2246 Aberdeen Ave · Columbus, OH 43211

$1

2 bd · 1.0 ba · 979 sqft · SingleFamily public records · 1 Days on market

Built 1950 0.75 ac lot

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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 +11.5/30.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• DSCR +3.4/10.0
• Rent growth +3.4/5.0
• 1% rule +3.3/10.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks

Court Ordered Sale by Private Selling Officer. Auction ends on May 19, 2026. Parcel includes 3 single family homes. All information we have on the property is included. We have no additional information, property condition is unknown. NO SHOWINGS, NO trespassing for any reason. Information is thought to be correct but not guaranteed. 10% Buyer Premium added to the high bid, $5,000 deposit is due within 24 hours of bidding end.

Key facts

• 0.75 acre lot
• Built 1950

Property features AI

Finance

• Other: 4 total units; Located in Mifflin township; cross street Denune Ave
• Financial info: Annual taxes approximately $4,521; Property offered at auction

Exterior

• Home design: Built in 1950
• Exterior features: Approximately 0.75-acre lot

Interior

• Interior features: Mixed use property

🔨 Auction listing. The $1 list price is a nominal opening bid, not a real ask — every metric below is computed on the estimated value $140,976 (ARV from comps), not the list price.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $1.

Deal economics

• At list price, monthly cash flow is $-46 ($-553/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $1).
• Cap rate 5.9% 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: Rents rising (+3.4%/yr); 166 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); lower-income renter base — watch delinquency; 8,139 units permitted in Franklin County in 2024 (5,940 in 5+ unit buildings).
• This rent runs 33% of the median local income ($43k/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 $975 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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 211464.0% of price; built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $1

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. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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?
7. 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.
8. 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.
9. 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: 0.83% ✗
• Cap rate: 5.90%
• Cash-on-cash: -1.40%
• DSCR: 0.94
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $140,976
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2310 Brentnell Ave	0.34mi	2/1.0	984 (+0%)	3mo	$183,000	$186	81
2585 Perdue Ave	0.12mi	2/1.0	918 (-6%)	4mo	$141,850	$155	81
2805 Baughman Ave	0.40mi	3/1.0 (+1)	956 (-2%)	1mo	$125,000	$131	72
2282 Dawnlight Ave	0.42mi	3/1.0 (+1)	960 (-2%)	3mo	$107,500	$112	70
2068 Agler Rd	0.58mi	2/1.0	960 (-2%)	2mo	$138,500	$144	68
2902 Northglen Dr	0.61mi	3/1.0 (+1)	979 (0%)	0mo	$150,000	$153	66
2291 Taylor Ave	0.55mi	3/1.0 (+1)	979 (0%)	4mo	$135,000	$138	66
1888 Aberdeen Ave	0.52mi	3/1.0 (+1)	948 (-3%)	3mo	$125,000	$132	63
2224 Marcia Dr	0.40mi	2/1.0	884 (-10%)	4mo	$100,500	$114	62
2861 Woodland Ave	0.47mi	3/2.0 (+1)	1,011 (+3%)	4mo	$185,000	$183	61
2967 Woodland Ave	0.62mi	3/1.0 (+1)	912 (-7%)	0mo	$68,000	$75	54
3001 Woodland Ave	0.67mi	3/1.5 (+1)	1,075 (+10%)	3mo	$195,000	$181	43

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: -18.1%
• Equity multiple: 0.36×
• Total profit: $-25,276
• Equity at exit: $21,020

10-year hold

• IRR: -9.6%
• Equity multiple: 0.40×
• Total profit: $-23,706
• Equity at exit: $12,189

Cash invested: $39,473 (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

Monthly cashflow live

• Estimated rent: $1,175 high
• Mortgage (P&I): −$739
• Tax est. 1.5%: −$176 /mo · $2,115/yr
• Insurance: −$59
• HOA: −$0
• Vacancy / Maint / Mgmt: −$247
• Net cashflow: $-46

Break-even live

Break-even rent $1,233

Max offer price $134,304

Occupancy floor 99%

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: $35,244
• Closing costs: $4,229
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2228 Minnesota Ave Columbus, OH	2.0	1.0	1025	$1,245	$1.21	16d	1	0.06mi
2707 Woodland Ave Columbus, OH	3.0	1.0	957	$1,400	$1.46	17d	1	0.30mi
2341 Dawnlight Ave Columbus, OH	3.0	1.0	920	$1,550	$1.68	3d	1	0.33mi
2317 Parkwood Ave Columbus, OH	2.0	1.0	672	$995	$1.48	7d	1	0.43mi
2718 Fern Ave Columbus, OH	3.0	1.0	1100	$1,640	$1.49	44d	1	0.44mi
2836-2850 Baughman Ave Unit 2846 Columbus, OH	2.0	1.0	765	$950	$1.24	44d	1	0.48mi
2836-2850 Baughman Ave Unit 2844 Columbus, OH	2.0	1.0	1020	$950	$0.93	16d	1	0.48mi
2844 Baughman Ave Columbus, OH	2.0	1.0	1020	$950	$0.93	16d	1	0.48mi
2846 Baughman Ave Columbus, OH	2.0	1.0	765	$950	$1.24	44d	1	0.48mi
1911 Denune Ave Columbus, OH	2.0	1.0	645	$795	$1.23	2d	1	0.51mi
1911 Denune Ave Columbus, OH	2.0	1.0	645	$925	$1.43	44d	1	0.51mi
2695 Divot Pl Unit 2676 Columbus, OH	3.0	2.0	1050	$1,149	$1.09	44d	1	0.51mi
2291 Taylor Ave Columbus, OH	3.0	1.0	979	$1,300	$1.33	44d	1	0.51mi
2761 Wedge St Columbus, OH	2.0	1.0	765	$970	$1.27	7d	1	0.54mi
2761 Wedge St Columbus, OH	2.0	1.0	765	$995	$1.30	21d	1	0.54mi
2919 Bridgewalk St Unit 2919 Columbus, OH	2.0	1.0	806	$995	$1.23	7d	1	0.59mi
2901 Bridgewalk St Unit 2901 Columbus, OH	3.0	1.5	950	$1,295	$1.36	23d	1	0.59mi
2846 Joyce Ave Apt C Columbus, OH	2.0	1.0	645	$815	$1.26	23d	1	0.60mi
1928 Agler Rd Columbus, OH	2.0	1.0	1000	$875	$0.88	44d	1	0.74mi
1849 Robert St Columbus, OH	3.0	1.0	816	$1,300	$1.59	3d	1	0.75mi
2505-2507 Cleveland Ave Unit F Columbus, OH	1.0	1.0	700	$1,100	$1.57	44d	1	0.77mi
2765 Cleveland Ave Unit B Columbus, OH	2.0	1.0	1100	$990	$0.90	17d	1	0.79mi
2888 Cleveland Ave Unit D Columbus, OH	1.0	1.0	680	$825	$1.21	44d	1	0.83mi
2888 Cleveland Ave Unit F Columbus, OH	1.0	1.0	680	$825	$1.21	10d	1	0.83mi
1614 Republic Ave Unit B Columbus, OH	1.0	1.0	840	$850	$1.01	44d	1	0.90mi
1576-1578 Arlington Ave Unit 1576 Columbus, OH	2.0	1.0	902	$1,000	$1.11	44d	1	0.93mi
1954 Oakland Park Ave Unit C Columbus, OH	2.0	1.0	1000	$1,050	$1.05	44d	1	0.94mi
1952 Oakland Park Ave Apt A Columbus, OH	2.0	1.0	1000	$1,050	$1.05	44d	1	0.95mi
1952 Oakland Park Ave Unit C Columbus, OH	2.0	1.0	1000	$900	$0.90	23d	1	0.95mi
1530 Genessee Ave Unit B Columbus, OH	2.0	1.0	800	$1,150	$1.44	3d	1	1.01mi
1524 Genessee Ave Unit A Columbus, OH	2.0	1.0	800	$1,150	$1.44	3d	1	1.02mi
1577 Cordell Ave Columbus, OH	2.0	1.0	882	$1,000	$1.13	3d	1	1.06mi
3030 Sunbury Ridge Dr Columbus, OH	1.0–2.0	1.0–1.5	1000	$1,719	$1.72	2d	20	1.08mi
1870 Dunbar Dr Apt B4 Columbus, OH	1.0	1.0	700	$850	$1.21	23d	1	1.09mi
1435 Republic Ave Columbus, OH	3.0	1.0	908	$1,425	$1.57	20d	1	1.16mi
1435 Republic Ave Columbus, OH	3.0	1.0	908	$1,395	$1.54	7d	1	1.16mi
1609-1611 E 26th Ave Columbus, OH	2.0	1.0	1080	$1,150	$1.06	3d	1	1.16mi
1609-1611 E 26th Ave Columbus, OH	2.0	1.0	1080	$1,200	$1.11	23d	1	1.16mi
1803 Canopy Ln Columbus, OH	2.0	2.0	980	$1,650	$1.68	21d	1	1.18mi
1867 Alvason Ave Columbus, OH	3.0	1.0	999	$1,400	$1.40	44d	1	1.20mi

Listing history 6 events

1. 2026-05-19
   status Pending
2. 2026-05-11
   listed $1 Active
3. 2026-05-11
   historical
4. 2008-02-01
   soldstatus $100,000
5. 2007-09-27
   soldstatus $100,000
6. 1989-10-02
   soldstatus $360,000

ⓘ 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 3/10 Moderate 7 d/yr ≥99°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% 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: $14,098
• − Mortgage interest: −$7,897
• − Property taxes: −$2,115
• − Insurance: −$705
• − Repairs & maintenance: −$1,128
• − Management: −$1,128
• − Depreciation: −$4,101
• Taxable loss: −$2,975
• Est. tax savings @ 24.0%: +$714
• After-tax cash flow: $161/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

• 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

-72.2% since first listed

6 events — show timeline

• 2026-05-19 Pending — CBRMLS
• 2026-05-11 Listing Removed — CBRMLS
• 2026-05-11 Listed $1 CBRMLS
• 2008-02-01 Sold (Public Records) $100,000 Public Records
• 2007-09-27 Sold (Public Records) $100,000 Public Records
• 1989-10-02 Sold (Public Records) $360,000 Public Records

Property tax history

-1.3%/yr

Latest (2024): $4,521 · +1.3% YoY. Source: county tax records.