1682 Little Ave · Columbus, OH 43223

$120,000

2 bd · 1.0 ba · 1,080 sqft · SingleFamily public records · 71 Days on market

Built 1930 6,534 sqft lot $111/sqft · 38% below area Est $194k · 38% 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 +16.9/30.0
• ARV discount +15.0/15.0
• 1% rule +5.4/10.0
• DSCR +5.3/10.0
• Livability +4.0/5.0
• Schools +3.8/10.0
• Rent growth +3.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor Special! 3 Bedroom 2.5 Bathroom; 2 lots for the price of 1! Rare opportunity to take over a project already well underway & bring your vision to life! This property has been fully framed & features major improvements already completed, including new roof, new windows, new electric panel/service, new furnace, new insulation, & new rear deck--saving you significant time & upfront cost. Interior is ready for finishing--perfect for investors, builders, or buyers looking to customize from the ground up (see photos for current condition). Flexible layout offers the opportunity to design to your needs, whether resale, rental, or personal use. The sale also includes a second buildable lot, opening the door for additional value, expansion, or future development potential. Property is an active construction site--showings are available, * some floor is not installed yet, use caution when showing * . Clean slate, major systems already in place, & endless upside--this is your chance to step in, finish, & create serious value!

Key facts

• New furnace
• New rear deck
• New electric panel

Tags

• NEW ROOF
• NEW WINDOWS
• NEW ELECTRIC PANEL
• NEW FURNACE
• NEW INSULATION
• NEW REAR DECK

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $79 ($950/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $113k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.1% 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.
• South-Western City (suburban): math 40% / reading 48% proficiency, ranked #500 of 656 in OH (top 76%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+4.6%/yr); 144 active listings in the ZIP; 39 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 49% 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 32% 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 $830 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 71 days — a 6% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $50k; list at $120k implies a 140% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $112,800 (6.0% below list)

Questions for the listing agent

1. It's been on market 71 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 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 7.09%
• Cash-on-cash: 2.83%
• DSCR: 1.13
• GRM: 8.0

CMA / ARV

• ARV (median comp): $193,816
• List price: $120,000
• Delta: -38.09%
• 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
1852 Richmond Rd	0.23mi	2/1.0	1,091 (+1%)	0mo	$220,000	$202	87
1657 Hopkins Ave	0.05mi	2/1.0	958 (-11%)	2mo	$195,000	$204	78
1366 Brown Rd	0.16mi	3/1.0 (+1)	1,131 (+5%)	10mo	$219,900	$194	71
1915 Hopkins Ave	0.34mi	3/1.0 (+1)	1,104 (+2%)	8mo	$225,000	$204	69
1712 Little Ave	0.04mi	3/1.0 (+1)	958 (-11%)	7mo	$156,750	$164	68
1540 Little Ave	0.18mi	2/1.0	928 (-14%)	3mo	$245,000	$264	66
1674 Hopkins Ave	0.06mi	3/2.0 (+1)	925 (-14%)	10mo	$200,000	$216	56
1685 Ransburg Ave	0.49mi	2/1.0	1,215 (+12%)	9mo	$100,000	$82	49
1864 Rosemont Ave	0.52mi	3/1.5 (+1)	1,186 (+10%)	4mo	$222,000	$187	49
1955 Big Tree Dr	0.63mi	3/2.0 (+1)	1,170 (+8%)	8mo	$260,000	$222	41
1601 Eastfield Dr N	0.73mi	2/1.0	925 (-14%)	9mo	$159,000	$172	35
1625 Eastfield Dr N	0.74mi	3/1.0 (+1)	925 (-14%)	3mo	$133,000	$144	35

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: -9.8%
• Equity multiple: 0.63×
• Total profit: $-12,273
• Equity at exit: $17,892

10-year hold

• IRR: 1.9%
• Equity multiple: 1.14×
• Total profit: $4,820
• Equity at exit: $10,375

Cash invested: $33,600 (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 43223

• Rents YoY: 4.6%
• Active inventory: 144
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,251 high
• Mortgage (P&I): −$629
• Tax from tax record: −$230 /mo · $2,761/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$263
• Net cashflow: $79

Break-even live

Break-even rent $1,151

Max offer price $120,000

Occupancy floor 89%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1475 Stimmel Rd Columbus, OH	1.0–4.0	1.0	868	$1,205	$1.39	16d	1	0.23mi
1329 Birch Dr Columbus, OH	3.0	2.0	1500	$1,700	$1.13	44d	1	0.36mi
2210 October Ridge Dr Unit 2232 Columbus, OH	2.0	1.5	950	$1,200	$1.26	3d	1	0.78mi
2210 October Ridge Dr Unit 2224 Columbus, OH	2.0	1.5	950	$1,200	$1.26	23d	1	0.78mi
802 Harrisburg Pike Columbus, OH	2.0	1.0	1250	$995	$0.80	3d	1	0.81mi
800 Harrisburg Pike Unit 2 bedroom townhomes Columbus, OH	2.0	1.0	1250	$995	$0.80	44d	1	0.82mi
1928-1930 Vaughn St Unit 1928 Columbus, OH	2.0	1.0	919	$957	$1.04	44d	1	0.91mi
1773 W Mound St Unit 1799 Columbus, OH	1.0	1.0	700	$900	$1.29	44d	1	0.94mi
1773 W Mound St Unit 1803 Columbus, OH	1.0	1.0	700	$925	$1.32	44d	1	0.94mi
791-793 Butler Ave Unit 791 Columbus, OH	3.0	1.0	1000	$1,395	$1.40	3d	1	0.96mi
2167 W Mound St Unit C Columbus, OH	2.0	1.0	825	$900	$1.09	44d	1	1.03mi
947 E Forest Creek Dr Columbus, OH	2.0	1.5	950	$1,200	$1.26	44d	2	1.06mi
2173 W Mound St Unit A Columbus, OH	2.0	1.0	825	$900	$1.09	44d	1	1.06mi
2157 W Mound St Unit C Columbus, OH	2.0	1.0	825	$900	$1.09	44d	1	1.08mi
1231 Woodbrook Ct Columbus, OH	1.0	1.0	718	$925	$1.29	17d	1	1.10mi
543 Woodbury Ave Unit NA Columbus, OH	3.0	1.0	1308	$1,645	$1.26	14d	1	1.12mi
490 Helen St Columbus, OH	2.0	1.0	840	$1,200	$1.43	44d	1	1.18mi
488 Woodbury Ave Columbus, OH	3.0	1.5	1222	$1,250	$1.02	44d	1	1.20mi
1485 Walsh Ave Columbus, OH	2.0	1.0	720	$1,450	$2.01	23d	1	1.23mi
436 Catherine St Columbus, OH	2.0	1.5	960	$1,300	$1.35	7d	1	1.26mi
432 Catherine St Columbus, OH	3.0	1.0	1073	$1,325	$1.23	12d	1	1.26mi
432 Catherine St Columbus, OH	3.0	1.0	1073	$1,325	$1.23	14d	1	1.26mi
664 S Wheatland Ave Unit 1 Columbus, OH	1.0	1.0	700	$895	$1.28	12d	1	1.33mi
755 Canonby Pl Columbus, OH	3.0	1.5	950	$1,095	$1.15	44d	1	1.33mi
735 Canonby Pl Apt B Columbus, OH	3.0	1.5	950	$1,095	$1.15	20d	1	1.34mi
749 Canonby Pl Apt E Columbus, OH	3.0	1.5	1200	$1,095	$0.91	17d	1	1.34mi
731 Canonby Pl Unit B Columbus, OH	3.0	1.5	950	$1,095	$1.15	44d	1	1.36mi
394 S Guilford Ave Columbus, OH	3.0	1.5	1404	$1,450	$1.03	7d	1	1.36mi
717 Canonby Pl Unit B Columbus, OH	3.0	1.5	950	$1,095	$1.15	44d	1	1.37mi
2203 Clarendon Ln Unit 2203 Columbus, OH	2.0	1.0	835	$1,000	$1.20	12d	1	1.37mi
Sandybrook Ct Columbus, OH	2.0	1.0	1028	$1,250	$1.22	44d	1	1.38mi
713 Canonby Pl Unit B Columbus, OH	3.0	1.5	1200	$1,095	$0.91	3d	1	1.40mi
713 Canonby Pl Apt E Columbus, OH	3.0	1.5	1200	$1,095	$0.91	44d	1	1.40mi
695 S Eureka Ave Columbus, OH	3.0	1.0	1344	$1,425	$1.06	21d	1	1.47mi
2205 Sullivant Ave Columbus, OH	3.0	1.0	1275	$1,200	$0.94	44d	1	1.47mi
2174 Sullivant Ave Columbus, OH	1.0	1.0	800	$775	$0.97	44d	1	1.47mi
945 Hodges Dr Columbus, OH	3.0	1.0	1078	$1,640	$1.52	23d	1	1.48mi
411 S Yale Ave Columbus, OH	2.0	1.0	784	$1,425	$1.82	44d	1	1.49mi
1576 Rock Creek Dr Grove City, OH	3.0	2.5	1450	$2,050	$1.41	14d	1	1.49mi

Listing history 19 events

1. 2026-06-18
   days on market $120,000 Active 71 DOM
2. 2026-06-17
   days on market $120,000 Active 70 DOM
3. 2026-06-16
   pricedays on market $120,000 Active 69 DOM
4. 2026-06-15
   days on market $149,900 Active 68 DOM
5. 2026-06-13
   days on market $149,900 Active 66 DOM
6. 2026-06-10
   days on market $149,900 Active 62 DOM
7. 2026-06-08
   days on market $149,900 Active 61 DOM
8. 2026-06-07
   days on market $149,900 Active 60 DOM
9. 2026-06-03
   days on market $149,900 Active 56 DOM
10. 2026-06-02
    days on market $149,900 Active 55 DOM
11. 2026-06-01
    days on market $149,900 Active 54 DOM
12. 2026-05-31
    days on market $149,900 Active 53 DOM
13. 2026-05-19
    price $149,900 1071-char remark

    Show marketing remark (1071 chars)

    Investor Special! 3 Bedroom 2.5 Bathroom; 2 lots for the price of 1! Rare opportunity to take over a project already well underway & bring your vision to life! This property has been fully framed & features major improvements already completed, including new roof, new windows, new electric panel/service, new furnace, new insulation, & new rear deck--saving you significant time & upfront cost. Interior is ready for finishing--perfect for investors, builders, or buyers looking to customize from the ground up (see photos for current condition). Flexible layout offers the opportunity to design to your needs, whether resale, rental, or personal use. The sale also includes a second buildable lot, opening the door for additional value, expansion, or future development potential. Property is an active construction site--showings are available, * some floor is not installed yet, use caution when showing * . Clean slate, major systems already in place, & endless upside--this is your chance to step in, finish, & create serious value!

14. 2026-05-13
    price $159,900 1071-char remark

    Show marketing remark (1071 chars)

    Investor Special! 3 Bedroom 2.5 Bathroom; 2 lots for the price of 1! Rare opportunity to take over a project already well underway & bring your vision to life! This property has been fully framed & features major improvements already completed, including new roof, new windows, new electric panel/service, new furnace, new insulation, & new rear deck--saving you significant time & upfront cost. Interior is ready for finishing--perfect for investors, builders, or buyers looking to customize from the ground up (see photos for current condition). Flexible layout offers the opportunity to design to your needs, whether resale, rental, or personal use. The sale also includes a second buildable lot, opening the door for additional value, expansion, or future development potential. Property is an active construction site--showings are available, * some floor is not installed yet, use caution when showing * . Clean slate, major systems already in place, & endless upside--this is your chance to step in, finish, & create serious value!

15. 2026-04-29
    price $164,900 1071-char remark

    Show marketing remark (1071 chars)

    Investor Special! 3 Bedroom 2.5 Bathroom; 2 lots for the price of 1! Rare opportunity to take over a project already well underway & bring your vision to life! This property has been fully framed & features major improvements already completed, including new roof, new windows, new electric panel/service, new furnace, new insulation, & new rear deck--saving you significant time & upfront cost. Interior is ready for finishing--perfect for investors, builders, or buyers looking to customize from the ground up (see photos for current condition). Flexible layout offers the opportunity to design to your needs, whether resale, rental, or personal use. The sale also includes a second buildable lot, opening the door for additional value, expansion, or future development potential. Property is an active construction site--showings are available, * some floor is not installed yet, use caution when showing * . Clean slate, major systems already in place, & endless upside--this is your chance to step in, finish, & create serious value!

16. 2026-04-08
    listed $1 Active 1071-char remark

    Show marketing remark (1071 chars)

    Investor Special! 3 Bedroom 2.5 Bathroom; 2 lots for the price of 1! Rare opportunity to take over a project already well underway & bring your vision to life! This property has been fully framed & features major improvements already completed, including new roof, new windows, new electric panel/service, new furnace, new insulation, & new rear deck--saving you significant time & upfront cost. Interior is ready for finishing--perfect for investors, builders, or buyers looking to customize from the ground up (see photos for current condition). Flexible layout offers the opportunity to design to your needs, whether resale, rental, or personal use. The sale also includes a second buildable lot, opening the door for additional value, expansion, or future development potential. Property is an active construction site--showings are available, * some floor is not installed yet, use caution when showing * . Clean slate, major systems already in place, & endless upside--this is your chance to step in, finish, & create serious value!

17. 2023-05-11
    soldstatus $50,000
18. 2023-05-10
    soldstatus $38,000
19. 2022-03-11
    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: $2,761 · $230/mo
• Projected year-2 tax: $2,761 · $230/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 ≥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: $15,017
• − Mortgage interest: −$6,722
• − Property taxes: −$2,761
• − Insurance: −$600
• − Repairs & maintenance: −$1,201
• − Management: −$1,201
• − Depreciation: −$3,491
• Taxable loss: −$960
• Est. tax savings @ 24.0%: +$230
• After-tax cash flow: $1,181/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: South-Western City
• NCES district ID: 3904480
• Math proficiency: 40% ▼ -18.00%
• Reading proficiency: 48% ▼ -10.00%
• Median HH income: $51,689
• Composite: 37.95/100
• National rank: #4305
• State rank: #500 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

• 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

+233.1% since first listed

7 events — show timeline

• 2026-05-19 Price Changed $149,900 CBRMLS
• 2026-05-13 Price Changed $159,900 CBRMLS
• 2026-04-29 Price Changed $164,900 CBRMLS
• 2026-04-08 Listed $1 CBRMLS
• 2023-05-11 Sold (Public Records) $50,000 Public Records
• 2023-05-10 Sold (Public Records) $38,000 Public Records
• 2022-03-11 Sold (Public Records) $45,000 Public Records

Property tax history

+12.8%/yr

Latest (2024): $2,761 · +10.6% YoY. Source: county tax records.