1107-1109 22nd Ave · Columbus, OH 43211

$245,000

6 bd · 2.0 ba · 1,848 sqft · MultiFamily public records · 64 Days on market

Built 1928 4,791 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 +21.1/30.0
• ARV discount +7.5/15.0
• DSCR +6.7/10.0
• 1% rule +5.2/10.0
• Livability +4.0/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Seller has received multiple offers. Please submit your highest and best offer by 8p on 2/27/21 and seller will make a decision by afternoon the next day. Fully rented as of 3/1. $1350 combined total rent. * Curb Offers Only, Do Not Disturb Tenants *

Key facts

• New metal roof
• Fresh paint
• Turnkey duplex

Tags

• TURNKEY DUPLEX
• NEW METAL ROOF
• NEW FRONT SIDING
• NEW FLOORING
• FRESH PAINT
• NEW KITCHEN CABINETS

Property features AI

Finance

• Other: Two-unit property
• Financial info: Annual property tax around $2,931 (2024)

Exterior

• Home design: Duplex; Built in 1928
• Construction: Built in 1928
• Exterior features: Lot approximately 0.11 acre

Interior

• Heating & cooling: Forced air
• Interior features: Forced air heating

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1-bath units multifamily listed at $245k.

Deal economics

• At list price, monthly cash flow is $349 ($4k/yr) — positive. Per door: $175/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $245k).
• Recommended offer: $230k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.0% 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 (+3.4%/yr); 166 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 83% 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 $2,507/mo this rent would consume 71% 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 $2k of loan paydown is wiped out by about $7k 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 64 days — a 6% lower offer ($230k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 23y 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 $200k; 22% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1928 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $230,300 (6.0% below list)

Questions for the listing agent

1. It's been on market 64 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1928 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.02% ✓
• Cap rate: 8.00%
• Cash-on-cash: 6.11%
• DSCR: 1.27
• GRM: 8.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.41% rent growth · sell at horizon

5-year hold

• IRR: -6.4%
• Equity multiple: 0.76×
• Total profit: $-16,408
• Equity at exit: $36,530

10-year hold

• IRR: 3.7%
• Equity multiple: 1.27×
• Total profit: $18,664
• Equity at exit: $21,183

Cash invested: $68,600 (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 43211

• Home prices YoY: -27.3%
• Rents YoY: 3.4%
• Active inventory: 166
• Price-to-rent: 16.3×

Monthly cashflow live

• Estimated rent: $2,507 high
• Mortgage (P&I): −$1,285
• Tax from tax record: −$244 /mo · $2,931/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$526
• Net cashflow: $349

Break-even live

Break-even rent $2,065

Max offer price $245,000

Occupancy floor 81%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$2,508
Total (2 units)			$2,507

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: $61,250
• Closing costs: $7,350
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1084 E 16th Ave Columbus, OH	6.0	1.0	1264	$1,395	$1.10	7d	1	0.35mi
2453 McGuffey Rd Columbus, OH	5.0	3.0	1782	$2,200	$1.23	44d	1	0.75mi
2027 N 4th St Columbus, OH	5.0	2.0	1660	$2,000	$1.20	44d	1	1.04mi
356 E 20th Ave Columbus, OH	5.0	3.0	2547	$3,000	$1.18	44d	1	1.07mi
321 E 17th Ave Columbus, OH	6.0	3.0	2300	$3,200	$1.39	44d	1	1.11mi
2158 Indiana Ave Columbus, OH	5.0	2.0	1698	$2,000	$1.18	44d	1	1.21mi

Listing history 47 events

1. 2026-06-18
   days on market $245,000 Active 64 DOM
2. 2026-06-17
   days on market $245,000 Active 63 DOM
3. 2026-06-16
   days on market $245,000 Active 62 DOM
4. 2026-06-15
   days on market $245,000 Active 61 DOM
5. 2026-06-13
   days on market $245,000 Active 59 DOM
6. 2026-06-13
   statusdays on market $245,000 Active 58 DOM
7. 2026-06-09
   days on market $245,000 Contingent 55 DOM
8. 2026-06-08
   days on market $245,000 Contingent 54 DOM
9. 2026-06-07
   days on market $245,000 Contingent 53 DOM
10. 2026-06-05
    statusdays on market $245,000 Contingent 50 DOM
11. 2026-06-03
    days on market $245,000 Active 49 DOM
12. 2026-06-02
    days on market $245,000 Active 48 DOM
13. 2026-06-01
    days on market $245,000 Active 47 DOM
14. 2026-05-31
    days on market $245,000 Active 46 DOM
15. 2026-04-18
    historical Contingent
16. 2026-04-15
    listed $245,000 Active
17. 2022-04-21
    soldstatus $200,000
18. 2021-05-11
    soldstatus $141,000 Closed 251-char remark

    Show marketing remark (251 chars)

    Seller has received multiple offers. Please submit your highest and best offer by 8p on 2/27/21 and seller will make a decision by afternoon the next day. Fully rented as of 3/1. $1350 combined total rent. * Curb Offers Only, Do Not Disturb Tenants *

19. 2021-03-25
    historical Contingent Finance and Inspection 251-char remark

    Show marketing remark (251 chars)

    Seller has received multiple offers. Please submit your highest and best offer by 8p on 2/27/21 and seller will make a decision by afternoon the next day. Fully rented as of 3/1. $1350 combined total rent. * Curb Offers Only, Do Not Disturb Tenants *

20. 2021-03-23
    status Active 251-char remark

    Show marketing remark (251 chars)

    Seller has received multiple offers. Please submit your highest and best offer by 8p on 2/27/21 and seller will make a decision by afternoon the next day. Fully rented as of 3/1. $1350 combined total rent. * Curb Offers Only, Do Not Disturb Tenants *

21. 2021-02-28
    status Pending 251-char remark

    Show marketing remark (251 chars)

    Seller has received multiple offers. Please submit your highest and best offer by 8p on 2/27/21 and seller will make a decision by afternoon the next day. Fully rented as of 3/1. $1350 combined total rent. * Curb Offers Only, Do Not Disturb Tenants *

22. 2021-02-27
    status Active 251-char remark

    Show marketing remark (251 chars)

    Seller has received multiple offers. Please submit your highest and best offer by 8p on 2/27/21 and seller will make a decision by afternoon the next day. Fully rented as of 3/1. $1350 combined total rent. * Curb Offers Only, Do Not Disturb Tenants *

23. 2021-02-27
    historical 251-char remark

    Show marketing remark (251 chars)

    Seller has received multiple offers. Please submit your highest and best offer by 8p on 2/27/21 and seller will make a decision by afternoon the next day. Fully rented as of 3/1. $1350 combined total rent. * Curb Offers Only, Do Not Disturb Tenants *

24. 2021-02-26
    listed $140,000 Active 251-char remark

    Show marketing remark (251 chars)

    Seller has received multiple offers. Please submit your highest and best offer by 8p on 2/27/21 and seller will make a decision by afternoon the next day. Fully rented as of 3/1. $1350 combined total rent. * Curb Offers Only, Do Not Disturb Tenants *

25. 2018-10-17
    soldstatus $300,000
26. 2018-10-10
    soldstatus $300,000 Closed 275-char remark

    Show marketing remark (275 chars)

    This property is a part of fully leased income producing portfolio of 6 units offered for sale at $469,777. Following units are included in the sale: 1107-1109 Twenty Second Ave, 1436 Twenty First Ave, 147 Midland Ave, 1938 Aberdeen Ave, 1973 Denune Ave, 271 E Barthman Ave,

27. 2018-08-20
    status Pending 275-char remark

    Show marketing remark (275 chars)

    This property is a part of fully leased income producing portfolio of 6 units offered for sale at $469,777. Following units are included in the sale: 1107-1109 Twenty Second Ave, 1436 Twenty First Ave, 147 Midland Ave, 1938 Aberdeen Ave, 1973 Denune Ave, 271 E Barthman Ave,

28. 2018-05-20
    listed $469,777 Active 275-char remark

    Show marketing remark (275 chars)

    This property is a part of fully leased income producing portfolio of 6 units offered for sale at $469,777. Following units are included in the sale: 1107-1109 Twenty Second Ave, 1436 Twenty First Ave, 147 Midland Ave, 1938 Aberdeen Ave, 1973 Denune Ave, 271 E Barthman Ave,

29. 2017-11-15
    historical
30. 2017-05-16
    price $47,000
31. 2017-05-16
    status Active
32. 2017-01-04
    historical Contingent Finance and Inspection
33. 2017-01-02
    status Active
34. 2016-12-18
    historical
35. 2016-08-14
    historical
36. 2016-07-18
    listed $44,000 Active
37. 2016-03-07
    status Active
38. 2016-02-28
    historical Contingent Finance and Inspection
39. 2016-02-22
    listed $39,900 Active
40. 2004-02-10
    soldstatus $46,000
41. 2004-02-05
    soldstatus $46,000
42. 2004-01-06
    historical
43. 2003-09-05
    listed $50,900
44. 2002-05-13
    soldstatus $50,000
45. 2001-03-20
    soldstatus $415,000
46. 2000-07-18
    soldstatus $40,000
47. 1991-02-01
    soldstatus $22,000

ⓘ 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: $2,931 · $244/mo
• Projected year-2 tax: $3,376 · $281/mo
• Expected delta: +$446/yr (+$37/mo · 15.2%)

ⓘ 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 3/10 Moderate 7 d/yr ≥100°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% 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: $30,084
• − Mortgage interest: −$13,724
• − Property taxes: −$2,931
• − Insurance: −$1,225
• − Repairs & maintenance: −$2,407
• − Management: −$2,407
• − Depreciation: −$7,127
• Taxable income: $264
• Est. tax owed @ 24.0%: −$63
• After-tax cash flow: $4,130/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): 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

+1013.6% since first listed

33 events — show timeline

• 2026-04-18 Contingent — CBRMLS
• 2026-04-15 Listed $245,000 CBRMLS
• 2022-04-21 Sold (Public Records) $200,000 Public Records
• 2021-05-11 Sold (MLS) $141,000 CBRMLS
• 2021-03-25 Contingent — CBRMLS
• 2021-03-23 Relisted — CBRMLS
• 2021-02-28 Pending — CBRMLS
• 2021-02-27 Relisted — CBRMLS
• 2021-02-27 Listing Removed — CBRMLS
• 2021-02-26 Listed $140,000 CBRMLS
• 2018-10-17 Sold (Public Records) $300,000 Public Records
• 2018-10-10 Sold (MLS) $300,000 CBRMLS
• 2018-08-20 Pending — CBRMLS
• 2018-05-20 Listed $469,777 CBRMLS
• 2017-11-15 Listing Removed — CBRMLS
• 2017-05-16 Price Changed $47,000 CBRMLS
• 2017-05-16 Relisted — CBRMLS
• 2017-01-04 Contingent — CBRMLS
• 2017-01-02 Relisted — CBRMLS
• 2016-12-18 Listing Removed — CBRMLS
• 2016-08-14 Listing Removed — CBRMLS
• 2016-07-18 Listed $44,000 CBRMLS
• 2016-03-07 Relisted — CBRMLS
• 2016-02-28 Contingent — CBRMLS
• 2016-02-22 Listed $39,900 CBRMLS
• 2004-02-10 Sold (Public Records) $46,000 Public Records
• 2004-02-05 Sold (MLS) $46,000 CBRMLS
• 2004-01-06 Listing Removed — CBRMLS
• 2003-09-05 Listed $50,900 CBRMLS
• 2002-05-13 Sold (Public Records) $50,000 Public Records
• 2001-03-20 Sold (Public Records) $415,000 Public Records
• 2000-07-18 Sold (Public Records) $40,000 Public Records
• 1991-02-01 Sold (Public Records) $22,000 Public Records

Property tax history

+14.5%/yr

Latest (2024): $2,931 · +1.3% YoY. Source: county tax records.