2131 Argyle Dr · Columbus, OH 43219

$129,900

3 bd · 1.0 ba · 1,077 sqft · SingleFamily public records · 56 Days on market

Built 1952 6,969 sqft lot Est $183k · 29% under

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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 +25.7/30.0
• ARV discount +15.0/15.0
• DSCR +8.6/10.0
• 1% rule +6.4/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This is a completely renovated cape cod style home. The house has original hardwood floors thought. The walls and ceilings are in excellent condition along with the updated window. New light fixtures and ceiling fans. Upper level rehabbed in 2/13 with new drywall, electric and light fixtures. The basement is clean, dry, block windows and painted walls. New furnace and 3 yr old 40 gal water heater. The back yard is fully fenced with a 12x12 solid freshly painted deck. Rood is in good condition with new gutters. House is wired for security system. Smells good throughout.

Key facts

• Black appliances
• Front porch
• Rear deck

Tags

• FRONT PORCH
• REAR DECK
• HARDWOOD FLOORS
• GRANITE COUNTERTOPS
• BLACK APPLIANCES
• WHITE CABINETRY

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $312 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Recommended offer: $126k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.2% 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 soft (-0.8%/yr); 103 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); 8,139 units permitted in Franklin County in 2024 (5,940 in 5+ unit buildings).
• This rent runs 34% of the median local income ($52k/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.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 14y ago; this cycle's ask is 8281% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $47k; list at $130k implies a 176% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.

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

Questions for the listing agent

1. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.14% ✓
• Cap rate: 9.18%
• Cash-on-cash: 10.30%
• DSCR: 1.46
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $183,090
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2145 Argyle Dr	0.02mi	3/1.0	1,072 (-0%)	1mo	$145,000	$135	97
1799 Brentnell Ave	0.17mi	3/1.0	1,077 (0%)	4mo	$199,900	$186	89
2144 Toni St	0.07mi	3/1.0	961 (-11%)	2mo	$172,500	$180	77
1794 Devonshire Rd	0.24mi	4/1.0 (+1)	1,061 (-2%)	5mo	$180,000	$170	77
1893 Jermain Dr	0.25mi	4/1.0 (+1)	995 (-8%)	4mo	$134,000	$135	68
2228 Holt Ave	0.31mi	2/1.0 (-1)	972 (-10%)	6mo	$165,000	$170	60
2363 Holt Ave	0.49mi	3/2.0	1,137 (+6%)	6mo	$179,900	$158	59
1861 Alvason Ave	0.40mi	4/2.0 (+1)	999 (-7%)	5mo	$232,000	$232	56
2526 Queenswood Dr	0.54mi	3/1.0	952 (-12%)	2mo	$188,900	$198	54
2424 Holt Ave	0.55mi	4/1.0 (+1)	1,187 (+10%)	1mo	$167,000	$141	52
1245 Brentnell Ave	0.68mi	3/1.0	925 (-14%)	4mo	$140,000	$151	42
1275 Woodnell Ave	0.65mi	3/1.0	925 (-14%)	7mo	$135,000	$146	41

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -4.2%
• Equity multiple: 0.85×
• Total profit: $-5,516
• Equity at exit: $19,369

10-year hold

• IRR: 1.8%
• Equity multiple: 1.11×
• Total profit: $3,975
• 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 43219

• Rents YoY: -0.8%
• Active inventory: 103
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,486 high
• Mortgage (P&I): −$681
• Tax from tax record: −$127 /mo · $1,519/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$312
• Net cashflow: $312

Break-even live

Break-even rent $1,091

Max offer price $129,900

Occupancy floor 74%

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
1879 Jermain Dr Columbus, OH	4.0	1.0	1077	$1,800	$1.67	43d	1	0.21mi
1590 Vendome Dr S Columbus, OH	3.0	1.5	1303	$1,600	$1.23	21d	1	0.31mi
1590 Vendome Dr S Columbus, OH	3.0	1.5	1303	$1,600	$1.23	23d	1	0.31mi
1867 Alvason Ave Columbus, OH	3.0	1.0	999	$1,400	$1.40	43d	1	0.39mi
2504 Vendome Dr Columbus, OH	3.0	1.0	1072	$1,600	$1.49	14d	1	0.58mi
1310 Woodnell Ave Columbus, OH	3.0	1.0	925	$1,300	$1.41	43d	1	0.63mi
2623 Bloom Dr Columbus, OH	3.0	2.5	1356	$1,950	$1.44	21d	1	0.69mi
1660 E 25th Ave Columbus, OH	3.0	1.0	1200	$1,350	$1.12	43d	1	0.73mi
1652 E 25th Ave Columbus, OH	3.0	1.0	1200	$1,350	$1.12	23d	1	0.74mi
1612 E 25th Ave Columbus, OH	3.0	1.0	1200	$1,250	$1.04	23d	1	0.80mi
1609-1611 E 26th Ave Columbus, OH	2.0	1.0	1080	$1,150	$1.06	3d	1	0.82mi
1609-1611 E 26th Ave Columbus, OH	2.0	1.0	1080	$1,200	$1.11	23d	1	0.82mi
2291 Taylor Ave Columbus, OH	3.0	1.0	979	$1,300	$1.33	43d	1	0.83mi
1803 Canopy Ln Columbus, OH	2.0	2.0	980	$1,650	$1.68	21d	1	0.84mi
2341 Dawnlight Ave Columbus, OH	3.0	1.0	920	$1,550	$1.68	3d	1	0.93mi
1500 E 25th Ave Columbus, OH	2.0	1.0	720	$850	$1.18	43d	1	0.96mi
1500 E 25th Ave Unit 2 Columbus, OH	2.0	1.0	720	$850	$1.18	23d	1	0.96mi
1577 Cordell Ave Columbus, OH	2.0	1.0	882	$1,000	$1.13	3d	1	0.98mi
1624 Kohr Pl Columbus, OH	3.0	1.0	1176	$1,400	$1.19	14d	1	1.02mi
2228 Minnesota Ave Columbus, OH	2.0	1.0	1025	$1,245	$1.21	16d	1	1.06mi
2845 Austin Manor Blvd Columbus, OH	2.0	1.0–2.0	819	$1,420	$1.73	23d	1	1.08mi
2183 Painted Cliff Dr Columbus, OH	3.0	2.5	1356	$2,235	$1.65	2d	1	1.12mi
1906-1908 Cleveland Ave Columbus, OH	3.0	1.0	1384	$1,295	$0.94	43d	1	1.13mi
2540 Parkwood Ave Columbus, OH	4.0	1.0	1374	$1,400	$1.02	43d	1	1.14mi
1318-1320 E 20th Ave Unit 1318 Columbus, OH	3.0	1.0	1120	$1,275	$1.14	7d	1	1.15mi
3030 Sunbury Ridge Dr Columbus, OH	1.0–2.0	1.0–1.5	1000	$1,719	$1.72	1d	20	1.17mi
1320 E 23rd Ave Unit 1320 Columbus, OH	3.0	1.0	1134	$1,050	$0.93	43d	1	1.18mi
1410 E Blake Ave Columbus, OH	3.0	1.0	1300	$1,700	$1.31	23d	1	1.19mi
2590 Parkwood Ave Unit 2590 Columbus, OH	3.0	1.0	1152	$1,400	$1.22	23d	1	1.20mi
1272 E 21st Ave Unit 1272 Columbus, OH	3.0	1.5	1176	$1,400	$1.19	10d	1	1.23mi
1269 E 23rd Ave Columbus, OH	3.0	1.0	1175	$1,350	$1.15	7d	1	1.25mi
1527 Republic Ave Columbus, OH	3.0	1.0	1176	$1,345	$1.14	43d	1	1.25mi
1527 Republic Ave Columbus, OH	3.0	1.0	1176	$1,299	$1.10	23d	1	1.25mi
1514 Republic Ave Unit 1514 Columbus, OH	3.0	1.5	1288	$1,450	$1.13	23d	1	1.29mi
1555 Myrtle Ave Columbus, OH	2.0	2.5	1200	$1,500	$1.25	43d	1	1.31mi
1576-1578 Arlington Ave Unit 1576 Columbus, OH	2.0	1.0	902	$1,000	$1.11	43d	1	1.34mi
1557 Brooks Ave Columbus, OH	3.0	1.0	1056	$1,250	$1.18	3d	1	1.36mi
1185 E 22nd Ave Columbus, OH	3.0	1.0	1304	$1,400	$1.07	43d	1	1.36mi
1435 Republic Ave Columbus, OH	3.0	1.0	908	$1,425	$1.57	19d	1	1.37mi
1435 Republic Ave Columbus, OH	3.0	1.0	908	$1,395	$1.54	7d	1	1.37mi

Listing history 12 events

1. 2026-05-16
   listed $1,550
2. 2026-02-06
   status Pending
3. 2026-02-06
   historical Contingent
4. 2026-01-08
   price $129,900
5. 2025-12-12
   listed $134,900 Active
6. 2015-11-19
   soldstatus $47,000
7. 2015-11-05
   soldstatus $47,000 Closed 575-char remark

   Show marketing remark (575 chars)

   This is a completely renovated cape cod style home. The house has original hardwood floors thought. The walls and ceilings are in excellent condition along with the updated window. New light fixtures and ceiling fans. Upper level rehabbed in 2/13 with new drywall, electric and light fixtures. The basement is clean, dry, block windows and painted walls. New furnace and 3 yr old 40 gal water heater. The back yard is fully fenced with a 12x12 solid freshly painted deck. Rood is in good condition with new gutters. House is wired for security system. Smells good throughout.

8. 2015-10-23
   status Pending 575-char remark

   Show marketing remark (575 chars)

   This is a completely renovated cape cod style home. The house has original hardwood floors thought. The walls and ceilings are in excellent condition along with the updated window. New light fixtures and ceiling fans. Upper level rehabbed in 2/13 with new drywall, electric and light fixtures. The basement is clean, dry, block windows and painted walls. New furnace and 3 yr old 40 gal water heater. The back yard is fully fenced with a 12x12 solid freshly painted deck. Rood is in good condition with new gutters. House is wired for security system. Smells good throughout.

9. 2015-10-21
   listed $53,000 Active 575-char remark

   Show marketing remark (575 chars)

   This is a completely renovated cape cod style home. The house has original hardwood floors thought. The walls and ceilings are in excellent condition along with the updated window. New light fixtures and ceiling fans. Upper level rehabbed in 2/13 with new drywall, electric and light fixtures. The basement is clean, dry, block windows and painted walls. New furnace and 3 yr old 40 gal water heater. The back yard is fully fenced with a 12x12 solid freshly painted deck. Rood is in good condition with new gutters. House is wired for security system. Smells good throughout.

10. 2012-11-27
    soldstatus $12,995 159-char remark

    Show marketing remark (159 chars)

    Price Reduction makes this an even better deal for your starter home on a quiet street. Some updates in kitchen and bath. Short Sale paperwork already started.

11. 2012-11-14
    historical 159-char remark

    Show marketing remark (159 chars)

    Price Reduction makes this an even better deal for your starter home on a quiet street. Some updates in kitchen and bath. Short Sale paperwork already started.

12. 2012-05-22
    listed $26,000 159-char remark

    Show marketing remark (159 chars)

    Price Reduction makes this an even better deal for your starter home on a quiet street. Some updates in kitchen and bath. Short Sale paperwork already started.

ⓘ 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: $1,519 · $127/mo
• Projected year-2 tax: $1,773 · $148/mo
• Expected delta: +$254/yr (+$21/mo · 16.7%)

ⓘ 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 ≥99°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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,836
• − Mortgage interest: −$7,276
• − Property taxes: −$1,519
• − Insurance: −$650
• − Repairs & maintenance: −$1,427
• − Management: −$1,427
• − Depreciation: −$3,779
• Taxable income: $1,758
• Est. tax owed @ 24.0%: −$422
• After-tax cash flow: $3,325/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): 32,338
• Household income: $52,094
• Rent vs Own: 61.8% rent · 38.2% own
• Severe rent burden: 2016.0

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: Majority Black (65%)
• Race & ethnicity: Black 65% White 17% Hispanic / Latino 10% Two or more races 7% Asian 4%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Swedish 1% Lithuanian 1% Swiss 1%
• Foreign-born: 20% · Canada, India, China
• Languages at home: 76% English-only · Spanish 7% Other Indo-European 3% Chinese 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: ▼ -137.02%
• Current HPI: 172.3872
• Rent YoY: ▼ -0.84%
• 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

-94.0% since first listed

12 events — show timeline

• 2026-05-16 Listed for Rent $1,550 APPFOLIO
• 2026-02-06 Pending — CBRMLS
• 2026-02-06 Contingent — CBRMLS
• 2026-01-08 Price Changed $129,900 CBRMLS
• 2025-12-12 Listed $134,900 CBRMLS
• 2015-11-19 Sold (Public Records) $47,000 Public Records
• 2015-11-05 Sold (MLS) $47,000 CBRMLS
• 2015-10-23 Pending — CBRMLS
• 2015-10-21 Listed $53,000 CBRMLS
• 2012-11-27 Sold (MLS) $12,995 CBRMLS
• 2012-11-14 Listing Removed — CBRMLS
• 2012-05-22 Listed $26,000 CBRMLS

Property tax history

+3.6%/yr

Latest (2024): $1,519 · +1.3% YoY. Source: county tax records.