• Interior features: Full basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $74 ($890/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $138k (8.2% below list).
• Recommended offer: $138k (8.2% below list) — sets the bar for 1% rule.
• Cap rate 6.9% 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.
• Zoned schools: Indianola Informal K-8 School (math 43% / reading 58%, grade D+, #896 of 1,584 statewide, top 57%, 684 students, 0% FRL); Arts Impact Middle School (Aims) (math 17% / reading 25%, grade F, #608 of 654 statewide, top 93%, 532 students, 0% FRL); Briggs High School (math 2% / reading 22%, grade F, #726 of 781 statewide, top 94%, 980 students, 0% FRL) — zoned schools average 0% FRL vs 72% district-wide (72 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+4.6%/yr); 147 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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 35% of the median local income ($47k/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 $1k 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.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 28y 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 $65k; list at $150k implies a 131% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1927 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $137,673 (8.2% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
2. Built in 1927 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.92% ✗
• Cap rate: 6.89%
• Cash-on-cash: 2.12%
• DSCR: 1.09
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $178,060
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
574 Townsend Ave	0.08mi	3/1.0	1,314 (+7%)	3mo	$189,900	$145	82
557 Woodbury Ave	0.14mi	3/1.0	1,312 (+7%)	2mo	$199,000	$152	80
479 Nashoba Ave	0.30mi	3/1.0	1,332 (+8%)	2mo	$119,000	$89	70
543 Hilltonia Ave	0.35mi	3/1.0	1,332 (+8%)	2mo	$195,000	$146	68
616 Larcomb Ave	0.14mi	3/1.0	1,410 (+15%)	2mo	$103,500	$73	67
1743 Ransburg Ave	0.59mi	4/1.0 (+1)	1,221 (-1%)	3mo	$172,000	$141	64
1538 Union Ave	0.34mi	3/1.0	1,064 (-13%)	0mo	$44,000	$41	62
1924 Sullivant Ave	0.31mi	3/2.5	1,360 (+11%)	2mo	$210,000	$154	60
611 Whitethorne Ave	0.59mi	3/1.0	1,110 (-10%)	3mo	$110,000	$99	54
1930 Floral Ave	0.65mi	3/1.5	1,328 (+8%)	1mo	$220,000	$166	53
258 Wrexham Ave	0.54mi	3/2.0	1,068 (-13%)	2mo	$194,000	$182	48
283 Whitethorne Ave	0.66mi	3/1.5	1,376 (+12%)	1mo	$170,000	$124	46

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 · 4.61% rent growth · sell at horizon

5-year hold

• IRR: -11.2%
• Equity multiple: 0.59×
• Total profit: $-17,308
• Equity at exit: $22,365

10-year hold

• IRR: 0.2%
• Equity multiple: 1.02×
• Total profit: $650
• Equity at exit: $12,969

Cash invested: $42,000 (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 43223

• Rents YoY: 4.6%
• Active inventory: 147
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,377 high
• Mortgage (P&I): −$787
• Tax from tax record: −$164 /mo · $1,972/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$289
• Net cashflow: $74

Break-even live

Break-even rent $1,283

Max offer price $150,000

Occupancy floor 90%

Sensitivity live

Price	-10% $159	-5% $117	+0% $74	+5% $32	+10% $-11
Rent	-10% $-35	-5% $20	+0% $74	+5% $129	+10% $183
Rate	-1.0pp $150	-0.5pp $112	base $74	+0.5pp $35	+1.0pp $-4

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
490 Helen St Columbus, OH	2.0	1.0	840	$1,200	$1.43	45d	1	0.12mi
488 Woodbury Ave Columbus, OH	3.0	1.5	1222	$1,250	$1.02	45d	1	0.13mi
543 Woodbury Ave Unit NA Columbus, OH	3.0	1.0	1308	$1,645	$1.26	16d	1	0.15mi
436 Catherine St Columbus, OH	2.0	1.5	960	$1,300	$1.35	9d	1	0.20mi
432 Catherine St Columbus, OH	3.0	1.0	1073	$1,325	$1.23	16d	1	0.21mi
432 Catherine St Columbus, OH	3.0	1.0	1073	$1,325	$1.23	14d	1	0.21mi
1485 Walsh Ave Columbus, OH	2.0	1.0	720	$1,450	$2.01	25d	1	0.38mi
1928-1930 Vaughn St Unit 1928 Columbus, OH	2.0	1.0	919	$957	$1.04	45d	1	0.38mi
800 Harrisburg Pike Unit 2 bedroom townhomes Columbus, OH	2.0	1.0	1250	$995	$0.80	45d	1	0.45mi
802 Harrisburg Pike Columbus, OH	2.0	1.0	1250	$995	$0.80	4d	1	0.46mi
394 S Guilford Ave Columbus, OH	3.0	1.5	1404	$1,450	$1.03	9d	1	0.47mi
190 Nashoba Ave Columbus, OH	2.0	1.0	1030	$1,450	$1.41	13d	1	0.53mi
190 Nashoba Ave Columbus, OH	2.0	1.0	1030	$1,450	$1.41	21d	1	0.53mi
108 Columbian Ave Unit B Columbus, OH	2.0	1.0	820	$900	$1.10	9d	1	0.61mi
255 Belvidere Ave Columbus, OH	2.0	1.0	1144	$1,195	$1.04	17d	1	0.62mi
791-793 Butler Ave Unit 791 Columbus, OH	3.0	1.0	1000	$1,395	$1.40	4d	1	0.63mi
2203 Clarendon Ln Unit 2203 Columbus, OH	2.0	1.0	835	$1,000	$1.20	14d	1	0.66mi
2205 Sullivant Ave Columbus, OH	3.0	1.0	1275	$1,200	$0.94	45d	1	0.68mi
2157 W Mound St Unit C Columbus, OH	2.0	1.0	825	$900	$1.09	45d	1	0.68mi
2167 W Mound St Unit C Columbus, OH	2.0	1.0	825	$900	$1.09	45d	1	0.71mi
2173 W Mound St Unit A Columbus, OH	2.0	1.0	825	$900	$1.09	45d	1	0.72mi
120 S Central Ave Columbus, OH	1.0–3.0	1.0–2.0	944	$1,295	$1.37	16d	12	0.77mi
257 Clarendon Ave Unit 257,259,261,263 Columbus, OH	2.0	1.0	1000	$1,200	$1.20	45d	1	0.80mi
142 Dana Ave Unit 142 Columbus, OH	2.0	1.0	700	$825	$1.18	45d	1	0.82mi
95-97 Whitethorne Ave Columbus, OH	3.0	1.5	1260	$1,375	$1.09	5d	1	0.83mi
95-97 Whitethorne Ave Columbus, OH	3.0	1.5	1260	$1,475	$1.17	21d	1	0.83mi
32 Schultz Ave Columbus, OH	3.0	1.0	1218	$1,250	$1.03	23d	1	0.84mi
411 S Yale Ave Columbus, OH	2.0	1.0	784	$1,425	$1.82	45d	1	0.85mi
87-89 Dana Ave Columbus, OH	2.0	1.0	948	$1,100	$1.16	23d	1	0.86mi
189 W Park Ave Unit 189 Columbus, OH	3.0	2.0	1276	$1,395	$1.09	9d	1	0.86mi
58 Stevens Ave Columbus, OH	3.0	1.0	1176	$1,250	$1.06	45d	1	0.90mi
170 S Highland Ave Columbus, OH	2.0	1.0	950	$895	$0.94	45d	1	0.92mi
85 Stevens Ave Columbus, OH	2.0	1.0	816	$995	$1.22	45d	1	0.93mi
548 S Wayne Ave Columbus, OH	3.0	1.0	1008	$1,225	$1.22	21d	1	0.96mi
947 E Forest Creek Dr Columbus, OH	2.0	1.5	950	$1,200	$1.26	45d	2	0.99mi
521-523 S Wayne Ave Columbus, OH	3.0	1.0	1092	$1,195	$1.09	5d	1	1.00mi
73 Hayden Ave Columbus, OH	2.0	1.0	894	$1,350	$1.51	9d	1	1.01mi
137 N Guilford Ave Columbus, OH	4.0	2.0	1456	$1,850	$1.27	45d	1	1.02mi
100 N Central Ave Columbus, OH	2.0	1.0	932	$1,043	$1.12	45d	1	1.02mi
51 N Princeton Ave Columbus, OH	3.0	1.0	1188	$1,175	$0.99	25d	1	1.02mi

Listing history 33 events

1. 2026-06-21
   days on market $150,000 Active 36 DOM
2. 2026-06-18
   days on market $150,000 Active 33 DOM
3. 2026-06-17
   days on market $150,000 Active 32 DOM
4. 2026-06-16
   days on market $150,000 Active 31 DOM
5. 2026-06-15
   days on market $150,000 Active 30 DOM
6. 2026-06-13
   days on market $150,000 Active 28 DOM
7. 2026-06-13
   days on market $150,000 Active 27 DOM
8. 2026-06-09
   days on market $150,000 Active 24 DOM
9. 2026-06-08
   days on market $150,000 Active 23 DOM
10. 2026-06-07
    days on market $150,000 Active 22 DOM
11. 2026-06-05
    days on market $150,000 Active 19 DOM
12. 2026-06-03
    days on market $150,000 Active 18 DOM
13. 2026-06-02
    days on market $150,000 Active 17 DOM
14. 2026-06-01
    days on market $150,000 Active 16 DOM
15. 2026-05-31
    days on market $150,000 Active 15 DOM
16. 2026-05-16
    listed $150,000 Active
17. 2020-04-10
    soldstatus $65,000 Closed 222-char remark

    Show marketing remark (222 chars)

    Three bedroom one bath traditional home. Tenant occupied. Rent $870. Tenancy from 2-27-15 – mo to mo. Spacious living room with eat in kitchen and formal dining room. Full unfinished basement and off street parking.

18. 2020-03-31
    listed Contingent Finance and Inspection 222-char remark

    Show marketing remark (222 chars)

    Three bedroom one bath traditional home. Tenant occupied. Rent $870. Tenancy from 2-27-15 – mo to mo. Spacious living room with eat in kitchen and formal dining room. Full unfinished basement and off street parking.

19. 2020-03-30
    listed $65,000 222-char remark

    Show marketing remark (222 chars)

    Three bedroom one bath traditional home. Tenant occupied. Rent $870. Tenancy from 2-27-15 – mo to mo. Spacious living room with eat in kitchen and formal dining room. Full unfinished basement and off street parking.

20. 2018-07-12
    soldstatus $55,000
21. 2018-06-29
    soldstatus $55,000 Closed 767-char remark

    Show marketing remark (767 chars)

    Enjoy the comforts of this spacious home located in West Columbus. Built in 1927, the home features over 1,200 sq. ft. of living space with off street parking available. Entering the first floor and find an inviting living room, formal dining room and large kitchen with an added eating area. Off the rear of the property is a multi-tiered deck that is enclosed by a fully fenced yard. Additional storage is available with a full unfinished basement. The three bedrooms and full bathroom are located on the homes second floor and feature original woodwork for added charm. The bathroom is a large walk in and serves up a large counter and custom cabinetry for added storage. End your evening on your covered front porch. This is tenant occupied - tenant rights apply.

22. 2018-06-18
    status Pending 767-char remark

    Show marketing remark (767 chars)

    Enjoy the comforts of this spacious home located in West Columbus. Built in 1927, the home features over 1,200 sq. ft. of living space with off street parking available. Entering the first floor and find an inviting living room, formal dining room and large kitchen with an added eating area. Off the rear of the property is a multi-tiered deck that is enclosed by a fully fenced yard. Additional storage is available with a full unfinished basement. The three bedrooms and full bathroom are located on the homes second floor and feature original woodwork for added charm. The bathroom is a large walk in and serves up a large counter and custom cabinetry for added storage. End your evening on your covered front porch. This is tenant occupied - tenant rights apply.

23. 2018-06-18
    listed $55,000 Active 767-char remark

    Show marketing remark (767 chars)

    Enjoy the comforts of this spacious home located in West Columbus. Built in 1927, the home features over 1,200 sq. ft. of living space with off street parking available. Entering the first floor and find an inviting living room, formal dining room and large kitchen with an added eating area. Off the rear of the property is a multi-tiered deck that is enclosed by a fully fenced yard. Additional storage is available with a full unfinished basement. The three bedrooms and full bathroom are located on the homes second floor and feature original woodwork for added charm. The bathroom is a large walk in and serves up a large counter and custom cabinetry for added storage. End your evening on your covered front porch. This is tenant occupied - tenant rights apply.

24. 2009-10-27
    soldstatus $41,000
25. 2009-10-25
    historical
26. 2009-09-15
    listed $35,000
27. 2009-09-14
    historical
28. 2009-05-29
    listed $59,900
29. 2007-01-11
    historical
30. 2006-07-10
    listed $83,500
31. 1998-09-20
    historical
32. 1998-04-23
    listed $65,500
33. 1987-12-31
    soldstatus $45,000

ⓘ 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: $1,972 · $164/mo
• Projected year-2 tax: $2,156 · $180/mo
• Expected delta: +$184/yr (+$15/mo · 9.3%)

ⓘ 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,521
• − Mortgage interest: −$8,402
• − Property taxes: −$1,972
• − Insurance: −$750
• − Repairs & maintenance: −$1,322
• − Management: −$1,322
• − Depreciation: −$4,364
• Taxable loss: −$1,610
• Est. tax savings @ 24.0%: +$386
• After-tax cash flow: $1,277/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): 28,187
• Household income: $46,911
• Rent vs Own: 55.7% rent · 44.3% own
• Severe rent burden: 1689.0

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 0.55)
• Race & ethnicity: White 63% Black 22% Two or more races 8% Hispanic / Latino 8%
• Hispanic origin (detail): Mexican 4% Puerto Rican 3%
• Common ancestry: Romanian 4% Italian 1% Slovak 1%
• Foreign-born: 5% · Canada
• Languages at home: 91% English-only · Spanish 5%

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: ▼ -135.33%
• Current HPI: 211.6742
• Rent YoY: ▲ 4.61%
• 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

+233.3% since first listed

18 events — show timeline

• 2026-05-16 Listed $150,000 CBRMLS
• 2020-04-10 Sold (MLS) $65,000 CBRMLS
• 2020-03-31 Listed — CBRMLS
• 2020-03-30 Listed $65,000 CBRMLS
• 2018-07-12 Sold (Public Records) $55,000 Public Records
• 2018-06-29 Sold (MLS) $55,000 CBRMLS
• 2018-06-18 Pending — CBRMLS
• 2018-06-18 Listed $55,000 CBRMLS
• 2009-10-27 Sold (MLS) $41,000 CBRMLS
• 2009-10-25 Listing Removed — CBRMLS
• 2009-09-15 Listed $35,000 CBRMLS
• 2009-09-14 Listing Removed — CBRMLS
• 2009-05-29 Listed $59,900 CBRMLS
• 2007-01-11 Listing Removed — CBRMLS
• 2006-07-10 Listed $83,500 CBRMLS
• 1998-09-20 Listing Removed — CBRMLS
• 1998-04-23 Listed $65,500 CBRMLS
• 1987-12-31 Sold (Public Records) $45,000 Public Records

Property tax history

+6.5%/yr

Latest (2024): $1,972 · +1.3% YoY. Source: county tax records.