57 N Guilford Ave · Columbus, OH 43222

$154,900

3 bd · 2.0 ba · 1,445 sqft · SingleFamily public records · 371 Days on market

Built 1928 4,356 sqft lot $107/sqft · 27% below area Est $212k · 27% 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 +16.3/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +5.1/10.0
• 1% rule +4.9/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0

Listing remarks MLS

Great opportunity to own this turnkey 4 bedroom, 2 full bath located near Franklinton. Owner has recently completed updates and is now ready for new owner. Great for owner occupant or as a buy and hold! AGENTS: Read A2A remarks

Key facts

• 4,356 sq ft lot
• Built 1928
• Listed 371 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $86 ($1k/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 $153k (1.3% below list).
• Recommended offer: $136k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.0% 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: 50 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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).
• At $1,530/mo this rent would consume 57% of the median local household income ($32k/yr) (locally 126% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $17k of equity ($1k loan paydown + $15k appreciation (10.0% local appreciation)).
• Franklin County population projected at +34% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $43k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 371 days — a 12% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 4y ago; this cycle's ask has dropped $65k (30%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $120k; 29% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1928 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $136,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 371 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1928 — 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: 0.99% ✗
• Cap rate: 6.96%
• Cash-on-cash: 2.39%
• DSCR: 1.11
• GRM: 8.4

CMA / ARV

• ARV (median comp): $212,155
• List price: $154,900
• Delta: -26.99%
• 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
134 Schultz Ave	0.15mi	3/2.0	1,388 (-4%)	4mo	$249,000	$179	83
44 Brehl Ave	0.23mi	3/1.5	1,368 (-5%)	2mo	$90,000	$66	77
76 N Central Ave	0.12mi	3/1.5	1,254 (-13%)	2mo	$67,000	$53	69
158 Wisconsin Ave	0.41mi	3/1.5	1,343 (-7%)	2mo	$256,000	$191	66
61 Dakota Ave	0.65mi	3/2.0	1,468 (+2%)	3mo	$280,000	$191	64
53 Rodgers Ave	0.66mi	4/1.5 (+1)	1,480 (+2%)	1mo	$75,000	$51	58
69 Rodgers Ave	0.66mi	3/2.0	1,348 (-7%)	2mo	$245,000	$182	57
72 Avondale Ave	0.73mi	3/2.0	1,518 (+5%)	3mo	$255,000	$168	55
1936 Floral Ave	0.68mi	3/1.0	1,376 (-5%)	4mo	$155,000	$113	53
1930 Floral Ave	0.68mi	3/1.5	1,328 (-8%)	1mo	$220,000	$166	52
112 S Cypress Ave	0.64mi	3/1.5	1,320 (-9%)	4mo	$157,500	$119	50
104 S Cypress Ave	0.64mi	3/2.0	1,276 (-12%)	4mo	$269,900	$212	48

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 26.0%
• Equity multiple: 3.07×
• Total profit: $89,918
• Equity at exit: $139,546

10-year hold

• IRR: 22.9%
• Equity multiple: 7.01×
• Total profit: $260,577
• Equity at exit: $300,937

Cash invested: $43,372 (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 43222

• Active inventory: 50
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,530 high
• Mortgage (P&I): −$812
• Tax from tax record: −$245 /mo · $2,941/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$321
• Net cashflow: $86

Break-even live

Break-even rent $1,420

Max offer price $154,900

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: $38,725
• Closing costs: $4,647
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
58 Stevens Ave Columbus, OH	3.0	1.0	1176	$1,250	$1.06	43d	1	0.06mi
137 N Guilford Ave Columbus, OH	4.0	2.0	1456	$1,850	$1.27	43d	1	0.10mi
100 N Central Ave Columbus, OH	2.0	1.0	932	$1,043	$1.12	43d	1	0.11mi
32 Schultz Ave Columbus, OH	3.0	1.0	1218	$1,250	$1.03	21d	1	0.14mi
73 Hayden Ave Columbus, OH	2.0	1.0	894	$1,350	$1.51	7d	1	0.14mi
163 N Central Ave Columbus, OH	2.0	2.5	1100	$1,650	$1.50	43d	1	0.15mi
51 N Princeton Ave Columbus, OH	3.0	1.0	1188	$1,175	$0.99	23d	1	0.21mi
121 Chicago Ave Columbus, OH	2.0	2.0	1234	$1,550	$1.26	43d	1	0.29mi
129 Chicago Ave Columbus, OH	2.0	2.5	1260	$1,895	$1.50	23d	1	0.30mi
120 S Central Ave Columbus, OH	1.0–3.0	1.0–2.0	944	$1,295	$1.37	14d	12	0.30mi
87-89 Dana Ave Columbus, OH	2.0	1.0	948	$1,100	$1.16	21d	1	0.30mi
85 N Yale Ave Columbus, OH	3.0	1.0	1215	$1,100	$0.91	19d	1	0.41mi
85 N Yale Ave Columbus, OH	3.0	1.0	1215	$1,100	$0.91	7d	1	0.41mi
189 W Park Ave Unit 189 Columbus, OH	3.0	2.0	1276	$1,395	$1.09	7d	1	0.49mi
1137 W Broad St Columbus, OH	1.0–2.0	1.0	770	$1,860	$2.42	43d	1	0.52mi
153 S Cypress Ave Columbus, OH	3.0	1.0	1472	$1,650	$1.12	7d	1	0.63mi
185 S Cypress Ave Columbus, OH	2.0	1.0	1104	$1,695	$1.54	43d	1	0.66mi
394 S Guilford Ave Columbus, OH	3.0	1.5	1404	$1,450	$1.03	7d	1	0.66mi
76 Rodgers Ave Columbus, OH	3.0	1.5	1422	$1,695	$1.19	23d	1	0.66mi
158 Dakota Ave Columbus, OH	4.0	2.0	1800	$2,045	$1.14	7d	1	0.71mi
125 Avondale Ave Columbus, OH	3.0	1.5	1344	$1,695	$1.26	43d	1	0.73mi
432 Catherine St Columbus, OH	3.0	1.0	1073	$1,325	$1.23	12d	1	0.76mi
432 Catherine St Columbus, OH	3.0	1.0	1073	$1,325	$1.23	14d	1	0.76mi
190 Nashoba Ave Columbus, OH	2.0	1.0	1030	$1,450	$1.41	19d	1	0.76mi
190 Nashoba Ave Columbus, OH	2.0	1.0	1030	$1,450	$1.41	11d	1	0.76mi
436 Catherine St Columbus, OH	2.0	1.5	960	$1,300	$1.35	7d	1	0.76mi
60 Martin Ave Columbus, OH	3.0	2.0	1807	$1,650	$0.91	23d	1	0.84mi
710 Grandview Crossing Way Columbus, OH	2.0	1.0–2.0	706	$2,240	$3.17	1d	5	0.93mi
80 S Souder Ave Columbus, OH	2.0	1.0–2.0	744	$1,713	$2.30	2d	47	0.94mi
721 Grandview Crossing Way Columbus, OH	2.0	1.0–2.0	701	$2,068	$2.95	2d	8	0.95mi
488 Woodbury Ave Columbus, OH	3.0	1.5	1222	$1,250	$1.02	43d	1	0.96mi
95-97 Whitethorne Ave Columbus, OH	3.0	1.5	1260	$1,475	$1.17	19d	1	0.97mi
95-97 Whitethorne Ave Columbus, OH	3.0	1.5	1260	$1,375	$1.09	3d	1	0.97mi
1964 Sullivant Ave Columbus, OH	4.0	2.0	1580	$1,650	$1.04	23d	1	0.97mi
1314 City View Dr Columbus, OH	1.0–3.0	1.0–2.0	961	$3,539	$3.68	1d	51	0.98mi
378 Hawkes Ave Columbus, OH	3.0	2.0	1200	$1,649	$1.37	23d	1	0.99mi
255 Belvidere Ave Columbus, OH	2.0	1.0	1144	$1,195	$1.04	15d	1	0.99mi
827 W Rich St Unit 827 Columbus, OH	2.0	1.0	1078	$1,175	$1.09	23d	1	1.01mi
821 W Rich St Unit 821 Columbus, OH	2.0	1.0	1078	$1,175	$1.09	23d	1	1.01mi
1444 City View Dr Columbus, OH	1.0–2.0	1.0–2.0	883	$2,621	$2.97	1d	38	1.03mi

Listing history 44 events

1. 2026-06-18
   days on market $154,900 Active 371 DOM
2. 2026-06-17
   days on market $154,900 Active 370 DOM
3. 2026-06-16
   days on market $154,900 Active 369 DOM
4. 2026-06-15
   days on market $154,900 Active 368 DOM
5. 2026-06-13
   days on market $154,900 Active 366 DOM
6. 2026-06-13
   days on market $154,900 Active 365 DOM
7. 2026-06-09
   days on market $154,900 Active 362 DOM
8. 2026-06-08
   days on market $154,900 Active 361 DOM
9. 2026-06-07
   days on market $154,900 Active 360 DOM
10. 2026-06-05
    days on market $154,900 Active 357 DOM
11. 2026-06-03
    days on market $154,900 Active 356 DOM
12. 2026-06-02
    days on market $154,900 Active 355 DOM
13. 2026-06-01
    days on market $154,900 Active 354 DOM
14. 2026-05-31
    days on market $154,900 Active 353 DOM
15. 2026-04-21
    price $164,900 227-char remark

    Show marketing remark (227 chars)

    Great opportunity to own this turnkey 4 bedroom, 2 full bath located near Franklinton. Owner has recently completed updates and is now ready for new owner. Great for owner occupant or as a buy and hold! AGENTS: Read A2A remarks

16. 2026-01-14
    price $174,900 227-char remark

    Show marketing remark (227 chars)

    Great opportunity to own this turnkey 4 bedroom, 2 full bath located near Franklinton. Owner has recently completed updates and is now ready for new owner. Great for owner occupant or as a buy and hold! AGENTS: Read A2A remarks

17. 2025-11-11
    price $184,900 227-char remark

    Show marketing remark (227 chars)

    Great opportunity to own this turnkey 4 bedroom, 2 full bath located near Franklinton. Owner has recently completed updates and is now ready for new owner. Great for owner occupant or as a buy and hold! AGENTS: Read A2A remarks

18. 2025-09-09
    price $194,900 227-char remark

    Show marketing remark (227 chars)

    Great opportunity to own this turnkey 4 bedroom, 2 full bath located near Franklinton. Owner has recently completed updates and is now ready for new owner. Great for owner occupant or as a buy and hold! AGENTS: Read A2A remarks

19. 2025-08-12
    price $199,900 227-char remark

    Show marketing remark (227 chars)

    Great opportunity to own this turnkey 4 bedroom, 2 full bath located near Franklinton. Owner has recently completed updates and is now ready for new owner. Great for owner occupant or as a buy and hold! AGENTS: Read A2A remarks

20. 2025-07-17
    price $209,900 227-char remark

    Show marketing remark (227 chars)

    Great opportunity to own this turnkey 4 bedroom, 2 full bath located near Franklinton. Owner has recently completed updates and is now ready for new owner. Great for owner occupant or as a buy and hold! AGENTS: Read A2A remarks

21. 2025-06-12
    listed $219,900 Active 227-char remark

    Show marketing remark (227 chars)

    Great opportunity to own this turnkey 4 bedroom, 2 full bath located near Franklinton. Owner has recently completed updates and is now ready for new owner. Great for owner occupant or as a buy and hold! AGENTS: Read A2A remarks

22. 2023-11-08
    historical Contingent Finance and Inspection
23. 2023-11-07
    historical
24. 2023-10-24
    price $220,000
25. 2023-10-21
    status Active
26. 2023-10-17
    historical Contingent Finance and Inspection
27. 2023-10-10
    price $230,000
28. 2023-10-03
    price $235,000
29. 2023-09-15
    price $240,000
30. 2023-09-07
    price $250,000
31. 2023-08-31
    listed $252,000 Active
32. 2022-11-21
    historical
33. 2022-10-27
    listed $264,900 Active
34. 2022-06-21
    soldstatus $120,000 Closed
35. 2022-05-23
    historical Contingent Finance and Inspection
36. 2022-05-12
    status Active
37. 2022-04-26
    historical Contingent Finance and Inspection
38. 2022-04-19
    price $121,000
39. 2022-04-14
    price $124,999
40. 2022-03-28
    status Active
41. 2022-03-15
    historical Contingent Finance and Inspection
42. 2022-03-14
    price $125,000
43. 2022-03-10
    price $135,000
44. 2022-03-08
    listed $145,000 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: $2,941 · $245/mo
• Projected year-2 tax: $2,941 · $245/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 · 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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,355
• − Mortgage interest: −$8,677
• − Property taxes: −$2,941
• − Insurance: −$774
• − Repairs & maintenance: −$1,468
• − Management: −$1,468
• − Depreciation: −$4,506
• Taxable loss: −$1,481
• Est. tax savings @ 24.0%: +$355
• After-tax cash flow: $1,392/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): 4,819
• Household income: $32,321
• Rent vs Own: 66.4% rent · 33.6% own
• Severe rent burden: 126.0

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: Highly diverse neighborhood (Simpson 0.71)
• Race & ethnicity: White 43% Hispanic / Latino 28% Two or more races 21% Black 18% Asian 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 16% Dominican 5%
• Common ancestry: Lithuanian 1% Slovak 1% Ukrainian 1%
• Foreign-born: 8% · Canada, South Korea
• Languages at home: 86% English-only · Spanish 11% Korean 1% Russian/Polish/Slavic 0%

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: ▲ 231.44%
• Current HPI: 654.0855
• Rent YoY: —
• 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

+13.7% since first listed

30 events — show timeline

• 2026-04-21 Price Changed $164,900 CBRMLS
• 2026-01-14 Price Changed $174,900 CBRMLS
• 2025-11-11 Price Changed $184,900 CBRMLS
• 2025-09-09 Price Changed $194,900 CBRMLS
• 2025-08-12 Price Changed $199,900 CBRMLS
• 2025-07-17 Price Changed $209,900 CBRMLS
• 2025-06-12 Listed $219,900 CBRMLS
• 2023-11-08 Contingent — CBRMLS
• 2023-11-07 Listing Removed — CBRMLS
• 2023-10-24 Price Changed $220,000 CBRMLS
• 2023-10-21 Relisted — CBRMLS
• 2023-10-17 Contingent — CBRMLS
• 2023-10-10 Price Changed $230,000 CBRMLS
• 2023-10-03 Price Changed $235,000 CBRMLS
• 2023-09-15 Price Changed $240,000 CBRMLS
• 2023-09-07 Price Changed $250,000 CBRMLS
• 2023-08-31 Listed $252,000 CBRMLS
• 2022-11-21 Listing Removed — CBRMLS
• 2022-10-27 Listed $264,900 CBRMLS
• 2022-06-21 Sold (MLS) $120,000 CBRMLS
• 2022-05-23 Contingent — CBRMLS
• 2022-05-12 Relisted — CBRMLS
• 2022-04-26 Contingent — CBRMLS
• 2022-04-19 Price Changed $121,000 CBRMLS
• 2022-04-14 Price Changed $124,999 CBRMLS
• 2022-03-28 Relisted — CBRMLS
• 2022-03-15 Contingent — CBRMLS
• 2022-03-14 Price Changed $125,000 CBRMLS
• 2022-03-10 Price Changed $135,000 CBRMLS
• 2022-03-08 Listed $145,000 CBRMLS

Property tax history

+19.5%/yr

Latest (2024): $2,941 · +18.6% YoY. Source: county tax records.