999 S 22nd St · Columbus, OH 43206

$179,900

3 bd · 1.5 ba · 1,162 sqft · SingleFamily public records · 166 Days on market

Built 1914 2,613 sqft lot $155/sqft · 24% below area Est $237k · 24% 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 +16.5/30.0
• ARV discount +15.0/15.0
• DSCR +5.1/10.0
• 1% rule +5.0/10.0
• Livability +4.0/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Remodeled 2 bedroom 2 story home with 1 and 1/2 baths located on a corner lot. Home has an updated interior and mechanicals as well as a fully applianced kitchen. Sliding doors from the dining room exit onto a large patio with a large flat yard surrounded by privacy fencing. An detached 1 car garage completed this home that is ready to move into. Call your Realtor today for your showing.

Key facts

• Privacy fencing
• Large patio
• Updated interior

Tags

• CORNER LOT
• UPDATED INTERIOR
• FULLY APPLIANCED KITCHEN
• LARGE PATIO
• FLAT YARD
• PRIVACY FENCING

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $106 ($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 $179k (0.3% below list).
• Recommended offer: $158k (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.
• 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); South High School (math 10% / reading 26%, grade F, #687 of 781 statewide, top 88%, 903 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 (+3.5%/yr); 197 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $1k of loan paydown is wiped out by about $5k 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

• It's been on market 166 days — a 12% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 12y ago; this cycle's ask has dropped $50k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $120k; 50% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1914 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $158,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 166 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 1914 — 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: 1.00% ✗
• Cap rate: 7.00%
• Cash-on-cash: 2.52%
• DSCR: 1.11
• GRM: 8.4

CMA / ARV

• ARV (median comp): $237,360
• List price: $179,900
• Delta: -24.21%
• 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
882 S Gilbert St	0.16mi	2/1.0 (-1)	1,198 (+3%)	0mo	$195,000	$163	80
959 Heyl Ave	0.19mi	2/2.5 (-1)	1,176 (+1%)	1mo	$260,000	$221	79
997 Oakwood Ave	0.22mi	3/1.5	1,260 (+8%)	2mo	$242,500	$192	74
667 E Columbus St	0.34mi	3/1.0	1,232 (+6%)	1mo	$268,000	$218	71
1329 Studer Ave	0.58mi	3/1.5	1,191 (+2%)	1mo	$212,000	$178	68
553 Elsmere St	0.60mi	2/1.5 (-1)	1,146 (-1%)	1mo	$333,500	$291	63
792 Thurman Ave	0.38mi	3/1.5	1,307 (+12%)	1mo	$280,000	$214	61
1398 Lockbourne Rd	0.71mi	3/2.0	1,123 (-3%)	1mo	$205,000	$183	58
684 Siebert St	0.29mi	2/1.0 (-1)	1,008 (-13%)	0mo	$129,000	$128	57
438 E Columbus St	0.67mi	2/1.5 (-1)	1,241 (+7%)	2mo	$438,000	$353	51
653 E Gates St	0.58mi	2/1.0 (-1)	1,056 (-9%)	2mo	$175,000	$166	49
1079 Ellsworth Ave	0.65mi	4/1.0 (+1)	1,336 (+15%)	1mo	$82,500	$62	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 · 3.51% rent growth · sell at horizon

5-year hold

• IRR: -11.7%
• Equity multiple: 0.57×
• Total profit: $-21,414
• Equity at exit: $26,824

10-year hold

• IRR: -1.7%
• Equity multiple: 0.88×
• Total profit: $-5,850
• Equity at exit: $15,554

Cash invested: $50,372 (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 43206

• Rents YoY: 3.5%
• Active inventory: 197
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,793 high
• Mortgage (P&I): −$943
• Tax from tax record: −$292 /mo · $3,505/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$376
• Net cashflow: $106

Break-even live

Break-even rent $1,659

Max offer price $179,900

Occupancy floor 89%

Sensitivity live

Price	-10% $208	-5% $157	+0% $106	+5% $55	+10% $4
Rent	-10% $-36	-5% $35	+0% $106	+5% $177	+10% $248
Rate	-1.0pp $196	-0.5pp $152	base $106	+0.5pp $59	+1.0pp $12

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
880 E Whittier St Columbus, OH	2.0	1.5	1064	$1,100	$1.03	45d	1	0.02mi
850 E Whittier St Columbus, OH	3.0	2.0	1200	$1,949	$1.62	25d	1	0.05mi
963 S 22nd St Columbus, OH	3.0	2.0	1188	$3,200	$2.69	9d	1	0.08mi
1118 S Ohio Ave Columbus, OH	3.0	1.5	1232	$1,750	$1.42	45d	1	0.15mi
755 E Whittier St Columbus, OH	1.0–2.0	1.0	776	$1,335	$1.72	25d	1	0.15mi
997 Oakwood Ave Columbus, OH	3.0	1.5	1260	$1,800	$1.43	14d	1	0.20mi
761 Siebert St Columbus, OH	2.0	2.0	1050	$2,350	$2.24	5d	1	0.22mi
1138 Oakwood Ave Unit 1138 Columbus, OH	2.0	1.0	860	$950	$1.10	0d	1	0.25mi
966 S 18th St Columbus, OH	3.0	1.5	1428	$2,400	$1.68	45d	1	0.25mi
928 S 18th St Columbus, OH	3.0	2.0	1216	$1,995	$1.64	45d	1	0.27mi
877 Heyl Ave Columbus, OH	2.0	1.0	1200	$1,750	$1.46	45d	1	0.27mi
1056 Wilson Ave Unit A Columbus, OH	2.0	1.0	1100	$1,225	$1.11	45d	1	0.29mi
1056 Wilson Ave Unit B Columbus, OH	2.0	1.0	1100	$1,195	$1.09	19d	1	0.29mi
1225 S Champion Ave Unit 1225 Columbus, OH	3.0	1.0	1110	$1,095	$0.99	5d	1	0.29mi
1227 S Champion Ave Unit 1227 Columbus, OH	3.0	1.0	1110	$1,195	$1.08	5d	1	0.30mi
1239-1241 S Champion Ave Columbus, OH	3.0	1.0	1134	$1,275	$1.12	18d	1	0.31mi
765 E Deshler Ave Columbus, OH	3.0	1.0	1332	$1,350	$1.01	0d	1	0.32mi
814 S Ohio Ave Columbus, OH	3.0	1.0	1380	$1,600	$1.16	45d	1	0.32mi
968 Wilson Ave Unit 970 Columbus, OH	2.0	1.0	900	$1,225	$1.36	25d	1	0.32mi
705 E Columbus St Columbus, OH	3.0	1.0	1436	$2,300	$1.60	45d	1	0.33mi
630 Stanley Ave Columbus, OH	3.0	1.0	1300	$1,949	$1.50	25d	1	0.38mi
1167 E Whittier St Columbus, OH	3.0	1.5	1300	$1,950	$1.50	45d	1	0.41mi
1165-1167 E Whittier St Columbus, OH	3.0	1.5	1300	$1,950	$1.50	45d	1	0.41mi
850 E Livingston Ave Unit Nch Columbus, OH	2.0	1.0	975	$1,225	$1.26	25d	1	0.44mi
764 S 17th St Columbus, OH	2.0	1.5	1039	$1,400	$1.35	25d	1	0.44mi
815 Wilson Ave Columbus, OH	3.0	1.5	1400	$1,500	$1.07	9d	1	0.45mi
813 Wilson Ave Unit 1 Columbus, OH	3.0	1.5	1400	$1,500	$1.07	9d	1	0.45mi
735-737 E Mithoff St Columbus, OH	2.0	1.0	800	$1,395	$1.74	25d	1	0.46mi
699 Carpenter St Unit Nch Columbus, OH	2.0	1.0	700	$1,225	$1.75	25d	1	0.46mi
1210 E Whittier St Columbus, OH	2.0	1.0	973	$1,950	$2.00	45d	1	0.47mi
672 E Mithoff St Columbus, OH	2.0	1.0	768	$1,200	$1.56	23d	1	0.47mi
1288 Linwood Ave Columbus, OH	3.0	1.0	1344	$1,900	$1.41	45d	1	0.49mi
730-732 Oakwood Ave Unit 732 Columbus, OH	3.0	1.0	1232	$1,425	$1.16	45d	1	0.51mi
1175 Ann St Columbus, OH	2.0	1.0	904	$1,495	$1.65	45d	1	0.51mi
904 Studer Ave Columbus, OH	3.0	1.5	1364	$1,780	$1.30	25d	1	0.51mi
888 Studer Ave Columbus, OH	2.0	1.0	850	$1,040	$1.22	25d	1	0.53mi
685 S Champion Ave Unit 683 Columbus, OH	3.0	1.0	1364	$1,575	$1.15	23d	1	0.53mi
648 Carpenter St Unit Nch Columbus, OH	3.0	1.5	1392	$1,475	$1.06	25d	1	0.53mi
648 Carpenter St Unit Nch Columbus, OH	3.0	1.5	1392	$1,475	$1.06	4d	1	0.53mi
888-890 Studer Ave Unit 888 Columbus, OH	2.0	1.0	850	$1,040	$1.22	25d	1	0.53mi

Listing history 39 events

1. 2026-06-21
   days on market $179,900 Active 166 DOM
2. 2026-06-18
   days on market $179,900 Active 163 DOM
3. 2026-06-17
   days on market $179,900 Active 162 DOM
4. 2026-06-16
   days on market $179,900 Active 161 DOM
5. 2026-06-15
   days on market $179,900 Active 160 DOM
6. 2026-06-13
   days on market $179,900 Active 158 DOM
7. 2026-06-13
   days on market $179,900 Active 157 DOM
8. 2026-06-09
   days on market $179,900 Active 154 DOM
9. 2026-06-08
   days on market $179,900 Active 153 DOM
10. 2026-06-07
    days on market $179,900 Active 152 DOM
11. 2026-06-05
    days on market $179,900 Active 149 DOM
12. 2026-06-03
    days on market $179,900 Active 148 DOM
13. 2026-06-02
    days on market $179,900 Active 147 DOM
14. 2026-06-01
    days on market $179,900 Active 146 DOM
15. 2026-05-31
    days on market $179,900 Active 145 DOM
16. 2026-05-13
    price $179,900 390-char remark

    Show marketing remark (390 chars)

    Remodeled 2 bedroom 2 story home with 1 and 1/2 baths located on a corner lot. Home has an updated interior and mechanicals as well as a fully applianced kitchen. Sliding doors from the dining room exit onto a large patio with a large flat yard surrounded by privacy fencing. An detached 1 car garage completed this home that is ready to move into. Call your Realtor today for your showing.

17. 2026-04-09
    price $189,900 390-char remark

    Show marketing remark (390 chars)

    Remodeled 2 bedroom 2 story home with 1 and 1/2 baths located on a corner lot. Home has an updated interior and mechanicals as well as a fully applianced kitchen. Sliding doors from the dining room exit onto a large patio with a large flat yard surrounded by privacy fencing. An detached 1 car garage completed this home that is ready to move into. Call your Realtor today for your showing.

18. 2026-02-24
    price $199,900 390-char remark

    Show marketing remark (390 chars)

    Remodeled 2 bedroom 2 story home with 1 and 1/2 baths located on a corner lot. Home has an updated interior and mechanicals as well as a fully applianced kitchen. Sliding doors from the dining room exit onto a large patio with a large flat yard surrounded by privacy fencing. An detached 1 car garage completed this home that is ready to move into. Call your Realtor today for your showing.

19. 2026-02-02
    price $219,900 390-char remark

    Show marketing remark (390 chars)

    Remodeled 2 bedroom 2 story home with 1 and 1/2 baths located on a corner lot. Home has an updated interior and mechanicals as well as a fully applianced kitchen. Sliding doors from the dining room exit onto a large patio with a large flat yard surrounded by privacy fencing. An detached 1 car garage completed this home that is ready to move into. Call your Realtor today for your showing.

20. 2026-01-06
    listed $229,900 Active 390-char remark

    Show marketing remark (390 chars)

    Remodeled 2 bedroom 2 story home with 1 and 1/2 baths located on a corner lot. Home has an updated interior and mechanicals as well as a fully applianced kitchen. Sliding doors from the dining room exit onto a large patio with a large flat yard surrounded by privacy fencing. An detached 1 car garage completed this home that is ready to move into. Call your Realtor today for your showing.

21. 2024-07-23
    historical
22. 2024-05-09
    listed $199,900 Active
23. 2024-04-16
    historical
24. 2024-03-25
    price $291,900
25. 2024-02-17
    listed $299,900 Active
26. 2022-04-12
    soldstatus $120,000
27. 2022-04-08
    historical
28. 2022-04-07
    soldstatus $120,000 Closed
29. 2022-03-08
    status Pending
30. 2022-03-06
    listed $99,990 Active
31. 2019-12-09
    historical
32. 2019-08-29
    listed $99,900 Active
33. 2016-09-20
    soldstatus $14,000 Closed
34. 2016-06-15
    status Pending
35. 2016-03-21
    listed $15,000 Active
36. 2014-10-06
    historical
37. 2014-05-20
    listed $14,000
38. 1992-12-01
    soldstatus $13,500
39. 1992-10-15
    soldstatus $15,000

ⓘ 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: $3,505 · $292/mo
• Projected year-2 tax: $3,505 · $292/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 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,514
• − Mortgage interest: −$10,077
• − Property taxes: −$3,505
• − Insurance: −$900
• − Repairs & maintenance: −$1,721
• − Management: −$1,721
• − Depreciation: −$5,233
• Taxable loss: −$1,643
• Est. tax savings @ 24.0%: +$394
• After-tax cash flow: $1,665/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): 21,996
• Household income: $75,806
• Rent vs Own: 51.3% rent · 48.7% own
• Severe rent burden: 846.0

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 0.59)
• Race & ethnicity: White 56% Black 31% Two or more races 9% Hispanic / Latino 4% Asian 1% Native American 1%
• Common ancestry: Romanian 3% Slovak 2% Lithuanian 1%
• Foreign-born: 4% · Canada
• Languages at home: 96% English-only · Spanish 2% 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: ▼ -576.73%
• Current HPI: 173.8569
• Rent YoY: ▲ 3.51%
• 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

+1099.3% since first listed

24 events — show timeline

• 2026-05-13 Price Changed $179,900 CBRMLS
• 2026-04-09 Price Changed $189,900 CBRMLS
• 2026-02-24 Price Changed $199,900 CBRMLS
• 2026-02-02 Price Changed $219,900 CBRMLS
• 2026-01-06 Listed $229,900 CBRMLS
• 2024-07-23 Listing Removed — CBRMLS
• 2024-05-09 Listed $199,900 CBRMLS
• 2024-04-16 Listing Removed — CBRMLS
• 2024-03-25 Price Changed $291,900 CBRMLS
• 2024-02-17 Listed $299,900 CBRMLS
• 2022-04-12 Sold (Public Records) $120,000 Public Records
• 2022-04-08 Listing Removed — CBRMLS
• 2022-04-07 Sold (MLS) $120,000 CBRMLS
• 2022-03-08 Pending — CBRMLS
• 2022-03-06 Listed $99,990 CBRMLS
• 2019-12-09 Listing Removed — CBRMLS
• 2019-08-29 Listed $99,900 CBRMLS
• 2016-09-20 Sold (MLS) $14,000 CBRMLS
• 2016-06-15 Pending — CBRMLS
• 2016-03-21 Listed $15,000 CBRMLS
• 2014-10-06 Listing Removed — CBRMLS
• 2014-05-20 Listed $14,000 CBRMLS
• 1992-12-01 Sold (Public Records) $13,500 Public Records
• 1992-10-15 Sold (Public Records) $15,000 Public Records

Property tax history

+17.0%/yr

Latest (2024): $3,505 · +2.9% YoY. Source: county tax records.