535 Stambaugh Ave · Columbus, OH 43207

$49,900

2 bd · 1.0 ba · 1,200 sqft · SingleFamily public records · 3 Days on market

Built 1900 6,098 sqft lot

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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 +3.1/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks

Investor special! Full rehab needed on this one-story property that is perfect for a fix-and-flip, or rental. Strong upside with the right vision. Sold as-is. Cash or rehab financing preferred. Don't miss this value-add opportunity! The lot to the left of the house with the shed on it is NOT a part of the property.

Key facts

• Large lot
• 6,098 sq ft lot
• Built 1900

Tags

• LARGE LOT
• EXPANSION POSSIBILITIES
• REDEVELOPMENT POSSIBILITIES
• VALUE-ADD OPPORTUNITY

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $729 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Cap rate 23.8% 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.
• Market conditions: Rents rising (+2.3%/yr); 197 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); 8,139 units permitted in Franklin County in 2024 (5,940 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $345 of loan paydown is wiped out by about $1k 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 + 2.3% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $7k; list at $50k implies a 613% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $49,900

Questions for the listing agent

1. Built in 1900 — 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: 2.80% ✓
• Cap rate: 23.82%
• Cash-on-cash: 62.60%
• DSCR: 3.79
• GRM: 3.0

CMA / ARV

• ARV (on-the-fly): $144,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
535 Stambaugh Ave	0.00mi	2/1.0	1,200 (0%)	0mo	$57,000	$48	100
528 Stambaugh Ave	0.04mi	3/2.0 (+1)	1,344 (+12%)	9mo	$199,000	$148	62
837 Koebel Ave	0.52mi	3/1.5 (+1)	1,251 (+4%)	2mo	$160,000	$128	60
1943 S 9th St	0.49mi	2/—	1,285 (+7%)	9mo	$40,000	$31	58
868 Koebel Ave	0.55mi	2/1.0	1,101 (-8%)	4mo	$181,500	$165	57
782 Stambaugh Ave	0.38mi	3/1.0 (+1)	1,352 (+13%)	1mo	$157,500	$116	56
1789 Goethe St	0.63mi	3/1.0 (+1)	1,088 (-9%)	0mo	$84,000	$77	50
238 Delray Rd	0.66mi	3/1.0 (+1)	1,112 (-7%)	4mo	$133,500	$120	49
306 E Woodrow Ave	0.74mi	3/1.5 (+1)	1,152 (-4%)	8mo	$271,000	$235	46
300 Loxley Dr	0.74mi	3/2.0 (+1)	1,280 (+7%)	5mo	$149,000	$116	41
120 Hosack St	0.68mi	3/1.0 (+1)	1,360 (+13%)	0mo	$52,500	$39	41
524 E Hinman Ave	0.73mi	2/1.5	1,040 (-13%)	6mo	$175,000	$168	37

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: 60.8%
• Equity multiple: 3.68×
• Total profit: $37,427
• Equity at exit: $7,440

10-year hold

• IRR: 65.2%
• Equity multiple: 7.35×
• Total profit: $88,686
• Equity at exit: $4,314

Cash invested: $13,972 (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: 197
• Price-to-rent: 3.0×

Monthly cashflow live

• Estimated rent: $1,397 high
• Mortgage (P&I): −$262
• Tax from tax record: −$92 /mo · $1,104/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $729

Break-even live

Break-even rent $474

Max offer price $49,900

Occupancy floor 43%

Sensitivity live

Price	-10% $757	-5% $743	+0% $729	+5% $715	+10% $701
Rent	-10% $619	-5% $674	+0% $729	+5% $784	+10% $839
Rate	-1.0pp $754	-0.5pp $742	base $729	+0.5pp $716	+1.0pp $703

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
838 Lock Ave Columbus, OH	3.0	1.0	988	$1,578	$1.60	3d	1	0.48mi
1843 Parsons Ave Columbus, OH	2.0	1.0	899	$1,331	$1.48	25d	1	0.55mi
274 E Barthman Ave Columbus, OH	2.0	1.0	960	$1,500	$1.56	18d	1	0.57mi
257 Benfield Ave Unit NA Columbus, OH	3.0	1.0	1094	$1,400	$1.28	8d	1	0.59mi
2491 Wilson Ave Columbus, OH	3.0	1.0	1200	$1,649	$1.37	45d	1	0.66mi
1808 S 6th St Unit 1808 Columbus, OH	2.0	1.0	975	$1,050	$1.08	45d	1	0.73mi
55 Fornof Rd Columbus, OH	1.0–4.0	1.0–2.0	924	$1,620	$1.75	3d	1	0.73mi
362 E Hinman Ave Columbus, OH	2.0	1.0	879	$1,149	$1.31	45d	1	0.76mi
529 E Morrill Ave Columbus, OH	3.0	1.0	1318	$1,600	$1.21	4d	1	0.77mi
76-78 E Barthman Ave Columbus, OH	3.0	1.0	1206	$1,500	$1.24	25d	1	0.79mi
54-56 Benfield Ave Unit 56 Columbus, OH	2.0	1.0	800	$925	$1.16	25d	1	0.79mi
367 E Morrill Ave Columbus, OH	2.0	1.0	977	$1,450	$1.48	45d	1	0.79mi
206 E Woodrow Ave Columbus, OH	2.0	1.0	999	$1,295	$1.30	45d	1	0.82mi
122 E Woodrow Ave Columbus, OH	2.0	1.0	1200	$1,450	$1.21	16d	1	0.90mi
476 Southwood Ave Columbus, OH	2.0	1.0	1219	$1,400	$1.15	45d	1	0.99mi
662 Southwood Ave Columbus, OH	3.0	2.0	1183	$1,950	$1.65	21d	1	0.99mi
1598-1600 S 4th St Columbus, OH	2.0	1.0	855	$1,250	$1.46	45d	1	1.01mi
2866 Hillgate Rd Columbus, OH	3.0	1.0	1040	$1,693	$1.63	25d	1	1.02mi
546 E Jenkins Ave Unit 1 Columbus, OH	2.0	1.0	975	$1,295	$1.33	25d	1	1.03mi
490-492 E Jenkins Ave Unit 490 Columbus, OH	3.0	1.0	1050	$1,325	$1.26	45d	1	1.05mi
1836 Lockbourne Rd Columbus, OH	2.0–3.0	1.0–1.5	997	$1,025	$1.03	4d	4	1.14mi
33 W Morrill Ave Columbus, OH	1.0–3.0	1.0–2.0	935	$1,134	$1.21	8d	4	1.17mi
726 Frebis Ave Columbus, OH	2.0	1.0	850	$1,175	$1.38	4d	1	1.22mi
205 E Moler St Unit B Columbus, OH	2.0	1.0	891	$995	$1.12	8d	1	1.26mi
1285 Evergreen Rd Columbus, OH	3.0	2.0	888	$1,750	$1.97	21d	1	1.30mi
3011 Markham Rd Unit 3011A Columbus, OH	2.0	1.0	750	$899	$1.20	25d	1	1.31mi
1416 S Ohio Ave Columbus, OH	3.0	1.5	1056	$1,595	$1.51	22d	1	1.31mi
554 E Gates St Columbus, OH	2.0	1.0	902	$1,295	$1.44	11d	1	1.33mi
1460 Oakwood Ave Columbus, OH	2.0	1.0	901	$900	$1.00	16d	1	1.34mi
1460 Oakwood Ave Columbus, OH	2.0	1.0	901	$900	$1.00	45d	1	1.34mi
1386 Faber Ave Columbus, OH	3.0	1.0	1250	$1,649	$1.32	8d	1	1.36mi
27 W Jenkins Ave Columbus, OH	2.0–3.0	1.0–1.5	1013	$1,137	$1.12	8d	4	1.36mi
61 E Moler St #63 Columbus, OH	2.0	1.0	1050	$1,950	$1.86	16d	1	1.37mi
1833 Berkeley Rd Columbus, OH	3.0	1.5	1092	$1,800	$1.65	45d	1	1.37mi
573 E Mithoff St Columbus, OH	3.0	1.5	1300	$2,100	$1.62	45d	1	1.38mi
735-737 E Mithoff St Columbus, OH	2.0	1.0	800	$1,395	$1.74	25d	1	1.39mi
672 E Mithoff St Columbus, OH	2.0	1.0	768	$1,200	$1.56	22d	1	1.41mi
3047 Baker Hill Rd Columbus, OH	3.0	1.0	896	$1,300	$1.45	45d	1	1.41mi
426 E Mithoff St Columbus, OH	1.0	1.0	991	$1,625	$1.64	45d	1	1.41mi
3204 T Ave Columbus, OH	2.0	1.0	1168	$1,325	$1.13	25d	1	1.42mi

Listing history 3 events

1. 2026-04-21
   status Pending
2. 2026-04-18
   listed $49,900 Active
3. 2016-01-11
   soldstatus $7,000

ⓘ 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: $1,104 · $92/mo
• Projected year-2 tax: $1,104 · $92/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 3/10 Moderate 7 d/yr ≥100°F today · 17 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: $16,760
• − Mortgage interest: −$2,795
• − Property taxes: −$1,104
• − Insurance: −$250
• − Repairs & maintenance: −$1,341
• − Management: −$1,341
• − Depreciation: −$1,452
• Taxable income: $8,478
• Est. tax owed @ 24.0%: −$2,035
• After-tax cash flow: $6,712/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

+612.9% since first listed

3 events — show timeline

• 2026-04-21 Pending — CBRMLS
• 2026-04-18 Listed $49,900 CBRMLS
• 2016-01-11 Sold (Public Records) $7,000 Public Records

Property tax history

-3.1%/yr

Latest (2024): $1,104 · +67.0% YoY. Source: county tax records.