969 Sheridan Ave · Bexley, OH 43209

$295,000

4 bd · 0.0 ba · 1,792 sqft · MultiFamily · 6 Days on market

Built 1950 Fair condition 4,791 sqft lot Est $262k · 13% over

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Why this score? — see what drove the D- 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 +10.6/30.0
• Schools +7.1/10.0
• Rent growth +4.8/5.0
• Livability +4.5/5.0
• 1% rule +3.1/10.0
• DSCR +3.1/10.0
• Condition / age +2.2/5.0
• ARV discount +1.8/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

AFFORDABLE BEXLEY TWO FAMILY

Key facts

• Hardwood flooring
• Fully leased duplex
• Off-street parking

Tags

• FULLY LEASED DUPLEX
• HARDWOOD FLOORING
• SPACIOUS LIVING AREAS
• FULL BASEMENTS
• OFF-STREET PARKING
• WALKABLE NEIGHBORHOOD

Property features AI

Finance

• Other: Annual tax amount approximately $4,831 (tax year 2025)
• Financial info: Two-unit property; Net operating income approximately $21,869; Operating expenses approximately $4,831

Exterior

• Utilities: Public sewer
• Home design: Duplex property; Built in 1950
• Construction: Built in 1950
• Exterior features: Lot approximately 0.11 acres; Located near E Livingston Ave

Interior

• Interior features: Duplex with two separate units

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1-bath units multifamily listed at $295k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-147 ($-2k/yr) — negative. Per door: $-73/mo.
• To cash-flow at today's rent, offer at most $274k (7.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $240k (18.8% below list).
• Recommended offer: $240k (18.8% below list) — sets the bar for 1% rule.
• Cap rate 5.7% vs local median 1.1% in Bexley — 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 89/100 on livability (#10 in OH, #116 nationally) — a professional / high-income tenant draw. Strengths: commute A+, employment A+, housing A+; Watch: cost of living D-.
• Bexley City (suburban): math 77% / reading 81% proficiency, ranked #40 of 656 in OH (top 6%) — strong family-tenant draw, lease renewals of 3-5y typical; only 15% free/reduced lunch — higher-income household profile.
• Zoned schools: Montrose Elementary School (math 77% / reading 87%, grade A+, #116 of 1,584 statewide, top 9%, 335 students, 11% FRL); Bexley Middle School (math 70% / reading 77%, grade A, #99 of 654 statewide, top 16%, 602 students, 0% FRL); Bexley High School (math 87% / reading 87%, grade A, #4 of 781 statewide, top 1%, 736 students, 23% FRL) — zoned schools at 11% FRL track the district average.
• Market conditions: Rents rising fast (+9.4%/yr); 54 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 8,139 units permitted in Franklin County in 2024 (5,940 in 5+ unit buildings).
• This rent runs 32% of the median local income ($90k/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 $2k of loan paydown is wiped out by about $9k 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 25y 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.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $239,500 (18.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
5. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
8. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.81% ✗
• Cap rate: 5.70%
• Cash-on-cash: -2.13%
• DSCR: 0.91
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $261,632
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
969 Sheridan Ave	0.00mi	4/—	1,792 (0%)	1mo	$295,000	$165	100
940 Ferndale Pl	0.05mi	4/—	1,782 (-1%)	1mo	$206,000	$116	96
960 Ferndale Pl	0.03mi	4/—	1,537 (-14%)	10mo	$225,000	$146	66
651-653 Rhoads Ave	0.68mi	4/—	1,844 (+3%)	14mo	$270,000	$146	52
1732-1734 E Whittier St	0.70mi	4/—	1,568 (-12%)	1mo	$195,000	$124	46
1723-1725 E Whittier St	0.72mi	4/—	1,624 (-9%)	10mo	$193,315	$119	42
1701 E Whittier St #1703	0.75mi	4/—	1,624 (-9%)	9mo	$245,000	$151	42
1710-1712 E Whittier St	0.72mi	4/—	1,624 (-9%)	24mo	$300,000	$185	31

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -14.4%
• Equity multiple: 0.46×
• Total profit: $-44,448
• Equity at exit: $43,985

10-year hold

• IRR: 1.0%
• Equity multiple: 1.09×
• Total profit: $7,024
• Equity at exit: $25,506

Cash invested: $82,600 (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 43209

• Rents YoY: 9.4%
• Active inventory: 54
• Price-to-rent: 20.5×

Monthly cashflow live

• Estimated rent: $2,395 high
• Mortgage (P&I): −$1,547
• Tax est. 1.5%: −$369 /mo · $4,425/yr
• Insurance: −$123
• HOA: −$0
• Vacancy / Maint / Mgmt: −$503
• Net cashflow: $-147

Break-even live

Break-even rent $2,581

Max offer price $273,783

Occupancy floor —

Sensitivity live

Price	-10% $57	-5% $-45	+0% $-147	+5% $-249	+10% $-350
Rent	-10% $-336	-5% $-241	+0% $-147	+5% $-52	+10% $43
Rate	-1.0pp $2	-0.5pp $-72	base $-147	+0.5pp $-223	+1.0pp $-301

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,394
Total (2 units)			$2,395

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: $73,750
• Closing costs: $8,850
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1316 College Ave Columbus, OH	4.0	3.0	2316	$3,800	$1.64	0d	1	0.57mi
2200 E Main St Bexley, OH	3.0	1.0–3.0	1142	$4,678	$4.10	0d	136	0.60mi
1805 Kent St Columbus, OH	4.0	1.5	1399	$1,900	$1.36	25d	1	0.60mi
841-843 Seymour Ave Columbus, OH	3.0	1.5	1286	$1,650	$1.28	0d	1	0.87mi
533 Fairwood Ave Columbus, OH	4.0	2.0	2410	$2,475	$1.03	45d	1	0.91mi
773-775 Berkeley Rd Columbus, OH	3.0	1.0	1280	$1,350	$1.05	4d	1	0.97mi
773-775 Berkeley Rd Columbus, OH	3.0	1.0	1280	$1,400	$1.09	23d	1	0.97mi
1683-1685 E Main St Columbus, OH	3.0	2.0	1380	$1,695	$1.23	14d	1	0.99mi
614-616 Lilley Ave Columbus, OH	3.0	1.5	1232	$1,700	$1.38	45d	1	1.04mi
558 Lilley Ave Columbus, OH	3.0	1.0	1372	$1,600	$1.17	45d	1	1.07mi
382 Morrison Ave Columbus, OH	4.0	1.5	2027	$2,500	$1.23	5d	1	1.10mi
1702 Bryden Rd #1704 Columbus, OH	3.0	2.5	2000	$2,300	$1.15	19d	1	1.13mi
391 Berkeley Rd Columbus, OH	3.0	1.5	1518	$2,295	$1.51	16d	1	1.15mi
1756 Oak St Columbus, OH	4.0	2.0	2425	$5,200	$2.14	0d	1	1.19mi
1559 Frebis Ave Columbus, OH	3.0	2.0	1744	$2,100	$1.20	45d	1	1.31mi
904 Studer Ave Columbus, OH	3.0	1.5	1364	$1,780	$1.30	25d	1	1.35mi
1479-1481 Bryden Rd Columbus, OH	4.0	1.5	2604	$1,750	$0.67	45d	1	1.36mi
555 Kimball Pl Columbus, OH	3.0	2.5	1252	$1,785	$1.43	45d	1	1.38mi
883 Studer Ave Columbus, OH	4.0	2.5	2217	$2,500	$1.13	0d	1	1.38mi
883 Studer Ave Columbus, OH	4.0	2.5	2217	$2,500	$1.13	3d	1	1.38mi
932 Linwood Ave Columbus, OH	4.0	1.5	1663	$2,045	$1.23	45d	1	1.43mi
988 Linwood Ave Columbus, OH	4.0	3.0	1800	$2,750	$1.53	19d	1	1.45mi
1167 E Whittier St Columbus, OH	3.0	1.5	1300	$1,950	$1.50	45d	1	1.46mi
1165-1167 E Whittier St Columbus, OH	3.0	1.5	1300	$1,950	$1.50	45d	1	1.46mi
1776 Nason Ave Columbus, OH	3.0	1.0	1300	$1,500	$1.15	5d	1	1.47mi
1776 Nason Ave Columbus, OH	3.0	1.0	1300	$1,500	$1.15	9d	1	1.47mi

Listing history 7 events

1. 2026-05-22
   listed $295,000 Active
2. 2026-04-26
   listed $1,253
3. 2003-06-02
   historical
4. 2003-05-28
   listed $119,900
5. 2001-12-14
   soldstatus $66,000 28-char remark

   Show marketing remark (28 chars)

   AFFORDABLE BEXLEY TWO FAMILY

6. 2001-11-15
   historical 28-char remark

   Show marketing remark (28 chars)

   AFFORDABLE BEXLEY TWO FAMILY

7. 2001-11-01
   listed $67,000 28-char remark

   Show marketing remark (28 chars)

   AFFORDABLE BEXLEY TWO FAMILY

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,740
• − Mortgage interest: −$16,525
• − Property taxes: −$4,425
• − Insurance: −$1,475
• − Repairs & maintenance: −$2,299
• − Management: −$2,299
• − Depreciation: −$8,582
• Taxable loss: −$6,865
• Est. tax savings @ 24.0%: +$1,648
• After-tax cash flow: $-112/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.

Condition & rehab AI · 13 photos

Fair 45/100 Moderate rehab

A moderately rehabbed two-family home in Bexley, Ohio, with average condition and some minor repairs needed. Potential for significant value increase with updates.

Repairs flagged

• Minor kitchen cabinets — dated and slightly worn
• Minor bathroom fixtures — dated and slightly worn
• Minor paint — scuffing and minor discoloration

Value-add opportunities

• Resale new kitchen cabinets — modernizing the kitchen
• Resale new bathroom fixtures — modernizing the bathroom
• Both painting — enhances curb appeal and interior aesthetics
• Both HVAC upgrade — improves comfort and energy efficiency

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and slightly worn	Minor	$500–3,000
bathroom fixtures · dated and slightly worn	Minor	$500–3,000
paint · scuffing and minor discoloration	Minor	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• Resale new kitchen cabinets — modernizing the kitchen ↑
• Resale new bathroom fixtures — modernizing the bathroom ↑
• Both painting — enhances curb appeal and interior aesthetics ↑
• Both HVAC upgrade — improves comfort and energy efficiency ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Bexley City
• NCES district ID: 3904362
• Math proficiency: 77% ▼ -5.00%
• Reading proficiency: 81% ▼ -4.00%
• Median HH income: $94,720
• Composite: 71.09/100
• National rank: #239
• State rank: #40 of 656 in OH

Livability — Bexley

• Score: 89/100
• State rank: #10
• US rank: #116

Category grades

Amenities C Commute A+ Cost of living D- Crime B Employment A+ Housing A+ Health & safety A- User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bexley, OH
• County: Franklin County · 1,351,780 people
• City population: 28,193
• Metro: Columbus, OH
• Population (ZIP): 28,193
• Household income: $89,713
• Rent vs Own: 42.1% rent · 57.9% own
• Severe rent burden: 1110.0

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: Predominantly White (66%)
• Race & ethnicity: White 66% Black 25% Two or more races 6% Hispanic / Latino 4% Asian 2%
• Common ancestry: Romanian 4% Scotch-Irish 3% Lithuanian 2%
• Foreign-born: 5% · Canada, China
• Languages at home: 92% English-only · Spanish 2% Arabic 2% Russian/Polish/Slavic 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: ▼ -405.11%
• Current HPI: 287.281
• Rent YoY: ▲ 9.36%
• 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

+340.3% since first listed

10 events — show timeline

• 2026-06-05 Sold (MLS) $295,000 CBRMLS
• 2026-05-28 Pending — CBRMLS
• 2026-05-25 Rental Removed $1,253 RENTLY
• 2026-05-22 Listed $295,000 CBRMLS
• 2026-04-26 Listed for Rent $1,253 RENTLY
• 2003-06-02 Listing Removed — CBRMLS
• 2003-05-28 Listed $119,900 CBRMLS
• 2001-12-14 Sold (MLS) $66,000 CBRMLS
• 2001-11-15 Listing Removed — CBRMLS
• 2001-11-01 Listed $67,000 CBRMLS