2785 Linview Ave · Columbus, OH 43211

$117,500

3 bd · 1.0 ba · 925 sqft · SingleFamily public records · 16 Days on market

Built 1953 Est $133k · 12% 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 +20.5/30.0
• ARV discount +12.8/15.0
• DSCR +6.5/10.0
• 1% rule +5.4/10.0
• 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

Bank Owned. Make Offer!!

Key facts

• Built 1953
• Listed 16 days

Property features AI

Exterior

• Home design: Built in 1953
• Construction: 1953 construction
• Exterior features: Located in the East Linden subdivision

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $118k.

Deal economics

• At list price, monthly cash flow is $155 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $118k).
• Recommended offer: $116k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.9% 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.
• Market conditions: Rents rising (+3.4%/yr); 166 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); lower-income renter base — watch delinquency; 8,139 units permitted in Franklin County in 2024 (5,940 in 5+ unit buildings).
• This rent runs 34% of the median local income ($43k/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 $812 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 16 days — a 2% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 19y 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 $44k; list at $118k implies a 167% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $115,737 (1.5% below list)

Questions for the listing agent

1. Built in 1953 — 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: 1.04% ✓
• Cap rate: 7.88%
• Cash-on-cash: 5.65%
• DSCR: 1.25
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $133,200
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2805 Baughman Ave	0.18mi	3/1.0	956 (+3%)	1mo	$125,000	$131	86
2068 Agler Rd	0.16mi	2/1.0 (-1)	960 (+4%)	2mo	$138,500	$144	80
1888 Aberdeen Ave	0.35mi	3/1.0	948 (+2%)	3mo	$125,000	$132	77
2967 Woodland Ave	0.44mi	3/1.0	912 (-1%)	0mo	$68,000	$75	77
2585 Perdue Ave	0.34mi	2/1.0 (-1)	918 (-1%)	4mo	$141,850	$155	74
2902 Northglen Dr	0.60mi	3/1.0	979 (+6%)	0mo	$150,000	$153	62
2861 Woodland Ave	0.34mi	3/2.0	1,011 (+9%)	4mo	$185,000	$183	62
2795 Perdue Ave	0.25mi	2/1.0 (-1)	801 (-13%)	2mo	$60,000	$75	59
1669 Manchester Ave	0.58mi	2/1.0 (-1)	984 (+6%)	4mo	$110,000	$112	54
2291 Taylor Ave	0.71mi	3/1.0	979 (+6%)	4mo	$135,000	$138	54
1660 E Weber Rd	0.56mi	2/1.0 (-1)	1,030 (+11%)	0mo	$190,750	$185	50
2468 Dawnlight Ave	0.71mi	2/1.0 (-1)	800 (-14%)	1mo	$180,000	$225	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 · 3.41% rent growth · sell at horizon

5-year hold

• IRR: -7.1%
• Equity multiple: 0.74×
• Total profit: $-8,645
• Equity at exit: $17,520

10-year hold

• IRR: 3.0%
• Equity multiple: 1.22×
• Total profit: $7,354
• Equity at exit: $10,159

Cash invested: $32,900 (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: 8.0×

Monthly cashflow live

• Estimated rent: $1,224 high
• Mortgage (P&I): −$616
• Tax from tax record: −$147 /mo · $1,763/yr
• Insurance: −$49
• HOA: −$0
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $155

Break-even live

Break-even rent $1,028

Max offer price $117,500

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: $29,375
• Closing costs: $3,525
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2718 Fern Ave Columbus, OH	3.0	1.0	1100	$1,640	$1.49	43d	1	0.11mi
2846 Joyce Ave Apt C Columbus, OH	2.0	1.0	645	$815	$1.26	23d	1	0.14mi
2836-2850 Baughman Ave Unit 2846 Columbus, OH	2.0	1.0	765	$950	$1.24	43d	1	0.24mi
2836-2850 Baughman Ave Unit 2844 Columbus, OH	2.0	1.0	1020	$950	$0.93	15d	1	0.24mi
2844 Baughman Ave Columbus, OH	2.0	1.0	1020	$950	$0.93	15d	1	0.24mi
2846 Baughman Ave Columbus, OH	2.0	1.0	765	$950	$1.24	43d	1	0.24mi
1928 Agler Rd Columbus, OH	2.0	1.0	1000	$875	$0.88	43d	1	0.27mi
1911 Denune Ave Columbus, OH	2.0	1.0	645	$925	$1.43	43d	1	0.30mi
1911 Denune Ave Columbus, OH	2.0	1.0	645	$795	$1.23	1d	1	0.30mi
1849 Robert St Columbus, OH	3.0	1.0	816	$1,300	$1.59	3d	1	0.31mi
2707 Woodland Ave Columbus, OH	3.0	1.0	957	$1,400	$1.46	17d	1	0.35mi
2765 Cleveland Ave Unit B Columbus, OH	2.0	1.0	1100	$990	$0.90	17d	1	0.43mi
1954 Oakland Park Ave Unit C Columbus, OH	2.0	1.0	1000	$1,050	$1.05	43d	1	0.48mi
1952 Oakland Park Ave Apt A Columbus, OH	2.0	1.0	1000	$1,050	$1.05	43d	1	0.50mi
1952 Oakland Park Ave Unit C Columbus, OH	2.0	1.0	1000	$900	$0.90	23d	1	0.50mi
2228 Minnesota Ave Columbus, OH	2.0	1.0	1025	$1,245	$1.21	15d	1	0.53mi
2919 Bridgewalk St Unit 2919 Columbus, OH	2.0	1.0	806	$995	$1.23	7d	1	0.61mi
2901 Bridgewalk St Unit 2901 Columbus, OH	3.0	1.5	950	$1,295	$1.36	23d	1	0.63mi
2317 Parkwood Ave Columbus, OH	2.0	1.0	672	$995	$1.48	7d	1	0.66mi
2761 Wedge St Columbus, OH	2.0	1.0	765	$970	$1.27	7d	1	0.70mi
2761 Wedge St Columbus, OH	2.0	1.0	765	$995	$1.30	21d	1	0.70mi
2291 Taylor Ave Columbus, OH	3.0	1.0	979	$1,300	$1.33	43d	1	0.71mi
2695 Divot Pl Unit 2676 Columbus, OH	3.0	2.0	1050	$1,149	$1.09	43d	1	0.72mi
3257 Cleveland Ave Apt C Columbus, OH	2.0	1.0	975	$1,000	$1.03	43d	1	0.74mi
1576-1578 Arlington Ave Unit 1576 Columbus, OH	2.0	1.0	902	$1,000	$1.11	43d	1	0.77mi
1530 Genessee Ave Unit B Columbus, OH	2.0	1.0	800	$1,150	$1.44	3d	1	0.79mi
2341 Dawnlight Ave Columbus, OH	3.0	1.0	920	$1,550	$1.68	3d	1	0.80mi
1524 Genessee Ave Unit A Columbus, OH	2.0	1.0	800	$1,150	$1.44	2d	1	0.81mi
1549-1551 Oakland Park Ave Columbus, OH	2.0	1.0	832	$1,100	$1.32	21d	1	0.90mi
1435 Republic Ave Columbus, OH	3.0	1.0	908	$1,395	$1.54	7d	1	1.03mi
1435 Republic Ave Columbus, OH	3.0	1.0	908	$1,425	$1.57	19d	1	1.03mi
1577 Cordell Ave Columbus, OH	2.0	1.0	882	$1,000	$1.13	2d	1	1.11mi
1269 Minnesota Ave Columbus, OH	3.0	1.0	1075	$1,550	$1.44	7d	1	1.13mi
1352 E Hudson St Columbus, OH	2.0	1.0	800	$1,150	$1.44	43d	1	1.17mi
2132 Elmore Ave Columbus, OH	3.0	1.0	1000	$1,245	$1.25	23d	1	1.17mi
3267 Walmar Dr Columbus, OH	3.0	1.0	1106	$1,550	$1.40	23d	1	1.22mi
3054 McGuffey Rd Columbus, OH	3.0	1.0	1106	$1,450	$1.31	43d	1	1.27mi
1879 Jermain Dr Columbus, OH	4.0	1.0	1077	$1,800	$1.67	43d	1	1.28mi
1609-1611 E 26th Ave Columbus, OH	2.0	1.0	1080	$1,150	$1.06	2d	1	1.29mi
1609-1611 E 26th Ave Columbus, OH	2.0	1.0	1080	$1,200	$1.11	23d	1	1.29mi

Listing history 12 events

1. 2026-06-18
   days on market $117,500 Active 16 DOM
2. 2026-06-17
   days on market $117,500 Active 15 DOM
3. 2026-06-16
   days on market $117,500 Active 14 DOM
4. 2026-06-15
   days on market $117,500 Active 13 DOM
5. 2026-06-13
   days on market $117,500 Active 11 DOM
6. 2026-06-13
   days on market $117,500 Active 10 DOM
7. 2026-06-09
   days on market $117,500 Active 7 DOM
8. 2026-06-08
   days on market $117,500 Active 6 DOM
9. 2026-06-07
   days on market $117,500 Active 5 DOM
10. 2026-06-05
    days on market $117,500 Active 2 DOM
11. 2026-06-02
    remarks 223-char remark
12. 2026-06-02
    listed $117,500 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: $1,763 · $147/mo
• Projected year-2 tax: $1,798 · $150/mo
• Expected delta: +$35/yr (+$3/mo · 2.0%)

ⓘ 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 100% 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: $14,689
• − Mortgage interest: −$6,582
• − Property taxes: −$1,763
• − Insurance: −$588
• − Repairs & maintenance: −$1,175
• − Management: −$1,175
• − Depreciation: −$3,418
• Taxable loss: −$12
• Est. tax savings @ 24.0%: +$3
• After-tax cash flow: $1,862/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

+426.9% since first listed

7 events — show timeline

• 2026-06-03 Listed $117,500 FSBO.com
• 2007-07-10 Sold (Public Records) $44,000 Public Records
• 2007-05-04 Sold (MLS) $24,100 CBRMLS
• 2007-02-27 Listing Removed — CBRMLS
• 2007-02-18 Listed $25,300 CBRMLS
• 2002-02-06 Sold (Public Records) $26,000 Public Records
• 1989-06-20 Sold (Public Records) $22,302 Public Records

Property tax history

+8.9%/yr

Latest (2024): $1,763 · +1.3% YoY. Source: county tax records.