2595 Grasmere Ave · Columbus, OH 43211

$26,000

3 bd · 1.0 ba · 992 sqft · SingleFamily public records · 1 Days on market

Built 1941 5,662 sqft 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +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

Property in fair condition. Owner is represented by son and property sold ''As is''. With addendum ''A'' Administration Sale. Home presently occupied $500 monthly rent in the area. 30 days occupancy.

Key facts

• 5,662 sq ft lot
• 2 garage spots
• Built 1941

🏷️ Possibly a rental listed for sale. The $26,000 price doesn't fit this home's estimated sale value (~$178,560) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $26k.

Deal economics

• At list price, monthly cash flow is $899 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $26k).
• Cap rate 47.8% 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 (+3.4%/yr); 166 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 38% 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 $180 of loan paydown is wiped out by about $780 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 $7k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

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

Risks & watch-outs

• Watch-outs: built in 1941 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $26,000

Questions for the listing agent

1. Built in 1941 — 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. 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?
5. 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.
6. 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.
7. 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: 5.25% ✓
• Cap rate: 47.76%
• Cash-on-cash: 148.11%
• DSCR: 7.59
• GRM: 1.6

CMA / ARV

• ARV (on-the-fly): $178,560
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2610 Atwood Ter	0.10mi	3/1.0	979 (-1%)	1mo	$176,500	$180	93
2728 Atwood Ter	0.20mi	3/1.0	979 (-1%)	1mo	$170,000	$174	88
2498 Renwood Pl	0.24mi	3/1.0	1,043 (+5%)	1mo	$210,000	$201	80
2559 Hamilton Ave	0.24mi	3/1.5	919 (-7%)	1mo	$140,000	$152	74
2205 Atwood Ter	0.61mi	3/1.0	979 (-1%)	1mo	$189,900	$194	68
1448 Manchester Ave	0.62mi	3/1.0	1,014 (+2%)	0mo	$180,000	$178	67
2876 Medina Ave	0.69mi	3/1.0	1,020 (+3%)	1mo	$218,000	$214	62
788 Tibet Rd	0.54mi	3/1.0	1,083 (+9%)	1mo	$220,000	$203	59
2780 Audubon Rd	0.43mi	2/1.5 (-1)	1,070 (+8%)	1mo	$189,400	$177	59
1257 Loretta Ave	0.43mi	3/1.0	1,119 (+13%)	1mo	$210,000	$188	57
2378 Velma Ave	0.43mi	2/1.0 (-1)	1,100 (+11%)	1mo	$165,000	$150	56
1397 Melrose Ave	0.60mi	3/1.0	861 (-13%)	1mo	$140,000	$163	49

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: —
• Equity multiple: 8.36×
• Total profit: $53,602
• Equity at exit: $3,877

10-year hold

• IRR: —
• Equity multiple: 17.87×
• Total profit: $122,789
• Equity at exit: $2,248

Cash invested: $7,280 (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: 1.6×

Monthly cashflow live

• Estimated rent: $1,365 high
• Mortgage (P&I): −$136
• Tax est. 1.5%: −$32 /mo · $390/yr
• Insurance: −$11
• HOA: −$0
• Vacancy / Maint / Mgmt: −$287
• Net cashflow: $899

Break-even live

Break-even rent $227

Max offer price $26,000

Occupancy floor 29%

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: $6,500
• Closing costs: $780
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2566 Atwood Ter Columbus, OH	3.0	1.0	979	$1,500	$1.53	23d	1	0.12mi
2459 Atwood Ter Columbus, OH	2.0	2.0	936	$1,650	$1.76	43d	1	0.23mi
2459 Hiawatha St Columbus, OH	2.0	1.0	810	$1,025	$1.27	43d	1	0.29mi
2767 Hiawatha St Columbus, OH	3.0	1.0	896	$1,475	$1.65	7d	1	0.32mi
1269 Minnesota Ave Columbus, OH	3.0	1.0	1075	$1,550	$1.44	7d	1	0.34mi
2472 Pontiac St Columbus, OH	2.0	1.0	754	$995	$1.32	14d	1	0.35mi
2472 Pontiac St Columbus, OH	2.0	1.0	754	$995	$1.32	3d	1	0.35mi
2299 Hamilton Ave Columbus, OH	2.0	1.0	1000	$1,200	$1.20	43d	1	0.41mi
2217 Grasmere Ave Columbus, OH	2.0	1.5	720	$1,650	$2.29	14d	1	0.52mi
2203-2205 Mcguffey Rd Columbus, OH	2.0	1.0	836	$1,050	$1.26	23d	1	0.52mi
2236 Atwood Ter Columbus, OH	2.0	1.0	720	$900	$1.25	7d	1	0.53mi
2942 Atwood Ter Columbus, OH	2.0	1.0	962	$1,200	$1.25	43d	1	0.53mi
1352 E Hudson St Columbus, OH	2.0	1.0	800	$1,150	$1.44	43d	1	0.55mi
2530 Beulah Rd Columbus, OH	2.0	1.0	720	$1,345	$1.87	14d	1	0.58mi
870 Melrose Ave Columbus, OH	2.0	1.0	732	$1,345	$1.84	7d	1	0.58mi
967 Duxberry Ave Columbus, OH	3.0	1.0	864	$1,100	$1.27	43d	1	0.60mi
1435 Republic Ave Columbus, OH	3.0	1.0	908	$1,425	$1.57	19d	1	0.61mi
1435 Republic Ave Columbus, OH	3.0	1.0	908	$1,395	$1.54	7d	1	0.61mi
2176 Ontario St Columbus, OH	4.0	2.0	1066	$1,650	$1.55	23d	1	0.62mi
2980 Reis Ave Columbus, OH	2.0	1.0	840	$1,099	$1.31	43d	1	0.68mi
1524 Genessee Ave Unit A Columbus, OH	2.0	1.0	800	$1,150	$1.44	2d	1	0.68mi
1530 Genessee Ave Unit B Columbus, OH	2.0	1.0	800	$1,150	$1.44	3d	1	0.70mi
3054 McGuffey Rd Columbus, OH	3.0	1.0	1106	$1,450	$1.31	43d	1	0.72mi
3086-3092 Grasmere Ave Unit 3088 Columbus, OH	2.0	1.0	800	$1,000	$1.25	23d	1	0.76mi
3088 Grasmere Ave Columbus, OH	2.0	1.0	800	$1,000	$1.25	23d	1	0.76mi
1576-1578 Arlington Ave Unit 1576 Columbus, OH	2.0	1.0	902	$1,000	$1.11	43d	1	0.77mi
3120 Grasmere Ave Columbus, OH	2.0	1.0	842	$1,395	$1.66	3d	1	0.81mi
3137 Mcguffey Rd Columbus, OH	2.0	1.0	950	$950	$1.00	43d	1	0.84mi
1205 E 23rd Ave Columbus, OH	2.0	1.0	688	$1,050	$1.53	7d	1	0.93mi
1011 Mohican Ave Columbus, OH	3.0	1.0	1091	$1,399	$1.28	43d	1	0.94mi
3199 Maize Rd Columbus, OH	2.0	1.0	800	$1,150	$1.44	23d	1	0.94mi
780 E Brighton Rd Columbus, OH	3.0	1.0	1086	$1,500	$1.38	7d	1	0.94mi
1003 E 21st Ave Columbus, OH	2.0	1.5	835	$1,150	$1.38	7d	1	0.96mi
1577 Cordell Ave Columbus, OH	2.0	1.0	882	$1,000	$1.13	2d	1	0.97mi
1171 E 22nd Ave Unit 1171 Columbus, OH	2.0	1.0	750	$1,100	$1.47	17d	1	0.97mi
2872 Indianola Ave Columbus, OH	3.0	1.0	1000	$1,799	$1.80	43d	1	1.02mi
2765 Cleveland Ave Unit B Columbus, OH	2.0	1.0	1100	$990	$0.90	17d	1	1.04mi
335 E Duncan St Columbus, OH	3.0	1.0	1120	$1,595	$1.42	43d	1	1.05mi
2658 Deming Ave Columbus, OH	3.0	1.0	1120	$1,695	$1.51	43d	1	1.06mi
1153 E 20th Ave Columbus, OH	2.0	1.0	950	$1,250	$1.32	43d	1	1.07mi

Listing history 3 events

1. 2024-12-02
   status Pending
2. 2015-03-11
   historical
3. 2015-01-27
   listed $26,000

ⓘ 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 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: $16,378
• − Mortgage interest: −$1,456
• − Property taxes: −$390
• − Insurance: −$130
• − Repairs & maintenance: −$1,310
• − Management: −$1,310
• − Depreciation: −$756
• Taxable income: $11,025
• Est. tax owed @ 24.0%: −$2,646
• After-tax cash flow: $8,137/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

3 events — show timeline

• 2024-12-02 Pending — CBRMLS
• 2015-03-11 Listing Removed — CBRMLS
• 2015-01-27 Listed $26,000 CBRMLS

Property tax history

+1.9%/yr

Latest (2024): $1,359 · -21.8% YoY. Source: county tax records.