663 Racine Ave · Columbus, OH 43204

$134,900

3 bd · 1.0 ba · 1,056 sqft · SingleFamily public records · 51 Days on market

Built 1930 4,356 sqft lot $128/sqft · 22% below area Est $172k · 22% 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 +17.9/30.0
• ARV discount +15.0/15.0
• DSCR +5.6/10.0
• 1% rule +4.5/10.0
• 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

Calling all investors! Excellent opportunity in Columbus' Wilshire Heights community. This 3 bedroom, 1 full bath two story is ready for finishing touches! Large living room with decorative fireplace and ceiling fan. Dining room which leads to the kitchen with oak cabinets and all appliances. 3 generous size bedrooms with hardwood flooring. Renovated full bath with ceramic tile shower surround. Deck. Fenced lot. 1 car detached garage. GREAT VALUE!

Key facts

• Easy access to i-70
• Formal dining room
• Fenced yard

Tags

• FORMAL DINING ROOM
• FULL BASEMENT
• DETACHED GARAGE
• FENCED YARD
• EASY ACCESS TO I-70

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single family residence; Two levels; No shared/common walls; Built in 1930
• Construction: Block foundation
• Exterior features: Fenced yard

Interior

• Flooring: Wood flooring; Carpeted areas
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Full basement; Decorative fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $113 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $128k (5.1% below list).
• Recommended offer: $128k (5.1% below list) — sets the bar for 1% rule.
• Cap rate 7.3% 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; 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.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 32y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $60k; list at $135k implies a 126% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $127,956 (5.1% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 5% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — 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: 0.95% ✗
• Cap rate: 7.30%
• Cash-on-cash: 3.59%
• DSCR: 1.16
• GRM: 8.8

CMA / ARV

• ARV (median comp): $172,009
• List price: $134,900
• Delta: -21.57%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
686 S Burgess Ave	0.23mi	2/1.0 (-1)	1,056 (0%)	1mo	$82,500	$78	84
570 Wiltshire Rd	0.19mi	2/1.0 (-1)	1,100 (+4%)	2mo	$190,000	$173	78
510 S Warren Ave	0.23mi	3/1.0	1,144 (+8%)	2mo	$189,000	$165	74
2712 Eakin Rd	0.22mi	3/2.0	1,152 (+9%)	1mo	$233,500	$203	69
586 S Hague Ave	0.13mi	3/1.0	1,208 (+14%)	2mo	$180,000	$149	69
334 S Wayne Ave	0.65mi	3/1.0	1,057 (+0%)	2mo	$188,500	$178	68
744 Powhatan Ave	0.72mi	3/1.0	1,066 (+1%)	0mo	$238,000	$223	65
349 S Richardson Ave	0.50mi	2/1.0 (-1)	1,004 (-5%)	2mo	$169,900	$169	62
3232 Mary Ave	0.72mi	3/1.0	1,028 (-3%)	2mo	$130,000	$126	61
310 S Ogden Ave	0.52mi	3/1.5	960 (-9%)	1mo	$200,000	$208	58
416 S Burgess Ave	0.40mi	2/1.0 (-1)	1,210 (+15%)	0mo	$134,900	$111	52
229 S Richardson Ave	0.66mi	3/1.0	1,168 (+11%)	1mo	$165,000	$141	51

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: -9.1%
• Equity multiple: 0.66×
• Total profit: $-12,727
• Equity at exit: $20,114

10-year hold

• IRR: 2.2%
• Equity multiple: 1.17×
• Total profit: $6,402
• 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: 8.8×

Monthly cashflow live

• Estimated rent: $1,280 high
• Mortgage (P&I): −$707
• Tax from tax record: −$134 /mo · $1,612/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$269
• Net cashflow: $113

Break-even live

Break-even rent $1,137

Max offer price $134,900

Occupancy floor 86%

Sensitivity live

Price	-10% $189	-5% $151	+0% $113	+5% $75	+10% $36
Rent	-10% $12	-5% $62	+0% $113	+5% $163	+10% $214
Rate	-1.0pp $181	-0.5pp $147	base $113	+0.5pp $78	+1.0pp $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: $33,725
• Closing costs: $4,047
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
608 Racine Ave #610 Columbus, OH	3.0	1.0	1168	$1,195	$1.02	44d	1	0.11mi
616-618 S Ogden Ave Columbus, OH	3.0	1.0	1100	$1,125	$1.02	44d	1	0.19mi
2709-2711 Sullivant Ave Unit 2709 Columbus, OH	3.0	2.0	1344	$1,380	$1.03	4d	1	0.20mi
2709-2711 Sullivant Ave Columbus, OH	3.0	2.0	1344	$1,380	$1.03	4d	1	0.20mi
661-663 S Burgess Ave Columbus, OH	3.0	1.0	1100	$1,028	$0.93	44d	1	0.22mi
839-841 S Ogden Ave Columbus, OH	2.0	1.0	727	$1,000	$1.38	3d	1	0.25mi
793 Wiltshire Rd Columbus, OH	2.0	1.0	900	$1,450	$1.61	44d	1	0.26mi
475 S Ogden Ave Columbus, OH	2.0	1.0	888	$1,100	$1.24	24d	1	0.31mi
2545-2547 Sullivant Ave Columbus, OH	3.0	1.0	1064	$1,100	$1.03	11d	1	0.37mi
427 S Ogden Ave Unit 427 Columbus, OH	2.0	1.0	980	$1,350	$1.38	8d	1	0.37mi
406 1/2 S Hague Ave Columbus, OH	2.0	1.0	918	$765	$0.83	44d	1	0.39mi
530 S Terrace Ave Columbus, OH	2.0	1.0	896	$900	$1.00	24d	1	0.41mi
396 S Powell Ave Unit 396 Columbus, OH	2.0	1.0	1022	$925	$0.91	44d	1	0.41mi
2883-2889 Wicklow Rd Columbus, OH	2.0	1.0	1200	$1,099	$0.92	44d	1	0.42mi
390 S Powell Ave Columbus, OH	2.0	1.0	775	$1,025	$1.32	4d	1	0.42mi
695 S Eureka Ave Columbus, OH	3.0	1.0	1344	$1,425	$1.06	22d	1	0.44mi
945 Hodges Dr Columbus, OH	3.0	1.0	1078	$1,640	$1.52	24d	1	0.46mi
375 S Burgess Ave Columbus, OH	2.0	1.0	732	$950	$1.30	20d	1	0.46mi
375 S Burgess Ave Columbus, OH	2.0	1.0	732	$950	$1.30	4d	1	0.46mi
364 S Chase Ave Unit B Columbus, OH	2.0	1.0	1010	$975	$0.97	44d	1	0.47mi
486-488 S Huron Ave Unit 488 Columbus, OH	2.0	1.0	1104	$1,150	$1.04	44d	1	0.48mi
521-523 S Wayne Ave Columbus, OH	3.0	1.0	1092	$1,195	$1.09	4d	1	0.50mi
322 S Powell Ave Columbus, OH	2.0	1.0	1100	$950	$0.86	20d	1	0.51mi
1028 S Harris Ave Columbus, OH	3.0	1.0	900	$1,500	$1.67	44d	1	0.52mi
548 S Wayne Ave Columbus, OH	3.0	1.0	1008	$1,225	$1.22	20d	1	0.53mi
329 S Wayne Ave Columbus, OH	3.0	1.0	1120	$1,425	$1.27	4d	1	0.67mi
1045 Binns Blvd Unit A Columbus, OH	2.0	1.0	731	$905	$1.24	24d	1	0.71mi
148 S Powell Ave Unit B Columbus, OH	2.0	1.0	900	$1,000	$1.11	8d	1	0.75mi
148 S Powell Ave Columbus, OH	2.0	1.0	900	$1,050	$1.17	44d	1	0.75mi
252-254 S Wayne Ave Unit 254 Columbus, OH	3.0	1.0	1120	$1,300	$1.16	18d	1	0.77mi
3285 Sullivant Ave Unit D Columbus, OH	2.0	1.0	860	$1,200	$1.40	8d	1	0.78mi
947 E Forest Creek Dr Columbus, OH	2.0	1.5	950	$1,200	$1.26	44d	2	0.81mi
2203 Clarendon Ln Unit 2203 Columbus, OH	2.0	1.0	835	$1,000	$1.20	13d	1	0.83mi
92 S Hague Ave Columbus, OH	3.0	2.0	1456	$1,400	$0.96	24d	1	0.83mi
2205 Sullivant Ave Columbus, OH	3.0	1.0	1275	$1,200	$0.94	44d	1	0.83mi
80 S Warren Ave Columbus, OH	3.0	1.0	1258	$1,345	$1.07	4d	1	0.85mi
80 S Warren Ave Columbus, OH	3.0	1.0	1258	$1,345	$1.07	44d	1	0.85mi
2173 W Mound St Unit A Columbus, OH	2.0	1.0	825	$900	$1.09	44d	1	0.87mi
2157 W Mound St Unit C Columbus, OH	2.0	1.0	825	$900	$1.09	44d	1	0.88mi
2167 W Mound St Unit C Columbus, OH	2.0	1.0	825	$900	$1.09	44d	1	0.90mi

Listing history 38 events

1. 2026-06-21
   days on market $134,900 Active 51 DOM
2. 2026-06-18
   days on market $134,900 Active 48 DOM
3. 2026-06-17
   days on market $134,900 Active 47 DOM
4. 2026-06-16
   days on market $134,900 Active 46 DOM
5. 2026-06-15
   days on market $134,900 Active 45 DOM
6. 2026-06-13
   days on market $134,900 Active 43 DOM
7. 2026-06-13
   days on market $134,900 Active 42 DOM
8. 2026-06-09
   days on market $134,900 Active 39 DOM
9. 2026-06-08
   days on market $134,900 Active 38 DOM
10. 2026-06-07
    days on market $134,900 Active 37 DOM
11. 2026-06-05
    days on market $134,900 Active 34 DOM
12. 2026-06-03
    days on market $134,900 Active 33 DOM
13. 2026-06-02
    days on market $134,900 Active 32 DOM
14. 2026-06-01
    days on market $134,900 Active 31 DOM
15. 2026-05-31
    days on market $134,900 Active 30 DOM
16. 2026-05-01
    listed $134,900 Active 385-char remark
17. 2019-08-09
    soldstatus $59,600
18. 2019-07-31
    soldstatus $59,501 Closed 451-char remark

    Show marketing remark (451 chars)

    Calling all investors! Excellent opportunity in Columbus' Wilshire Heights community. This 3 bedroom, 1 full bath two story is ready for finishing touches! Large living room with decorative fireplace and ceiling fan. Dining room which leads to the kitchen with oak cabinets and all appliances. 3 generous size bedrooms with hardwood flooring. Renovated full bath with ceramic tile shower surround. Deck. Fenced lot. 1 car detached garage. GREAT VALUE!

19. 2019-07-24
    status Pending 451-char remark

    Show marketing remark (451 chars)

    Calling all investors! Excellent opportunity in Columbus' Wilshire Heights community. This 3 bedroom, 1 full bath two story is ready for finishing touches! Large living room with decorative fireplace and ceiling fan. Dining room which leads to the kitchen with oak cabinets and all appliances. 3 generous size bedrooms with hardwood flooring. Renovated full bath with ceramic tile shower surround. Deck. Fenced lot. 1 car detached garage. GREAT VALUE!

20. 2019-07-17
    listed $59,500 Active 451-char remark

    Show marketing remark (451 chars)

    Calling all investors! Excellent opportunity in Columbus' Wilshire Heights community. This 3 bedroom, 1 full bath two story is ready for finishing touches! Large living room with decorative fireplace and ceiling fan. Dining room which leads to the kitchen with oak cabinets and all appliances. 3 generous size bedrooms with hardwood flooring. Renovated full bath with ceramic tile shower surround. Deck. Fenced lot. 1 car detached garage. GREAT VALUE!

21. 2018-11-14
    historical
22. 2018-06-27
    status Active
23. 2018-06-22
    historical Contingent Finance and Inspection
24. 2018-05-24
    listed $59,800 Active
25. 2017-12-15
    historical
26. 2017-07-12
    price $50,000
27. 2017-05-23
    price $55,000
28. 2017-03-28
    listed $65,000 Active
29. 1998-02-20
    soldstatus $40,500
30. 1996-06-21
    soldstatus $59,000
31. 1996-06-21
    soldstatus $59,000
32. 1996-05-20
    historical
33. 1995-12-29
    soldstatus $38,714
34. 1995-12-09
    soldstatus $38,714
35. 1995-12-06
    listed $59,900
36. 1994-12-31
    soldstatus $45,400
37. 1994-10-10
    listed $42,900
38. 1989-03-03
    soldstatus $42,900

ⓘ 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: $1,612 · $134/mo
• Projected year-2 tax: $1,858 · $155/mo
• Expected delta: +$246/yr (+$21/mo · 15.3%)

ⓘ 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 ≥102°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: $15,355
• − Mortgage interest: −$7,556
• − Property taxes: −$1,612
• − Insurance: −$674
• − Repairs & maintenance: −$1,228
• − Management: −$1,228
• − Depreciation: −$3,924
• Taxable loss: −$870
• Est. tax savings @ 24.0%: +$209
• After-tax cash flow: $1,563/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

+214.5% since first listed

23 events — show timeline

• 2026-05-01 Listed $134,900 CBRMLS
• 2019-08-09 Sold (Public Records) $59,600 Public Records
• 2019-07-31 Sold (MLS) $59,501 CBRMLS
• 2019-07-24 Pending — CBRMLS
• 2019-07-17 Listed $59,500 CBRMLS
• 2018-11-14 Listing Removed — CBRMLS
• 2018-06-27 Relisted — CBRMLS
• 2018-06-22 Contingent — CBRMLS
• 2018-05-24 Listed $59,800 CBRMLS
• 2017-12-15 Listing Removed — CBRMLS
• 2017-07-12 Price Changed $50,000 CBRMLS
• 2017-05-23 Price Changed $55,000 CBRMLS
• 2017-03-28 Listed $65,000 CBRMLS
• 1998-02-20 Sold (Public Records) $40,500 Public Records
• 1996-06-21 Sold (Public Records) $59,000 Public Records
• 1996-06-21 Sold (MLS) $59,000 CBRMLS
• 1996-05-20 Listing Removed — CBRMLS
• 1995-12-29 Sold (Public Records) $38,714 Public Records
• 1995-12-09 Sold (Public Records) $38,714 Public Records
• 1995-12-06 Listed $59,900 CBRMLS
• 1994-12-31 Sold (MLS) $45,400 CBRMLS
• 1994-10-10 Listed $42,900 CBRMLS
• 1989-03-03 Sold (Public Records) $42,900 Public Records

Property tax history

+3.5%/yr

Latest (2024): $1,612 · +1.3% YoY. Source: county tax records.