1157-1159 E 18th Ave · Columbus, OH 43211

$229,900

6 bd · 2.0 ba · 2,352 sqft · MultiFamily public records · 69 Days on market

Built 1923 5,227 sqft lot $98/sqft · 13% above area Est $204k · 13% over

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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 +25.7/30.0
• DSCR +8.6/10.0
• 1% rule +6.4/10.0
• Livability +4.0/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• ARV discount +1.8/15.0
• Schools +1.7/10.0
• 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

Calling all Investors or House hackers! This opportunity is for you! This Duplex features a 3 Bedroom/1 Bathroom unit per unit. It is located minutes from the Highway, shopping, local eateries, coffee shops and restaurants. One unit is vacant and ready for owner occupant or resident, 3 bedroom unit is rented for $1400 a month but market rate is closer to $1625, this property will cashflow beautifully and is an equity opportunity with other duplexes selling for $260,000+. You will step up onto the spacious and relaxing front patio, and walk into the front door of the 3 bedroom unit and see the Beautiful floors in the living rooms and dining rooms, The Kitchens is spacious. The bathroom is functional. The bedrooms are spacious bedrooms per side. The Basements are spacious, and host the laundry and room for storage. As you step out the back steps, you'll see a large yard for entertainment, relaxation, and pets! Easy to see the vacant unit, reach out today to view!

Key facts

• Front patio
• Drylocked basements
• Large yard

Tags

• FRONT PATIO
• SPACIOUS KITCHENS
• DRYLOCKED BASEMENTS
• LARGE YARD

What this means for you Summary

Snapshot

• This is a 1×3bd/1ba + 1×3bd/?ba units multifamily listed at $230k.

Deal economics

• At list price, monthly cash flow is $550 ($7k/yr) — positive. Per door: $275/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $230k).
• Recommended offer: $216k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.2% 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); Linden-Mckinley Stem Academy (math 4% / reading 13%, grade F, #756 of 781 statewide, top 97%, 776 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 (+3.4%/yr); 166 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 83% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 8,139 units permitted in Franklin County in 2024 (5,940 in 5+ unit buildings).
• At $2,615/mo this rent would consume 74% of the median local household income ($43k/yr) (locally 1282% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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.
• At projected returns (-3.0% appreciation + 3.4% rent growth), your $64k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 69 days — a 6% lower offer ($216k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 31y 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 $95k; list at $230k implies a 142% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1923 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $216,106 (6.0% below list)

Questions for the listing agent

1. It's been on market 69 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
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. Built in 1923 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 1.14% ✓
• Cap rate: 9.17%
• Cash-on-cash: 10.26%
• DSCR: 1.46
• GRM: 7.3

CMA / ARV

• ARV (median comp): $203,932
• List price: $229,900
• Delta: 12.73%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1082-1084 E 17th Ave	0.11mi	6/—	2,352 (0%)	7mo	$179,000	$76	89
1092 E 15th Ave	0.16mi	6/—	2,376 (+1%)	4mo	$238,000	$100	87
1273-1275 E 18th Ave	0.17mi	6/—	2,408 (+2%)	6mo	$120,000	$50	84
1261-1263 E 23rd Ave	0.31mi	6/—	2,352 (0%)	4mo	$230,000	$98	82
914-916 E 17th Ave	0.35mi	6/—	2,352 (0%)	3mo	$175,000	$74	81
1315 E 18th Ave	0.23mi	6/—	2,240 (-5%)	1mo	$239,900	$107	81
1088-1090 E 14th Ave	0.22mi	6/—	2,240 (-5%)	4mo	$235,000	$105	78
1661 Cleveland Ave #1659	0.10mi	6/—	2,576 (+10%)	6mo	$180,000	$70	75
1089 E 21st Ave	0.23mi	6/—	2,240 (-5%)	9mo	$250,000	$112	74
1254 E 20th Ave #1256	0.19mi	6/—	2,492 (+6%)	11mo	$269,000	$108	72
1294-1296 E 23rd Ave	0.35mi	6/—	2,268 (-4%)	9mo	$202,500	$89	70
1361-1363 E 18th Ave	0.30mi	6/—	2,240 (-5%)	11mo	$230,000	$103	69

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: -0.5%
• Equity multiple: 0.98×
• Total profit: $-1,129
• Equity at exit: $34,279

10-year hold

• IRR: 9.6%
• Equity multiple: 1.76×
• Total profit: $48,604
• Equity at exit: $19,878

Cash invested: $64,372 (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 43211

• Home prices YoY: -27.3%
• Rents YoY: 3.4%
• Active inventory: 166
• Price-to-rent: 14.7×

Monthly cashflow live

• Estimated rent: $2,615 high
• Mortgage (P&I): −$1,206
• Tax from tax record: −$214 /mo · $2,570/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$549
• Net cashflow: $550

Break-even live

Break-even rent $1,918

Max offer price $229,900

Occupancy floor 74%

Sensitivity live

Price	-10% $680	-5% $615	+0% $550	+5% $485	+10% $420
Rent	-10% $344	-5% $447	+0% $550	+5% $654	+10% $757
Rate	-1.0pp $666	-0.5pp $609	base $550	+0.5pp $491	+1.0pp $430

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

Units	Beds	Baths	Est. rent
1× unit	3	1	$1,307
1× unit	3	—	$1,307
Total (2 units)			$2,615

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: $57,475
• Closing costs: $6,897
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2453 McGuffey Rd Columbus, OH	5.0	3.0	1782	$2,200	$1.23	45d	1	1.05mi
2027 N 4th St Columbus, OH	5.0	2.0	1660	$2,000	$1.20	45d	1	1.18mi
321 E 17th Ave Columbus, OH	6.0	3.0	2300	$3,200	$1.39	45d	1	1.19mi
356 E 20th Ave Columbus, OH	5.0	3.0	2547	$3,000	$1.18	45d	1	1.20mi
2040 Iuka Ave Columbus, OH	1.0–5.0	1.0–2.5	3000	$3,250	$1.08	16d	3	1.33mi
2158 Indiana Ave Columbus, OH	5.0	2.0	1698	$2,000	$1.18	45d	1	1.37mi

Listing history 17 events

1. 2026-06-09
   status $229,900 Pending 69 DOM
2. 2026-06-08
   days on market $229,900 Active 69 DOM
3. 2026-06-07
   days on market $229,900 Active 68 DOM
4. 2026-06-05
   days on market $229,900 Active 65 DOM
5. 2026-06-03
   days on market $229,900 Active 64 DOM
6. 2026-06-02
   days on market $229,900 Active 63 DOM
7. 2026-06-01
   days on market $229,900 Active 62 DOM
8. 2026-05-31
   days on market $229,900 Active 61 DOM
9. 2026-05-06
   price $229,900 976-char remark

   Show marketing remark (976 chars)

   Calling all Investors or House hackers! This opportunity is for you! This Duplex features a 3 Bedroom/1 Bathroom unit per unit. It is located minutes from the Highway, shopping, local eateries, coffee shops and restaurants. One unit is vacant and ready for owner occupant or resident, 3 bedroom unit is rented for $1400 a month but market rate is closer to $1625, this property will cashflow beautifully and is an equity opportunity with other duplexes selling for $260,000+. You will step up onto the spacious and relaxing front patio, and walk into the front door of the 3 bedroom unit and see the Beautiful floors in the living rooms and dining rooms, The Kitchens is spacious. The bathroom is functional. The bedrooms are spacious bedrooms per side. The Basements are spacious, and host the laundry and room for storage. As you step out the back steps, you'll see a large yard for entertainment, relaxation, and pets! Easy to see the vacant unit, reach out today to view!

10. 2026-03-31
    listed $235,000 Active 976-char remark

    Show marketing remark (976 chars)

    Calling all Investors or House hackers! This opportunity is for you! This Duplex features a 3 Bedroom/1 Bathroom unit per unit. It is located minutes from the Highway, shopping, local eateries, coffee shops and restaurants. One unit is vacant and ready for owner occupant or resident, 3 bedroom unit is rented for $1400 a month but market rate is closer to $1625, this property will cashflow beautifully and is an equity opportunity with other duplexes selling for $260,000+. You will step up onto the spacious and relaxing front patio, and walk into the front door of the 3 bedroom unit and see the Beautiful floors in the living rooms and dining rooms, The Kitchens is spacious. The bathroom is functional. The bedrooms are spacious bedrooms per side. The Basements are spacious, and host the laundry and room for storage. As you step out the back steps, you'll see a large yard for entertainment, relaxation, and pets! Easy to see the vacant unit, reach out today to view!

11. 2006-10-03
    soldstatus $95,000
12. 2003-07-22
    soldstatus $85,000
13. 1997-03-29
    historical
14. 1996-10-10
    soldstatus $28,000
15. 1996-08-13
    listed $36,000
16. 1996-07-08
    historical
17. 1995-09-11
    listed $42,900

ⓘ 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: $2,570 · $214/mo
• Projected year-2 tax: $3,078 · $257/mo
• Expected delta: +$508/yr (+$42/mo · 19.8%)

ⓘ 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 ≥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: $31,380
• − Mortgage interest: −$12,878
• − Property taxes: −$2,570
• − Insurance: −$1,150
• − Repairs & maintenance: −$2,510
• − Management: −$2,510
• − Depreciation: −$6,688
• Taxable income: $3,074
• Est. tax owed @ 24.0%: −$738
• After-tax cash flow: $5,866/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

+435.9% since first listed

9 events — show timeline

• 2026-05-06 Price Changed $229,900 CBRMLS
• 2026-03-31 Listed $235,000 CBRMLS
• 2006-10-03 Sold (Public Records) $95,000 Public Records
• 2003-07-22 Sold (Public Records) $85,000 Public Records
• 1997-03-29 Listing Removed — CBRMLS
• 1996-10-10 Sold (Public Records) $28,000 Public Records
• 1996-08-13 Listed $36,000 CBRMLS
• 1996-07-08 Listing Removed — CBRMLS
• 1995-09-11 Listed $42,900 CBRMLS

Property tax history

+10.0%/yr

Latest (2024): $2,570 · +1.3% YoY. Source: county tax records.