429 S Harris Ave · Columbus, OH 43204

$134,900

4 bd · 1.0 ba · 1,098 sqft · SingleFamily public records · 62 Days on market

Built 1957 3,920 sqft lot $123/sqft · 8% below area Est $146k · 8% 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 +25.2/30.0
• ARV discount +11.0/15.0
• DSCR +8.3/10.0
• 1% rule +6.0/10.0
• Livability +4.0/5.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover this charming and fully renovated 2-story home in the heart of the Hilltop! This turnkey residence features a spacious open floor plan with high ceilings and stylish new flooring throughout. The gourmet kitchen is a standout, boasting sleek cabinetry, granite countertops, and brand-new stainless steel appliances. Upstairs, you'll find generous bedrooms with ample closet space and a beautifully updated bathroom. Enjoy peace of mind with significant updates, including a newer roof, HVAC, and thermal windows. The property includes a full basement for extra storage and a deep backyard perfect for outdoor gatherings and gardening. Conveniently located just minutes from downtown Columbus, local parks, and easy highway access, this home offers incredible value for homeowners and investors alike. Don't miss your chance to own this mid-city gem--move right in and start enjoying! Buyer to verify all measurements and schools.

Key facts

• Fully renovated
• Hvac
• Newer roof

Tags

• FULLY RENOVATED
• GOURMET KITCHEN
• GRANITE COUNTERTOPS
• UPDATED BATHROOM
• NEWER ROOF
• HVAC

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $303 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $135k).
• Recommended offer: $127k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.0% 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.
• Market conditions: Rents rising fast (+4.5%/yr); 188 active listings in the ZIP; 37 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $933 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 + 4.5% rent growth), your $38k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 27y ago; this cycle's ask has dropped $15k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $115k; 17% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $126,806 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1957 — 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: 1.10% ✓
• Cap rate: 8.99%
• Cash-on-cash: 9.62%
• DSCR: 1.43
• GRM: 7.6

CMA / ARV

• ARV (median comp): $146,382
• List price: $134,900
• Delta: -7.84%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
510 S Warren Ave	0.14mi	3/1.0 (-1)	1,144 (+4%)	2mo	$189,000	$165	80
446 S Eureka Ave	0.41mi	3/1.0 (-1)	1,144 (+4%)	2mo	$125,000	$109	67
586 S Hague Ave	0.23mi	3/1.0 (-1)	1,208 (+10%)	2mo	$180,000	$149	66
229 S Richardson Ave	0.38mi	3/1.0 (-1)	1,168 (+6%)	1mo	$165,000	$141	66
334 S Wayne Ave	0.49mi	3/1.0 (-1)	1,057 (-4%)	2mo	$188,500	$178	64
310 S Ogden Ave	0.22mi	3/1.5 (-1)	960 (-13%)	1mo	$200,000	$208	61
2712 Eakin Rd	0.55mi	3/2.0 (-1)	1,152 (+5%)	1mo	$233,500	$203	56
246 S Terrace Ave	0.44mi	3/1.0 (-1)	1,232 (+12%)	0mo	$205,000	$166	54
96 S Powell Ave	0.48mi	3/1.0 (-1)	1,240 (+13%)	1mo	$155,000	$125	50
811 Chestershire Rd	0.61mi	3/1.0 (-1)	1,196 (+9%)	2mo	$219,000	$183	50
651 S Terrace Ave	0.48mi	3/1.5 (-1)	1,248 (+14%)	2mo	$195,600	$157	46
151 S Eureka Ave	0.56mi	3/1.0 (-1)	936 (-15%)	1mo	$80,000	$85	43

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 · 4.49% rent growth · sell at horizon

5-year hold

• IRR: -0.2%
• Equity multiple: 0.99×
• Total profit: $-339
• Equity at exit: $20,114

10-year hold

• IRR: 10.8%
• Equity multiple: 1.90×
• Total profit: $33,975
• Equity at exit: $11,664

Cash invested: $37,772 (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 43204

• Rents YoY: 4.5%
• Active inventory: 188
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,477 high
• Mortgage (P&I): −$707
• Tax from tax record: −$100 /mo · $1,205/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$310
• Net cashflow: $303

Break-even live

Break-even rent $1,094

Max offer price $134,900

Occupancy floor 74%

Sensitivity live

Price	-10% $379	-5% $341	+0% $303	+5% $265	+10% $227
Rent	-10% $186	-5% $245	+0% $303	+5% $361	+10% $420
Rate	-1.0pp $371	-0.5pp $337	base $303	+0.5pp $268	+1.0pp $232

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: $33,725
• Closing costs: $4,047
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2709-2711 Sullivant Ave Columbus, OH	3.0	2.0	1344	$1,380	$1.03	4d	1	0.17mi
2709-2711 Sullivant Ave Unit 2709 Columbus, OH	3.0	2.0	1344	$1,380	$1.03	4d	1	0.17mi
608 Racine Ave #610 Columbus, OH	3.0	1.0	1168	$1,195	$1.02	44d	1	0.25mi
616-618 S Ogden Ave Columbus, OH	3.0	1.0	1100	$1,125	$1.02	44d	1	0.30mi
2545-2547 Sullivant Ave Columbus, OH	3.0	1.0	1064	$1,100	$1.03	11d	1	0.30mi
661-663 S Burgess Ave Columbus, OH	3.0	1.0	1100	$1,028	$0.93	44d	1	0.38mi
329 S Wayne Ave Columbus, OH	3.0	1.0	1120	$1,425	$1.27	4d	1	0.45mi
521-523 S Wayne Ave Columbus, OH	3.0	1.0	1092	$1,195	$1.09	4d	1	0.45mi
92 S Hague Ave Columbus, OH	3.0	2.0	1456	$1,400	$0.96	24d	1	0.49mi
548 S Wayne Ave Columbus, OH	3.0	1.0	1008	$1,225	$1.22	20d	1	0.50mi
80 S Warren Ave Columbus, OH	3.0	1.0	1258	$1,345	$1.07	44d	1	0.51mi
80 S Warren Ave Columbus, OH	3.0	1.0	1258	$1,345	$1.07	4d	1	0.51mi
252-254 S Wayne Ave Unit 254 Columbus, OH	3.0	1.0	1120	$1,300	$1.16	18d	1	0.53mi
695 S Eureka Ave Columbus, OH	3.0	1.0	1344	$1,425	$1.06	22d	1	0.56mi
29 S Terrace Ave Columbus, OH	3.0	1.0	1144	$1,260	$1.10	24d	1	0.65mi
27-29 N Terrace Ave Unit 29 Columbus, OH	3.0	1.0	1144	$1,260	$1.10	24d	1	0.65mi
54 N Ogden Ave Columbus, OH	3.0	1.0	1176	$950	$0.81	3d	1	0.72mi
43-45 N Chase Ave Unit 43 Columbus, OH	3.0	1.0	1200	$1,400	$1.17	11d	1	0.73mi
43 N Chase Ave Columbus, OH	3.0	1.0	1200	$1,400	$1.17	11d	1	0.73mi
41 S Oakley Ave Columbus, OH	3.0	1.5	1428	$1,550	$1.09	44d	1	0.75mi
43 N Roys Ave Columbus, OH	3.0	1.5	1332	$1,599	$1.20	24d	1	0.75mi
2205 Sullivant Ave Columbus, OH	3.0	1.0	1275	$1,200	$0.94	44d	1	0.75mi
39 Eldon Ave Unit 1 Columbus, OH	3.0	2.0	1043	$1,500	$1.44	24d	1	0.76mi
945 Hodges Dr Columbus, OH	3.0	1.0	1078	$1,640	$1.52	24d	1	0.76mi
41-43 N Huron Ave Unit 41 Columbus, OH	3.0	1.0	1176	$1,400	$1.19	8d	1	0.82mi
1028 S Harris Ave Columbus, OH	3.0	1.0	900	$1,500	$1.67	44d	1	0.86mi
130 N Roys Ave Columbus, OH	3.0	1.0	1380	$1,595	$1.16	3d	1	0.86mi
133 N Eureka Ave Columbus, OH	3.0	1.0	1484	$1,350	$0.91	13d	1	0.90mi
2735 Sutton Ave Columbus, OH	3.0	1.0	1099	$1,175	$1.07	4d	1	0.93mi
95-97 Whitethorne Ave Columbus, OH	3.0	1.5	1260	$1,375	$1.09	4d	1	0.96mi
95-97 Whitethorne Ave Columbus, OH	3.0	1.5	1260	$1,475	$1.17	20d	1	0.96mi
791-793 Butler Ave Unit 791 Columbus, OH	3.0	1.0	1000	$1,395	$1.40	4d	1	1.09mi
179 N Sylvan Ave Unit 179 Columbus, OH	3.0	2.0	1152	$2,000	$1.74	18d	1	1.16mi
2730 Elliott Ave Columbus, OH	3.0	1.0	1332	$1,803	$1.35	44d	1	1.27mi
543 Woodbury Ave Unit NA Columbus, OH	3.0	1.0	1308	$1,645	$1.26	15d	1	1.30mi
488 Woodbury Ave Columbus, OH	3.0	1.5	1222	$1,250	$1.02	44d	1	1.30mi
50 Florence Ave Columbus, OH	3.0	1.0	910	$1,625	$1.79	44d	1	1.47mi

Listing history 31 events

1. 2026-06-18
   days on market $134,900 Active 62 DOM
2. 2026-06-17
   days on market $134,900 Active 61 DOM
3. 2026-06-16
   days on market $134,900 Active 60 DOM
4. 2026-06-15
   days on market $134,900 Active 59 DOM
5. 2026-06-13
   days on market $134,900 Active 57 DOM
6. 2026-06-13
   days on market $134,900 Active 56 DOM
7. 2026-06-09
   days on market $134,900 Active 53 DOM
8. 2026-06-08
   days on market $134,900 Active 52 DOM
9. 2026-06-07
   pricedays on market $134,900 Active 51 DOM
10. 2026-06-05
    days on market $149,900 Active 48 DOM
11. 2026-06-03
    days on market $149,900 Active 47 DOM
12. 2026-06-02
    days on market $149,900 Active 46 DOM
13. 2026-06-01
    days on market $149,900 Active 45 DOM
14. 2026-05-31
    days on market $149,900 Active 44 DOM
15. 2026-04-17
    listed $149,900 Active 937-char remark

    Show marketing remark (937 chars)

    Discover this charming and fully renovated 2-story home in the heart of the Hilltop! This turnkey residence features a spacious open floor plan with high ceilings and stylish new flooring throughout. The gourmet kitchen is a standout, boasting sleek cabinetry, granite countertops, and brand-new stainless steel appliances. Upstairs, you'll find generous bedrooms with ample closet space and a beautifully updated bathroom. Enjoy peace of mind with significant updates, including a newer roof, HVAC, and thermal windows. The property includes a full basement for extra storage and a deep backyard perfect for outdoor gatherings and gardening. Conveniently located just minutes from downtown Columbus, local parks, and easy highway access, this home offers incredible value for homeowners and investors alike. Don't miss your chance to own this mid-city gem--move right in and start enjoying! Buyer to verify all measurements and schools.

16. 2021-09-28
    soldstatus $115,000
17. 2021-09-08
    soldstatus $115,000 Closed 187-char remark

    Show marketing remark (187 chars)

    All done! This home is updated and features 3 bedrooms and 2 full baths! New kitchen, baths, flooring. Insulated windows. New appliances. Fenced yard and garage. Great price, great place!

18. 2021-08-25
    historical Contingent Finance and Inspection 187-char remark

    Show marketing remark (187 chars)

    All done! This home is updated and features 3 bedrooms and 2 full baths! New kitchen, baths, flooring. Insulated windows. New appliances. Fenced yard and garage. Great price, great place!

19. 2021-08-23
    price $119,900 187-char remark

    Show marketing remark (187 chars)

    All done! This home is updated and features 3 bedrooms and 2 full baths! New kitchen, baths, flooring. Insulated windows. New appliances. Fenced yard and garage. Great price, great place!

20. 2021-08-23
    status Active 187-char remark

    Show marketing remark (187 chars)

    All done! This home is updated and features 3 bedrooms and 2 full baths! New kitchen, baths, flooring. Insulated windows. New appliances. Fenced yard and garage. Great price, great place!

21. 2021-08-01
    historical Contingent Finance and Inspection 187-char remark

    Show marketing remark (187 chars)

    All done! This home is updated and features 3 bedrooms and 2 full baths! New kitchen, baths, flooring. Insulated windows. New appliances. Fenced yard and garage. Great price, great place!

22. 2021-07-30
    listed $114,900 Active 187-char remark

    Show marketing remark (187 chars)

    All done! This home is updated and features 3 bedrooms and 2 full baths! New kitchen, baths, flooring. Insulated windows. New appliances. Fenced yard and garage. Great price, great place!

23. 2020-10-21
    soldstatus $33,000 Closed
24. 2020-10-01
    status Pending
25. 2020-09-14
    historical
26. 2020-09-02
    listed $33,200 Active
27. 1999-05-10
    soldstatus $72,000
28. 1999-03-17
    soldstatus $23,000
29. 1999-02-22
    historical
30. 1999-02-15
    listed $25,900
31. 1997-05-21
    soldstatus $35,100

ⓘ 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: $1,205 · $100/mo
• Projected year-2 tax: $1,655 · $138/mo
• Expected delta: +$450/yr (+$37/mo · 37.3%)

ⓘ 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 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,726
• − Mortgage interest: −$7,556
• − Property taxes: −$1,205
• − Insurance: −$674
• − Repairs & maintenance: −$1,418
• − Management: −$1,418
• − Depreciation: −$3,924
• Taxable income: $1,530
• Est. tax owed @ 24.0%: −$367
• After-tax cash flow: $3,268/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): 42,962
• Household income: $59,266
• Rent vs Own: 50.5% rent · 49.5% own
• Severe rent burden: 2290.0

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 0.58)
• Race & ethnicity: White 61% Hispanic / Latino 16% Black 13% Two or more races 12% Asian 3%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Lithuanian 1% Slovak 1% Romanian 1%
• Foreign-born: 13% · Canada
• Languages at home: 81% English-only · Spanish 13% Arabic 2% Other Asian/Pacific 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: ▼ -220.67%
• Current HPI: 265.7711
• Rent YoY: ▲ 4.49%
• 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

+327.1% since first listed

17 events — show timeline

• 2026-04-17 Listed $149,900 CBRMLS
• 2021-09-28 Sold (Public Records) $115,000 Public Records
• 2021-09-08 Sold (MLS) $115,000 CBRMLS
• 2021-08-25 Contingent — CBRMLS
• 2021-08-23 Price Changed $119,900 CBRMLS
• 2021-08-23 Relisted — CBRMLS
• 2021-08-01 Contingent — CBRMLS
• 2021-07-30 Listed $114,900 CBRMLS
• 2020-10-21 Sold (MLS) $33,000 CBRMLS
• 2020-10-01 Pending — CBRMLS
• 2020-09-14 Listing Removed — CBRMLS
• 2020-09-02 Listed $33,200 CBRMLS
• 1999-05-10 Sold (Public Records) $72,000 Public Records
• 1999-03-17 Sold (MLS) $23,000 CBRMLS
• 1999-02-22 Listing Removed — CBRMLS
• 1999-02-15 Listed $25,900 CBRMLS
• 1997-05-21 Sold (Public Records) $35,100 Public Records

Property tax history

+4.4%/yr

Latest (2024): $1,205 · +1.3% YoY. Source: county tax records.