760 Mcallister Ave · Columbus, OH 43205

$129,900

3 bd · 2.5 ba · 2,228 sqft · Land · 34 Days on market

Built 2023 3,358 sqft lot

---

Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Come check out this lovely lot that is ripe for development! Plans have been approved for a single family home with an attached garage. If you're struggling in the hot housing market, this is a great option to build a new home.

Key facts

• 2 story structure
• Rooftop terrace
• Multi level layout

Tags

• 2 STORY STRUCTURE
• MULTI LEVEL LAYOUT
• ROOFTOP TERRACE
• ELEVATED NEIGHBORHOOD VIEWS
• NEAR DOWNTOWN COLUMBUS
• MAJOR MEDICAL CENTERS

Property features AI

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer
• Home design: 2 stories; Flat roof; Frame construction with wood siding; Full, unfinished basement
• Construction: Built according to public records; Above-grade finished area approximately 2,228
• Exterior features: Terrace

Interior

• Bedrooms: 3 main-level bedrooms
• Bathrooms: 2 full bathrooms; 1 half bathroom; 3 main-level bathrooms
• Interior features: Has a view; Under construction

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath land listed at $130k.

Deal economics

• At list price, monthly cash flow is $753 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $126k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.3% 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); Columbus Alternative High School (math 27% / reading 74%, grade D+, #380 of 781 statewide, top 49%, 758 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.
• Zoned-school proficiency averages 41% at this address vs 20% district-wide (+20 pts) — the actual schools serving this property are materially stronger than the Columbus City School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+1.4%/yr); 145 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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 42% of the median local income ($60k/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 $898 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.
• At projected returns (-3.0% appreciation + 1.4% rent growth), your $36k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 6y ago; this cycle's ask has dropped $20k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $59k; list at $130k implies a 120% gain — meaningful room to come down on a strong offer.

Recommended offer $126,003 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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: 1.61% ✓
• Cap rate: 13.25%
• Cash-on-cash: 24.85%
• DSCR: 2.11
• GRM: 5.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.43% rent growth · sell at horizon

5-year hold

• IRR: 16.5%
• Equity multiple: 1.65×
• Total profit: $23,704
• Equity at exit: $19,369

10-year hold

• IRR: 23.9%
• Equity multiple: 2.91×
• Total profit: $69,618
• Equity at exit: $11,231

Cash invested: $36,372 (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 43205

• Rents YoY: 1.4%
• Active inventory: 145
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $2,090 high
• Mortgage (P&I): −$681
• Tax est. 1.5%: −$162 /mo · $1,948/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$439
• Net cashflow: $753

Break-even live

Break-even rent $1,136

Max offer price $129,900

Occupancy floor 59%

Sensitivity live

Price	-10% $843	-5% $798	+0% $753	+5% $708	+10% $663
Rent	-10% $588	-5% $671	+0% $753	+5% $836	+10% $918
Rate	-1.0pp $819	-0.5pp $786	base $753	+0.5pp $720	+1.0pp $685

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
741-743 E Mound St Columbus, OH	3.0	1.5	1528	$1,645	$1.08	45d	1	0.11mi
741-743 E Mound St Columbus, OH	3.0	1.5	1528	$1,645	$1.08	9d	1	0.11mi
173 S 18th St Columbus, OH	3.0	2.5	1884	$2,649	$1.41	25d	1	0.25mi
965 E Rich St Unit 965 Columbus, OH	3.0	1.0	2184	$1,600	$0.73	25d	1	0.28mi
122 Parsons Ave Columbus, OH	3.0	1.0–2.0	1135	$2,550	$2.25	3d	10	0.29mi
834 Oak St Unit 834 Columbus, OH	3.0	2.5	1450	$2,500	$1.72	21d	1	0.36mi
834 Oak St Columbus, OH	3.0	2.5	1400	$2,500	$1.79	9d	1	0.36mi
830 Oak St Unit 830 Columbus, OH	3.0	2.5	1450	$2,500	$1.72	21d	1	0.36mi
848 Oak St Columbus, OH	3.0	1.5	1428	$1,700	$1.19	45d	1	0.37mi
830 Oak St Columbus, OH	3.0	2.5	1451	$2,500	$1.72	9d	1	0.37mi
844-848 Oak St Unit 848 Columbus, OH	3.0	1.5	1517	$1,700	$1.12	45d	1	0.37mi
71 S Douglass St Columbus, OH	2.0	1.0	1585	$1,550	$0.98	17d	1	0.38mi
65-71 S Douglass St Columbus, OH	2.0	1.0	1585	$1,550	$0.98	18d	1	0.38mi
282-284 S Ohio Ave Columbus, OH	3.0	2.0	1477	$1,699	$1.15	25d	1	0.48mi
498 S Ohio Ave Unit A Columbus, OH	2.0	1.0	2582	$1,500	$0.58	45d	1	0.48mi
668 Wager St Columbus, OH	3.0	2.0	1492	$2,095	$1.40	21d	1	0.54mi
1096 Oak St Columbus, OH	2.0	2.5	1487	$2,099	$1.41	4d	1	0.54mi
508 Jackson St Unit 510 Columbus, OH	2.0	1.0	1848	$1,700	$0.92	45d	1	0.55mi
196 S Grant Ave #307 Columbus, OH	2.0	2.0	1442	$2,100	$1.46	20d	1	0.58mi
698 S 22nd St Columbus, OH	3.0	3.5	2400	$2,500	$1.04	45d	1	0.60mi
890 E Livingston Ave #892 Columbus, OH	3.0	1.0	2430	$1,400	$0.58	14d	1	0.61mi
598 Lathrop St #6 Columbus, OH	2.0	2.5	2156	$4,500	$2.09	9d	1	0.64mi
683 S Champion Ave Unit 683 Columbus, OH	3.0	1.0	2728	$1,700	$0.62	45d	1	0.65mi
627 Oakwood Ave Columbus, OH	3.0	2.5	2009	$2,379	$1.18	14d	1	0.65mi
64 N 20th St Columbus, OH	2.0	1.0	1400	$1,495	$1.07	9d	1	0.67mi
143 Sherman Ave Unit 301 Columbus, OH	3.0	2.0	1630	$2,450	$1.50	3d	1	0.69mi
746 Beech St Columbus, OH	3.0	2.0	1610	$2,750	$1.71	45d	1	0.76mi
310 E Beck St Columbus, OH	3.0	2.5	2265	$3,995	$1.76	45d	1	0.77mi
705 E Columbus St Columbus, OH	3.0	1.0	1436	$2,300	$1.60	45d	1	0.81mi
484-488 E Columbus St Columbus, OH	2.0	1.5	2316	$1,650	$0.71	45d	1	0.81mi
263 N Monroe Ave Columbus, OH	4.0	2.0	1616	$2,399	$1.48	45d	1	0.86mi
813 Wilson Ave Unit 1 Columbus, OH	3.0	1.5	1400	$1,500	$1.07	9d	1	0.87mi
815 Wilson Ave Columbus, OH	3.0	1.5	1400	$1,500	$1.07	9d	1	0.87mi
315 E Long St Columbus, OH	2.0	1.0–2.0	939	$2,222	$2.37	4d	32	0.89mi
936 Wagner St Columbus, OH	3.0	3.0	1560	$2,750	$1.76	25d	1	0.90mi
90 Normandy Ave Unit TH66 Columbus, OH	2.0	2.5	1530	$3,000	$1.96	45d	1	0.90mi
857 Wilson Ave #859 Columbus, OH	3.0	2.5	1527	$1,650	$1.08	45d	1	0.91mi
966 S 18th St Columbus, OH	3.0	1.5	1428	$2,400	$1.68	45d	1	0.93mi
1402 Fair Ave Columbus, OH	3.0	2.5	2563	$2,350	$0.92	17d	1	0.95mi
250 N 21st St Columbus, OH	3.0	2.5	1452	$2,600	$1.79	45d	1	0.96mi

Listing history 25 events

1. 2026-06-21
   days on market $129,900 Active 34 DOM
2. 2026-06-18
   days on market $129,900 Active 31 DOM
3. 2026-06-17
   days on market $129,900 Active 30 DOM
4. 2026-06-16
   days on market $129,900 Active 29 DOM
5. 2026-06-15
   days on market $129,900 Active 28 DOM
6. 2026-06-13
   days on market $129,900 Active 26 DOM
7. 2026-06-13
   pricedays on market $129,900 Active 25 DOM
8. 2026-06-09
   days on market $134,900 Active 22 DOM
9. 2026-06-08
   days on market $134,900 Active 21 DOM
10. 2026-06-07
    days on market $134,900 Active 20 DOM
11. 2026-06-05
    days on market $134,900 Active 17 DOM
12. 2026-06-03
    days on market $134,900 Active 16 DOM
13. 2026-06-02
    days on market $134,900 Active 15 DOM
14. 2026-06-01
    days on market $134,900 Active 14 DOM
15. 2026-05-31
    days on market $134,900 Active 13 DOM
16. 2026-05-18
    listed $149,900 Active
17. 2022-04-15
    soldstatus $59,000 Closed 227-char remark

    Show marketing remark (227 chars)

    Come check out this lovely lot that is ripe for development! Plans have been approved for a single family home with an attached garage. If you're struggling in the hot housing market, this is a great option to build a new home.

18. 2022-01-28
    status Pending 227-char remark

    Show marketing remark (227 chars)

    Come check out this lovely lot that is ripe for development! Plans have been approved for a single family home with an attached garage. If you're struggling in the hot housing market, this is a great option to build a new home.

19. 2022-01-11
    price $60,000 227-char remark

    Show marketing remark (227 chars)

    Come check out this lovely lot that is ripe for development! Plans have been approved for a single family home with an attached garage. If you're struggling in the hot housing market, this is a great option to build a new home.

20. 2021-11-29
    status Active 227-char remark

    Show marketing remark (227 chars)

    Come check out this lovely lot that is ripe for development! Plans have been approved for a single family home with an attached garage. If you're struggling in the hot housing market, this is a great option to build a new home.

21. 2021-11-07
    historical 227-char remark

    Show marketing remark (227 chars)

    Come check out this lovely lot that is ripe for development! Plans have been approved for a single family home with an attached garage. If you're struggling in the hot housing market, this is a great option to build a new home.

22. 2021-05-06
    listed $72,000 Active 227-char remark

    Show marketing remark (227 chars)

    Come check out this lovely lot that is ripe for development! Plans have been approved for a single family home with an attached garage. If you're struggling in the hot housing market, this is a great option to build a new home.

23. 2021-04-27
    historical
24. 2020-10-30
    price $77,500
25. 2020-09-11
    listed $79,990 Active

ⓘ 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 6 d/yr ≥100°F today · 15 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: $25,077
• − Mortgage interest: −$7,276
• − Property taxes: −$1,948
• − Insurance: −$650
• − Repairs & maintenance: −$2,006
• − Management: −$2,006
• − Depreciation: −$3,779
• Taxable income: $7,412
• Est. tax owed @ 24.0%: −$1,779
• After-tax cash flow: $7,260/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): 12,618
• Household income: $60,181
• Rent vs Own: 62.7% rent · 37.3% own
• Severe rent burden: 823.0

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 47% White 42% Two or more races 7% Hispanic / Latino 3% Asian 1%
• Common ancestry: Lithuanian 2% Slovak 2% Romanian 2%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 1% Other Asian/Pacific 1% 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: ▼ -282.36%
• Current HPI: 212.5692
• Rent YoY: ▲ 1.43%
• 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

+87.4% since first listed

10 events — show timeline

• 2026-05-18 Listed $149,900 MLSNOW
• 2022-04-15 Sold (MLS) $59,000 CBRMLS
• 2022-01-28 Pending — CBRMLS
• 2022-01-11 Price Changed $60,000 CBRMLS
• 2021-11-29 Relisted — CBRMLS
• 2021-11-07 Listing Removed — CBRMLS
• 2021-05-06 Listed $72,000 CBRMLS
• 2021-04-27 Listing Removed — CBRMLS
• 2020-10-30 Price Changed $77,500 CBRMLS
• 2020-09-11 Listed $79,990 CBRMLS