812 Berkeley Rd · Columbus, OH 43205

$120,000

3 bd · 1.0 ba · 1,722 sqft · SingleFamily public records · 4 Days on market

Built 1924 6,969 sqft lot

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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 +26.0/30.0
• 1% rule +8.7/10.0
• DSCR +8.7/10.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks

This is a great property with full rehab in process! Property has been demoed to the studs and ready for the rough electric to be finished, as well as the rough plumbing. This property is priced far below market value. Comparable sales are in the $250,000. to $300,000.00 range. Owner has started the rough electric and will complete at current price. Huge all brick home with third floor which could be easily finished. This property has excellent profit potential for the DIY investor or owner occupant. All large bedrooms and living areas. Call now this is a true diamond in the rough!

Key facts

• Third floor
• Rough plumbing
• Rough electric

Tags

• FULL REHAB IN PROCESS
• DEMOED TO THE STUDS
• ROUGH ELECTRIC
• ROUGH PLUMBING
• THIRD FLOOR
• PROFIT POTENTIAL

Property features AI

Finance

• Other:
• Financial info:
• HOA & community:

Exterior

• Parking: On-street parking
• Security:
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Three levels; Built in 1924; No shared/common walls
• Construction: Stone foundation; Built in 1924
• Exterior features: Stone foundation; Lot of approximately 0.16 acres

Interior

• Kitchen:
• Bedrooms:
• Flooring:
• Bathrooms: 1 full bathroom and 1 half bathroom (1.5 total)
• Heating & cooling:
• Interior features: Full basement
• Laundry & utility:

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $298 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Cap rate 9.3% 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 (+1.4%/yr); 144 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 33% of the median local income ($60k/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 $830 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

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 3.2% of price; built in 1924 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $120,000

Questions for the listing agent

1. Built in 1924 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.37% ✓
• Cap rate: 9.28%
• Cash-on-cash: 10.65%
• DSCR: 1.47
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $313,404
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
910 Ellsworth Ave	0.28mi	3/2.5	1,672 (-3%)	3mo	$355,000	$212	74
731 Bulen Ave	0.29mi	4/1.0 (+1)	1,666 (-3%)	2mo	$58,000	$35	74
889 Kelton Ave	0.22mi	3/2.5	1,941 (+13%)	2mo	$301,000	$155	61
675 Oakwood Ave	0.66mi	3/1.0	1,631 (-5%)	1mo	$153,000	$94	60
908 Studer Ave	0.46mi	3/2.0	1,568 (-9%)	4mo	$286,000	$182	57
1625 E Whittier St	0.55mi	4/2.0 (+1)	1,650 (-4%)	3mo	$214,900	$130	56
831 Wilson Ave	0.59mi	3/2.5	1,586 (-8%)	2mo	$292,500	$184	52
734 Linwood Ave	0.48mi	3/1.5	1,952 (+13%)	2mo	$240,000	$123	52
1005 Studer Ave	0.56mi	3/2.5	1,544 (-10%)	2mo	$272,900	$177	49
362 Loeffler Ave	0.66mi	3/2.5	1,568 (-9%)	2mo	$420,000	$268	46
567 Linwood Ave	0.56mi	4/2.5 (+1)	1,956 (+14%)	2mo	$637,000	$326	38
403 Fairwood Ave	0.64mi	4/2.5 (+1)	1,929 (+12%)	2mo	$390,000	$202	38

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 · 1.43% rent growth · sell at horizon

5-year hold

• IRR: -2.3%
• Equity multiple: 0.91×
• Total profit: $-2,868
• Equity at exit: $17,892

10-year hold

• IRR: 5.4%
• Equity multiple: 1.37×
• Total profit: $12,348
• Equity at exit: $10,375

Cash invested: $33,600 (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 43205

• Rents YoY: 1.4%
• Active inventory: 144
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,639 high
• Mortgage (P&I): −$629
• Tax from tax record: −$317 /mo · $3,807/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$344
• Net cashflow: $298

Break-even live

Break-even rent $1,261

Max offer price $120,000

Occupancy floor 77%

Sensitivity live

Price	-10% $366	-5% $332	+0% $298	+5% $264	+10% $230
Rent	-10% $169	-5% $234	+0% $298	+5% $363	+10% $428
Rate	-1.0pp $359	-0.5pp $329	base $298	+0.5pp $267	+1.0pp $236

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
773-775 Berkeley Rd Columbus, OH	3.0	1.0	1280	$1,400	$1.09	22d	1	0.06mi
773-775 Berkeley Rd Columbus, OH	3.0	1.0	1280	$1,350	$1.05	3d	1	0.06mi
736 Seymour Ave Columbus, OH	3.0	1.0	1176	$1,350	$1.15	44d	1	0.18mi
864 Fairwood Ave Columbus, OH	3.0	1.0	1176	$1,300	$1.11	44d	1	0.20mi
854 Fairwood Ave Columbus, OH	3.0	1.0	1176	$1,295	$1.10	44d	1	0.20mi
852-854 Fairwood Ave Columbus, OH	3.0	1.0	1176	$1,295	$1.10	24d	1	0.20mi
852-854 Fairwood Ave Columbus, OH	3.0	1.0	1176	$1,295	$1.10	15d	1	0.20mi
908 Ellsworth Ave Columbus, OH	3.0	1.0	1154	$1,325	$1.15	4d	1	0.25mi
614-616 Lilley Ave Columbus, OH	3.0	1.5	1232	$1,700	$1.38	44d	1	0.29mi
597 Lilley Ave Columbus, OH	2.0	1.5	1300	$1,550	$1.19	44d	1	0.32mi
558 Lilley Ave Columbus, OH	3.0	1.0	1372	$1,600	$1.17	44d	1	0.37mi
1026 Ellsworth Ave Columbus, OH	3.0	1.0	1100	$1,295	$1.18	21d	1	0.38mi
1805 Kent St Columbus, OH	4.0	1.5	1399	$1,900	$1.36	24d	1	0.39mi
1050 Bulen Ave Columbus, OH	3.0	2.0	1104	$1,700	$1.54	18d	1	0.40mi
522 Kelton Ave Columbus, OH	2.0	2.0	1108	$1,995	$1.80	44d	1	0.42mi
1272 Kent St Columbus, OH	2.0	1.0	1152	$1,250	$1.09	3d	1	0.43mi
904 Studer Ave Columbus, OH	3.0	1.5	1364	$1,780	$1.30	24d	1	0.43mi
1272 Kent St Unit 2 Columbus, OH	2.0	1.0	1152	$1,295	$1.12	22d	1	0.43mi
910 Rhoads Ave Columbus, OH	1.0–3.0	1.0–2.0	941	$1,350	$1.43	3d	30	0.44mi
883 Studer Ave Columbus, OH	4.0	2.5	2217	$2,500	$1.13	2d	1	0.44mi
1275-1279 E Kossuth St Columbus, OH	2.0	2.0	1160	$1,350	$1.16	44d	1	0.47mi
1106 Ellsworth Ave Columbus, OH	3.0	1.0	1150	$1,495	$1.30	8d	1	0.49mi
555 Kimball Pl Columbus, OH	3.0	2.5	1252	$1,785	$1.43	44d	1	0.49mi
932 Linwood Ave Columbus, OH	4.0	1.5	1663	$2,045	$1.23	44d	1	0.52mi
1683-1685 E Main St Columbus, OH	3.0	2.0	1380	$1,695	$1.23	13d	1	0.53mi
1445 E Main St Unit A Columbus, OH	2.0	1.0	1250	$1,050	$0.84	11d	1	0.55mi
988 Linwood Ave Columbus, OH	4.0	3.0	1800	$2,750	$1.53	18d	1	0.56mi
813 Wilson Ave Unit 1 Columbus, OH	3.0	1.5	1400	$1,500	$1.07	8d	1	0.57mi
815 Wilson Ave Columbus, OH	3.0	1.5	1400	$1,500	$1.07	8d	1	0.57mi
857 Wilson Ave #859 Columbus, OH	3.0	2.5	1527	$1,650	$1.08	44d	1	0.58mi
730-732 Oakwood Ave Unit 732 Columbus, OH	3.0	1.0	1232	$1,425	$1.16	44d	1	0.61mi
1715 E Whittier St Columbus, OH	2.0	1.0	1624	$975	$0.60	24d	1	0.61mi
391 Berkeley Rd Columbus, OH	3.0	1.5	1518	$2,295	$1.51	15d	1	0.63mi
382 Morrison Ave Columbus, OH	4.0	1.5	2027	$2,500	$1.23	4d	1	0.65mi
1167 E Whittier St Columbus, OH	3.0	1.5	1300	$1,950	$1.50	44d	1	0.65mi
1165-1167 E Whittier St Columbus, OH	3.0	1.5	1300	$1,950	$1.50	44d	1	0.65mi
627 Oakwood Ave Columbus, OH	3.0	2.5	2009	$2,379	$1.18	13d	1	0.65mi
361 Loeffler Ave Columbus, OH	2.0	2.5	1399	$2,100	$1.50	18d	1	0.68mi
1056 Wilson Ave Unit B Columbus, OH	2.0	1.0	1100	$1,195	$1.09	18d	1	0.70mi
1056 Wilson Ave Unit A Columbus, OH	2.0	1.0	1100	$1,225	$1.11	44d	1	0.70mi

Listing history 3 events

1. 2026-06-21
   days on market $120,000 Active 4 DOM
2. 2026-06-17
   remarks 588-char remark
3. 2026-06-17
   listed $120,000 Active 1 DOM

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

Tax reassessment forecast OH · Partial reset (capped growth)

• Current annual tax: $3,807 · $317/mo
• Projected year-2 tax: $3,807 · $317/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,668
• − Mortgage interest: −$6,722
• − Property taxes: −$3,807
• − Insurance: −$600
• − Repairs & maintenance: −$1,573
• − Management: −$1,573
• − Depreciation: −$3,491
• Taxable income: $1,902
• Est. tax owed @ 24.0%: −$456
• After-tax cash flow: $3,123/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): 12,618
• Household income: $60,181
• Rent vs Own: 62.7% rent · 37.3% own
• Severe rent burden: 823.0

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 47% White 42% Two or more races 7% Hispanic / Latino 3% Asian 1%
• Common ancestry: Lithuanian 2% Slovak 2% Romanian 2%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 1% Other Asian/Pacific 1% 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: ▼ -282.36%
• Current HPI: 212.5692
• Rent YoY: ▲ 1.43%
• 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

1 event — show timeline

• 2026-06-17 Listed $120,000 CBRMLS

Property tax history

+11.8%/yr

Latest (2024): $3,807 · +8.0% YoY. Source: county tax records.