559 Southwood Ave · Columbus, OH 43207

$189,000

3 bd · 1.0 ba · 1,568 sqft · SingleFamily public records · 6 Days on market

Built 1890 5,227 sqft lot Est $321k · 41% 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 +15.6/30.0
• ARV discount +15.0/15.0
• DSCR +4.8/10.0
• 1% rule +4.4/10.0
• Livability +4.0/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautifully maintained 21/2 story brick Victorian Style home. This home offers first floor laundry, a large kitchen and dining room. Living room with a picture window and beautiful electric fire place. There are 3 bedrooms and a full bath with a claw foot tub on the second floor. The attic is large and could easily be finished. Easily accessible to down town and German Village. Landscaping that is beautiful and easily maintained perennial's along with a covered front porch, two brick patios and a nice spacious deck. Fully fenced in back yard. Both off and on street parking. Updated windows, Roof, gutters, furnace and water tank. AHS Home Warranty in Place ''Agent related to seller''

Key facts

• 5,227 sq ft lot
• Built 1890
• Listed 6 days

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two stories; Built in 1890
• Exterior features: Deck; Fenced yard; Stone foundation

Interior

• Flooring: Wood flooring; Laminate flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating
• Interior features: Partial basement; Insulated windows; One fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $189k.

Deal economics

• At list price, monthly cash flow is $79 ($944/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 $178k (6.1% below list).
• Recommended offer: $178k (6.1% below list) — sets the bar for 1% rule.
• Cap rate 6.8% 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); South High School (math 10% / reading 26%, grade F, #687 of 781 statewide, top 88%, 903 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 (+2.3%/yr); 198 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 8,139 units permitted in Franklin County in 2024 (5,940 in 5+ unit buildings).
• This rent runs 34% of the median local income ($63k/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 $6k 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.
• 2 sale attempts since 11y ago; this cycle's ask is 58% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $130k; 45% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $177,534 (6.1% below list)

Questions for the listing agent

1. Built in 1890 — 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: 0.94% ✗
• Cap rate: 6.79%
• Cash-on-cash: 1.78%
• DSCR: 1.08
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $321,440
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
605 Frebis Ave	0.22mi	3/2.5	1,459 (-7%)	1mo	$345,000	$236	71
334 E Morrill Ave	0.37mi	3/2.0	1,638 (+4%)	1mo	$336,000	$205	70
601 Frebis Ave	0.23mi	3/2.5	1,459 (-7%)	2mo	$349,000	$239	70
1532 Parsons Ave	0.17mi	2/1.5 (-1)	1,402 (-11%)	1mo	$185,500	$132	67
760 Siebert St	0.75mi	3/1.0	1,596 (+2%)	2mo	$178,900	$112	61
377 Stewart Ave	0.73mi	2/1.5 (-1)	1,593 (+2%)	1mo	$495,000	$311	55
1742 Oakwood Ave	0.58mi	4/2.0 (+1)	1,659 (+6%)	1mo	$255,000	$154	53
1403 Bruck St	0.49mi	2/2.0 (-1)	1,428 (-9%)	1mo	$395,000	$277	53
342 Sheldon Ave	0.37mi	2/1.5 (-1)	1,780 (+14%)	1mo	$362,000	$203	52
139 E Moler St	0.65mi	2/3.0 (-1)	1,471 (-6%)	2mo	$436,000	$296	45
172 E Woodrow Ave	0.62mi	4/2.0 (+1)	1,728 (+10%)	1mo	$268,000	$155	44
1585 Linwood Ave	0.70mi	3/2.0	1,779 (+14%)	0mo	$263,000	$148	41

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 · 2.32% rent growth · sell at horizon

5-year hold

• IRR: -14.2%
• Equity multiple: 0.49×
• Total profit: $-26,786
• Equity at exit: $28,181

10-year hold

• IRR: -6.6%
• Equity multiple: 0.59×
• Total profit: $-21,605
• Equity at exit: $16,341

Cash invested: $52,920 (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 43207

• Rents YoY: 2.3%
• Active inventory: 198
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,775 high
• Mortgage (P&I): −$991
• Tax from tax record: −$254 /mo · $3,048/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$373
• Net cashflow: $79

Break-even live

Break-even rent $1,676

Max offer price $189,000

Occupancy floor 91%

Sensitivity live

Price	-10% $186	-5% $132	+0% $79	+5% $25	+10% $-28
Rent	-10% $-62	-5% $9	+0% $79	+5% $149	+10% $219
Rate	-1.0pp $174	-0.5pp $127	base $79	+0.5pp $30	+1.0pp $-20

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
662 Southwood Ave Columbus, OH	3.0	2.0	1183	$1,950	$1.65	22d	1	0.10mi
476 Southwood Ave Columbus, OH	2.0	1.0	1219	$1,400	$1.15	45d	1	0.16mi
490-492 E Jenkins Ave Unit 490 Columbus, OH	3.0	1.0	1050	$1,325	$1.26	45d	1	0.16mi
529 E Morrill Ave Columbus, OH	3.0	1.0	1318	$1,600	$1.21	5d	1	0.21mi
530 Hanford St Unit 1496117P Columbus, OH	4.0	3.0	1862	$7,850	$4.22	0d	1	0.31mi
1755 S 20th St Columbus, OH	2.0–5.0	1.0–2.0	1153	$1,219	$1.06	0d	13	0.31mi
357 Frebis Ave #5 Columbus, OH	3.0	3.5	1748	$2,750	$1.57	45d	1	0.41mi
357 Frebis Ave #6 Columbus, OH	3.0	3.5	2160	$2,950	$1.37	45d	1	0.41mi
573 E Mithoff St Columbus, OH	3.0	1.5	1300	$2,100	$1.62	45d	1	0.42mi
1416 S Ohio Ave Columbus, OH	3.0	1.5	1056	$1,595	$1.51	23d	1	0.49mi
396 E Mithoff St Columbus, OH	3.0	1.5	1380	$2,295	$1.66	12d	1	0.52mi
287 E Woodrow Ave Columbus, OH	2.0	1.0	2028	$1,300	$0.64	45d	1	0.53mi
506 Thurman Ave Columbus, OH	3.0	1.0	1500	$1,600	$1.07	4d	1	0.54mi
765 E Deshler Ave Columbus, OH	3.0	1.0	1332	$1,350	$1.01	0d	1	0.59mi
1239-1241 S Champion Ave Columbus, OH	3.0	1.0	1134	$1,275	$1.12	18d	1	0.71mi
1061 Parsons Ave Columbus, OH	2.0	2.0	1408	$1,950	$1.38	45d	1	0.71mi
122 E Woodrow Ave Columbus, OH	2.0	1.0	1200	$1,450	$1.21	16d	1	0.71mi
761 Siebert St Columbus, OH	2.0	2.0	1050	$2,350	$2.24	5d	1	0.72mi
1225 S Champion Ave Unit 1225 Columbus, OH	3.0	1.0	1110	$1,095	$0.99	5d	1	0.72mi
1227 S Champion Ave Unit 1227 Columbus, OH	3.0	1.0	1110	$1,195	$1.08	5d	1	0.73mi
61 E Moler St #63 Columbus, OH	2.0	1.0	1050	$1,950	$1.86	16d	1	0.79mi
106 E Gates St Columbus, OH	3.0	1.5	1472	$2,700	$1.83	16d	1	0.79mi
461-463 Reinhard Ave Columbus, OH	3.0	1.0	1134	$1,450	$1.28	5d	1	0.81mi
461-463 Reinhard Ave Unit 461 Columbus, OH	3.0	1.0	1134	$1,450	$1.28	5d	1	0.81mi
1118 S Ohio Ave Columbus, OH	3.0	1.5	1232	$1,750	$1.42	45d	1	0.83mi
1110 S 4th St Columbus, OH	3.0	2.0	1465	$900	$0.61	9d	1	0.85mi
966 S 18th St Columbus, OH	3.0	1.5	1428	$2,400	$1.68	45d	1	0.87mi
315 Siebert St Columbus, OH	3.0	1.0	1597	$2,200	$1.38	25d	1	0.87mi
1836 Lockbourne Rd Columbus, OH	2.0–3.0	1.0–1.5	997	$1,059	$1.06	5d	4	0.87mi
76-78 E Barthman Ave Columbus, OH	3.0	1.0	1206	$1,500	$1.24	25d	1	0.88mi
1288 Linwood Ave Columbus, OH	3.0	1.0	1344	$1,900	$1.41	45d	1	0.88mi
850 E Whittier St Columbus, OH	3.0	2.0	1200	$1,949	$1.62	25d	1	0.88mi
880 E Whittier St Columbus, OH	2.0	1.5	1064	$1,100	$1.03	45d	1	0.89mi
630 Stanley Ave Columbus, OH	3.0	1.0	1300	$1,949	$1.50	25d	1	0.90mi
6 Hanford St #6 Columbus, OH	2.0	1.0	1080	$1,850	$1.71	45d	1	0.90mi
33 W Morrill Ave Columbus, OH	1.0–3.0	1.0–2.0	935	$1,297	$1.39	0d	5	0.91mi
928 S 18th St Columbus, OH	3.0	2.0	1216	$1,995	$1.64	45d	1	0.92mi
27 W Jenkins Ave Columbus, OH	2.0–3.0	1.0–1.5	1013	$1,458	$1.44	9d	4	0.92mi
383 Schiller Aly Columbus, OH	2.0	1.5	1275	$2,550	$2.00	25d	1	0.95mi
963 S 22nd St Columbus, OH	3.0	2.0	1188	$3,200	$2.69	9d	1	0.97mi

Listing history 20 events

1. 2026-06-15
   statusdays on market $189,000 Pending 6 DOM
2. 2026-06-13
   days on market $189,000 Active 5 DOM
3. 2026-06-13
   days on market $189,000 Active 4 DOM
4. 2026-06-08
   statusdays on market $189,000 Active 1 DOM
5. 2026-06-07
   days on market $189,000 Coming Soon 10 DOM
6. 2026-06-05
   days on market $189,000 Coming Soon 7 DOM
7. 2026-06-03
   days on market $189,000 Coming Soon 6 DOM
8. 2026-06-02
   days on market $189,000 Coming Soon 5 DOM
9. 2026-06-01
   days on market $189,000 Coming Soon 4 DOM
10. 2026-05-31
    days on market $189,000 Coming Soon 3 DOM
11. 2026-05-28
    historical $189,000
12. 2020-01-29
    soldstatus $130,000
13. 2020-01-27
    soldstatus $130,000 Closed 692-char remark

    Show marketing remark (692 chars)

    Beautifully maintained 21/2 story brick Victorian Style home. This home offers first floor laundry, a large kitchen and dining room. Living room with a picture window and beautiful electric fire place. There are 3 bedrooms and a full bath with a claw foot tub on the second floor. The attic is large and could easily be finished. Easily accessible to down town and German Village. Landscaping that is beautiful and easily maintained perennial's along with a covered front porch, two brick patios and a nice spacious deck. Fully fenced in back yard. Both off and on street parking. Updated windows, Roof, gutters, furnace and water tank. AHS Home Warranty in Place ''Agent related to seller''

14. 2020-01-09
    historical Contingent Finance and Inspection 692-char remark

    Show marketing remark (692 chars)

    Beautifully maintained 21/2 story brick Victorian Style home. This home offers first floor laundry, a large kitchen and dining room. Living room with a picture window and beautiful electric fire place. There are 3 bedrooms and a full bath with a claw foot tub on the second floor. The attic is large and could easily be finished. Easily accessible to down town and German Village. Landscaping that is beautiful and easily maintained perennial's along with a covered front porch, two brick patios and a nice spacious deck. Fully fenced in back yard. Both off and on street parking. Updated windows, Roof, gutters, furnace and water tank. AHS Home Warranty in Place ''Agent related to seller''

15. 2020-01-06
    status Pending 692-char remark

    Show marketing remark (692 chars)

    Beautifully maintained 21/2 story brick Victorian Style home. This home offers first floor laundry, a large kitchen and dining room. Living room with a picture window and beautiful electric fire place. There are 3 bedrooms and a full bath with a claw foot tub on the second floor. The attic is large and could easily be finished. Easily accessible to down town and German Village. Landscaping that is beautiful and easily maintained perennial's along with a covered front porch, two brick patios and a nice spacious deck. Fully fenced in back yard. Both off and on street parking. Updated windows, Roof, gutters, furnace and water tank. AHS Home Warranty in Place ''Agent related to seller''

16. 2020-01-06
    historical Contingent Finance and Inspection 692-char remark

    Show marketing remark (692 chars)

    Beautifully maintained 21/2 story brick Victorian Style home. This home offers first floor laundry, a large kitchen and dining room. Living room with a picture window and beautiful electric fire place. There are 3 bedrooms and a full bath with a claw foot tub on the second floor. The attic is large and could easily be finished. Easily accessible to down town and German Village. Landscaping that is beautiful and easily maintained perennial's along with a covered front porch, two brick patios and a nice spacious deck. Fully fenced in back yard. Both off and on street parking. Updated windows, Roof, gutters, furnace and water tank. AHS Home Warranty in Place ''Agent related to seller''

17. 2020-01-02
    listed $119,900 Active 692-char remark

    Show marketing remark (692 chars)

    Beautifully maintained 21/2 story brick Victorian Style home. This home offers first floor laundry, a large kitchen and dining room. Living room with a picture window and beautiful electric fire place. There are 3 bedrooms and a full bath with a claw foot tub on the second floor. The attic is large and could easily be finished. Easily accessible to down town and German Village. Landscaping that is beautiful and easily maintained perennial's along with a covered front porch, two brick patios and a nice spacious deck. Fully fenced in back yard. Both off and on street parking. Updated windows, Roof, gutters, furnace and water tank. AHS Home Warranty in Place ''Agent related to seller''

18. 2015-06-29
    historical Contingent Finance and Inspection
19. 2015-06-28
    historical
20. 2015-06-24
    listed $79,900 Active

ⓘ 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: $3,048 · $254/mo
• Projected year-2 tax: $3,048 · $254/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: $21,304
• − Mortgage interest: −$10,587
• − Property taxes: −$3,048
• − Insurance: −$945
• − Repairs & maintenance: −$1,704
• − Management: −$1,704
• − Depreciation: −$5,498
• Taxable loss: −$2,182
• Est. tax savings @ 24.0%: +$524
• After-tax cash flow: $1,468/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): 47,272
• Household income: $63,310
• Rent vs Own: 41.0% rent · 59.0% own
• Severe rent burden: 1679.0

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 0.57)
• Race & ethnicity: White 59% Black 28% Two or more races 7% Hispanic / Latino 5% Asian 1%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Italian 2% Romanian 2% Slovak 1%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Spanish 3% Other Indo-European 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: ▼ -244.33%
• Current HPI: 268.3028
• Rent YoY: ▲ 2.32%
• 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

+136.5% since first listed

10 events — show timeline

• 2026-05-28 Coming Soon $189,000 CBRMLS
• 2020-01-29 Sold (Public Records) $130,000 Public Records
• 2020-01-27 Sold (MLS) $130,000 CBRMLS
• 2020-01-09 Contingent — CBRMLS
• 2020-01-06 Pending — CBRMLS
• 2020-01-06 Contingent — CBRMLS
• 2020-01-02 Listed $119,900 CBRMLS
• 2015-06-29 Contingent — CBRMLS
• 2015-06-28 Listing Removed — CBRMLS
• 2015-06-24 Listed $79,900 CBRMLS

Property tax history

+17.8%/yr

Latest (2024): $3,048 · +1.3% YoY. Source: county tax records.