352 E Innis Ave #350 · Columbus, OH 43207

$100,000

4 bd · 2.0 ba · 2,611 sqft · SingleFamily · 40 Days on market

Built 1900 Poor condition 3,920 sqft lot $38/sqft · 76% below area ↓ 20% since listing

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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 +3.1/5.0
• Schools +1.7/10.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks

Investor special! This property offers high comparable sales around the area. Multi-family with the ability to be re-zoned as a single family home.

Key facts

• 3,920 sq ft lot
• Built 1900
• Listed 39 days

Property features AI

Finance

• Financial info: Annual taxes reported (2024)

Exterior

• Utilities: Public water; Public sewer
• Home design: Single family residence; Duplex structure; Two levels; Built in 1900; No shared/common walls
• Construction: Built in 1900
• Exterior features: Other foundation

Interior

• Bathrooms: Two full bathrooms
• Interior features: Full basement; 2 full bathrooms; Total living area approximately 2,611

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $100k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.
• Cap rate 23.5% 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 (+2.3%/yr); 198 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 8,139 units permitted in Franklin County in 2024 (5,940 in 5+ unit buildings).
• At $2,687/mo this rent would consume 51% of the median local household income ($63k/yr) (locally 1679% 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 $691 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 + 2.3% rent growth), your $28k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $97,000 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 2.69% ✓
• Cap rate: 23.48%
• Cash-on-cash: 61.37%
• DSCR: 3.73
• GRM: 3.1

CMA / ARV

• ARV (median comp): $424,149
• List price: $100,000
• Delta: -76.42%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
380 E Markison Ave	0.37mi	4/3.5	2,695 (+3%)	4mo	$651,000	$242	68
453 Stambaugh Ave	0.55mi	4/3.0	2,548 (-2%)	4mo	$272,500	$107	63
230 E Morrill Ave	0.29mi	4/3.0	2,477 (-5%)	13mo	$480,000	$194	63
160 E Moler St	0.70mi	4/2.5	2,536 (-3%)	12mo	$725,000	$286	51
1477 S 4th St	0.56mi	4/2.0	2,422 (-7%)	14mo	$370,000	$153	50
347 E Markison Ave	0.32mi	4/2.0	2,260 (-13%)	18mo	$475,000	$210	48
1616 S 4th St	0.42mi	4/3.5	2,224 (-15%)	11mo	$470,000	$211	40
317 Frebis Ave	0.65mi	4/3.5	2,460 (-6%)	21mo	$545,000	$222	37
304 Hanford St	0.73mi	4/2.0	2,249 (-14%)	23mo	$530,000	$236	23

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 · 2.32% rent growth · sell at horizon

5-year hold

• IRR: 59.5%
• Equity multiple: 3.61×
• Total profit: $73,216
• Equity at exit: $14,910

10-year hold

• IRR: 64.0%
• Equity multiple: 7.21×
• Total profit: $173,970
• Equity at exit: $8,646

Cash invested: $28,000 (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 43207

• Rents YoY: 2.3%
• Active inventory: 198
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $2,687 high
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,500/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$564
• Net cashflow: $1,432

Break-even live

Break-even rent $875

Max offer price $100,000

Occupancy floor 42%

Sensitivity live

Price	-10% $1,501	-5% $1,467	+0% $1,432	+5% $1,397	+10% $1,363
Rent	-10% $1,220	-5% $1,326	+0% $1,432	+5% $1,538	+10% $1,644
Rate	-1.0pp $1,482	-0.5pp $1,457	base $1,432	+0.5pp $1,406	+1.0pp $1,380

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
357 Frebis Ave #6 Columbus, OH	3.0	3.5	2160	$2,950	$1.37	45d	1	0.65mi
530 Hanford St Unit 1496117P Columbus, OH	4.0	3.0	1862	$7,310	$3.93	4d	1	0.76mi
1187 S High St Columbus, OH	4.0	1.5	2790	$2,500	$0.90	25d	1	0.99mi
316 E Deshler Ave Columbus, OH	3.0	1.5	3701	$2,600	$0.70	25d	1	1.03mi
2089 Lockbourne Rd Columbus, OH	5.0	2.0	2534	$2,800	$1.10	12d	1	1.09mi
895 S Wall St Columbus, OH	3.0	3.5	2139	$4,500	$2.10	4d	1	1.38mi

Listing history 16 events

1. 2026-06-21
   days on market $100,000 Active 40 DOM
2. 2026-06-18
   days on market $100,000 Active 37 DOM
3. 2026-06-17
   days on market $100,000 Active 36 DOM
4. 2026-06-16
   days on market $100,000 Active 35 DOM
5. 2026-06-15
   days on market $100,000 Active 34 DOM
6. 2026-06-13
   days on market $100,000 Active 32 DOM
7. 2026-06-13
   days on market $100,000 Active 31 DOM
8. 2026-06-09
   days on market $100,000 Active 28 DOM
9. 2026-06-08
   days on market $100,000 Active 27 DOM
10. 2026-06-07
    days on market $100,000 Active 26 DOM
11. 2026-06-05
    pricedays on market $100,000 Active 23 DOM
12. 2026-06-03
    days on market $125,000 Active 22 DOM
13. 2026-06-02
    days on market $125,000 Active 21 DOM
14. 2026-06-01
    days on market $125,000 Active 20 DOM
15. 2026-05-31
    days on market $125,000 Active 19 DOM
16. 2026-05-12
    listed $125,000 Active 147-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $32,250
• − Mortgage interest: −$5,602
• − Property taxes: −$1,500
• − Insurance: −$500
• − Repairs & maintenance: −$2,580
• − Management: −$2,580
• − Depreciation: −$2,909
• Taxable income: $16,579
• Est. tax owed @ 24.0%: −$3,979
• After-tax cash flow: $13,205/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 · 2 photos

Poor 20/100 Extensive rehab

This property requires extensive repairs and stabilization, including exterior siding, roof, foundation, and landscaping. Significant investment is needed to make it move-in ready.

Repairs flagged

• Major exterior siding — Severe peeling and damage
• Major roof — Visible damage
• Major foundation — Exposed and in poor condition
• Major landscaping — Minimal and overgrown

Value-add opportunities

• Both repair and replace exterior siding — Improves both resale and rental value
• Both repair and replace roof — Improves both resale and rental value
• Both repair and stabilize foundation — Improves both resale and rental value
• Both landscaping and curb appeal — Improves both resale and rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Severe peeling and damage	Major	$15,000–50,000
roof · Visible damage	Major	$15,000–50,000
foundation · Exposed and in poor condition	Major	$15,000–50,000
landscaping · Minimal and overgrown	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Both repair and replace exterior siding — Improves both resale and rental value ↑
• Both repair and replace roof — Improves both resale and rental value ↑
• Both repair and stabilize foundation — Improves both resale and rental value ↑
• Both landscaping and curb appeal — Improves both resale and rental value ↑

ⓘ 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): 47,272
• Household income: $63,310
• Rent vs Own: 41.0% rent · 59.0% own
• Severe rent burden: 1679.0

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 0.57)
• Race & ethnicity: White 59% Black 28% Two or more races 7% Hispanic / Latino 5% Asian 1%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Italian 2% Romanian 2% Slovak 1%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Spanish 3% 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: ▼ -244.33%
• Current HPI: 268.3028
• Rent YoY: ▲ 2.32%
• 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

-20.0% since first listed

2 events — show timeline

• 2026-06-03 Price Changed $100,000 CBRMLS
• 2026-05-12 Listed $125,000 CBRMLS