1538 Accommodation Ave · Columbus, OH 43211

$90,000

None bd · None ba · 2,010 sqft · Townhouse · 14 Days on market

Built 1961 Poor condition 4,791 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 +3.4/5.0
• Schools +1.7/10.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

3 unit building in the linden area

Key facts

• Built 1961
• Listed 14 days

Property features AI

Finance

• Other: Third-party approval requirement for sale
• Financial info: Annual property tax listed for 2024: $4,210

Exterior

• Home design: Apartment property type; Built in 1961
• Construction: Built in 1961
• Exterior features: Lot includes parcel 010-116268-00

Interior

• Interior features: Three-unit apartment building

What this means for you Summary

Snapshot

• This is a townhouse listed at $90k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Cap rate 23.2% 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 rising (+3.4%/yr); 166 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); 41% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 8,139 units permitted in Franklin County in 2024 (5,940 in 5+ unit buildings).
• At $2,397/mo this rent would consume 68% of the median local household income ($43k/yr) (locally 1282% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 of loan paydown is wiped out by about $3k 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 $25k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 5y ago; this cycle's ask has dropped $5k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $55k; list at $90k implies a 64% gain — meaningful room to come down on a strong offer.

Recommended offer $90,000

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1961 — 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: 2.66% ✓
• Cap rate: 23.25%
• Cash-on-cash: 60.56%
• DSCR: 3.69
• GRM: 3.1

CMA / ARV

• ARV (on-the-fly): $231,150
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
855-857 E 12th Ave	0.14mi	6/—	2,144 (+7%)	13mo	$247,500	$115	71

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: 59.8%
• Equity multiple: 3.68×
• Total profit: $67,444
• Equity at exit: $13,419

10-year hold

• IRR: 64.7%
• Equity multiple: 7.64×
• Total profit: $167,283
• Equity at exit: $7,782

Cash invested: $25,200 (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: 3.1×

Monthly cashflow live

• Estimated rent: $2,397 high
• Mortgage (P&I): −$472
• Tax est. 1.5%: −$112 /mo · $1,350/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$503
• Net cashflow: $1,272

Break-even live

Break-even rent $787

Max offer price $90,000

Occupancy floor 42%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1096 E 22nd Ave #1098 Columbus, OH	2.0	1.5	1546	$1,450	$0.94	43d	1	0.58mi
1208 E 26th Ave Unit 1 1208 Columbus, OH	2.0	2.0	1815	$1,350	$0.74	17d	1	0.82mi
1324 E 25th Ave Columbus, OH	2.0	1.0	1792	$1,000	$0.56	2d	1	0.83mi
1594-1596 N 4th St Columbus, OH	3.0	1.0	2736	$1,875	$0.69	43d	1	0.94mi
1596 N 4th St Columbus, OH	3.0	1.0	2736	$1,875	$0.69	43d	1	0.94mi
1254 N Grant Ave Columbus, OH	2.0	2.5	1600	$2,299	$1.44	23d	1	0.97mi
1206 N 4th St Columbus, OH	3.0	1.0–3.0	971	$2,563	$2.64	2d	44	1.15mi
2040 Iuka Ave Columbus, OH	1.0–5.0	1.0–2.5	3000	$1,450	$0.48	14d	3	1.21mi
127 E 8th Ave Columbus, OH	3.0	3.0	2000	$3,800	$1.90	43d	1	1.21mi
100 E 11th Ave Columbus, OH	2.0	3.0	1440	$2,500	$1.74	43d	1	1.24mi
990 N 6th St Unit 1265640P Columbus, OH	3.0	3.5	2895	$5,553	$1.92	2d	1	1.28mi
994 N 6th St Unit 1265652P Columbus, OH	3.0	3.5	2895	$6,169	$2.13	7d	1	1.28mi
2460 Hiawatha St Columbus, OH	3.0	1.0	1768	$1,300	$0.74	7d	1	1.29mi
1102 Summit St Columbus, OH	3.0	2.5	1808	$3,200	$1.77	43d	1	1.36mi
283 E 1st Ave Columbus, OH	1.0–2.0	1.0–2.5	1076	$2,867	$2.66	2d	17	1.41mi
1094 Say Ave Columbus, OH	3.0	2.0	1400	$2,995	$2.14	43d	1	1.42mi
138 Sommerfeld Pl Columbus, OH	1.0–3.0	1.0–2.5	1212	$1,642	$1.36	2d	21	1.50mi

Listing history 11 events

1. 2026-06-18
   days on market $90,000 Active 14 DOM
2. 2026-06-17
   days on market $90,000 Active 13 DOM
3. 2026-06-16
   days on market $90,000 Active 12 DOM
4. 2026-06-15
   days on market $90,000 Active 11 DOM
5. 2026-06-13
   days on market $90,000 Active 9 DOM
6. 2026-06-13
   pricedays on market $90,000 Active 8 DOM
7. 2026-06-09
   days on market $95,000 Active 5 DOM
8. 2026-06-08
   days on market $95,000 Active 4 DOM
9. 2026-06-07
   days on market $95,000 Active 3 DOM
10. 2026-06-05
    remarks 535-char remark
11. 2026-06-05
    listed $95,000 Active 1 DOM

ⓘ 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 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥100°F today · 16 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: $28,765
• − Mortgage interest: −$5,041
• − Property taxes: −$1,350
• − Insurance: −$450
• − Repairs & maintenance: −$2,301
• − Management: −$2,301
• − Depreciation: −$2,618
• Taxable income: $14,703
• Est. tax owed @ 24.0%: −$3,529
• After-tax cash flow: $11,732/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.

Condition & rehab AI · 4 photos

Poor 20/100 Extensive rehab

This multi-family property requires extensive repairs and maintenance, including board-up and replacement of windows, and landscaping to improve its curb appeal and overall value.

Repairs flagged

• Major Boarded-up windows — Prevents entry and natural light
• Major Overgrown vegetation — Reduces curb appeal and could harbor pests

Value-add opportunities

• Both Board up and replace windows — Improves safety and curb appeal
• Both Landscaping and curb appeal — Enhances property value and attracts tenants

Renovation cost estimate screening

Repair item	Severity	Est. cost
Boarded-up windows · Prevents entry and natural light	Major	$15,000–50,000
Overgrown vegetation · Reduces curb appeal and could harbor pests	Major	$15,000–50,000
Total estimated repair cost · 2 items		$30,000–100,000

Value-add ROI direction

• Both Board up and replace windows — Improves safety and curb appeal ↑
• Both Landscaping and curb appeal — Enhances property value and attracts tenants ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+39.7% since first listed

4 events — show timeline

• 2026-06-04 Listed $95,000 CBRMLS
• 2021-06-18 Sold (MLS) $55,000 CBRMLS
• 2021-04-17 Listing Removed — CBRMLS
• 2021-04-17 Listed $68,000 CBRMLS