2688 Mcguffey Rd · Columbus, OH 43211

$125,000

3 bd · 1.0 ba · 1,080 sqft · SingleFamily public records · 10 Days on market

Built 1940 5,227 sqft lot Est $192k · 35% 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 +23.2/30.0
• ARV discount +15.0/15.0
• DSCR +7.4/10.0
• 1% rule +6.2/10.0
• 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

Listing remarks MLS

Opportunity Knocking!!! Cheap property on well kept street. Needs work! Being Sold As-Is. All buyers must provide proof of funds. No Warranties.

Key facts

• Tenant pool
• Full basement
• Cash-flowing asset

Tags

• DETACHED GARAGE
• FULL BASEMENT
• TENANT POOL
• CASH-FLOWING ASSET

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two levels; Built in 1940; No shared/common walls
• Construction: Built 1940
• Exterior features: Block foundation; Lot approximately 0.12 acre

Interior

• Bedrooms: Three main-level bedrooms
• Bathrooms: One full bathroom
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: Wood-burning fireplace; Full basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $226 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Cap rate 8.5% 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.
• Market conditions: Rents rising (+3.4%/yr); 166 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 8,139 units permitted in Franklin County in 2024 (5,940 in 5+ unit buildings).
• This rent runs 39% of the median local income ($43k/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 $864 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 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 30y 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 $18k; list at $125k implies a 594% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $125,000

Questions for the listing agent

1. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.12% ✓
• Cap rate: 8.46%
• Cash-on-cash: 7.73%
• DSCR: 1.34
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $192,240
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2498 Renwood Pl	0.28mi	3/1.0	1,043 (-3%)	1mo	$210,000	$201	81
2728 Atwood Ter	0.20mi	3/1.0	979 (-9%)	1mo	$170,000	$174	74
788 Tibet Rd	0.56mi	3/1.0	1,083 (+0%)	1mo	$220,000	$203	73
2610 Atwood Ter	0.24mi	3/1.0	979 (-9%)	1mo	$176,500	$180	72
1448 Manchester Ave	0.47mi	3/1.0	1,014 (-6%)	0mo	$180,000	$178	68
1408 Briarwood Ave	0.52mi	3/1.0	1,144 (+6%)	0mo	$137,500	$120	66
2876 Medina Ave	0.52mi	3/1.0	1,020 (-6%)	1mo	$218,000	$214	66
2559 Hamilton Ave	0.21mi	3/1.5	919 (-15%)	1mo	$140,000	$152	63
2378 Velma Ave	0.61mi	2/1.0 (-1)	1,100 (+2%)	1mo	$165,000	$150	63
1562 Myrtle Ave	0.70mi	2/1.0 (-1)	984 (-9%)	0mo	$145,000	$147	47
3085 Hamilton Ave	0.62mi	3/2.0	1,203 (+11%)	1mo	$225,000	$187	47
2247 Atwood Ter	0.72mi	3/2.0	1,206 (+12%)	0mo	$195,000	$162	43

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: -4.0%
• Equity multiple: 0.85×
• Total profit: $-5,280
• Equity at exit: $18,638

10-year hold

• IRR: 6.2%
• Equity multiple: 1.47×
• Total profit: $16,415
• Equity at exit: $10,808

Cash invested: $35,000 (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 43211

• Home prices YoY: -27.3%
• Rents YoY: 3.4%
• Active inventory: 166
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,396 high
• Mortgage (P&I): −$656
• Tax from tax record: −$170 /mo · $2,036/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $226

Break-even live

Break-even rent $1,110

Max offer price $125,000

Occupancy floor 79%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1269 Minnesota Ave Columbus, OH	3.0	1.0	1075	$1,550	$1.44	7d	1	0.21mi
2767 Hiawatha St Columbus, OH	3.0	1.0	896	$1,475	$1.65	7d	1	0.29mi
2566 Atwood Ter Columbus, OH	3.0	1.0	979	$1,500	$1.53	23d	1	0.32mi
1354 Minnesota Ave Columbus, OH	3.0	2.0	1350	$1,800	$1.33	12d	1	0.32mi
2942 Atwood Ter Columbus, OH	2.0	1.0	962	$1,200	$1.25	43d	1	0.37mi
2459 Atwood Ter Columbus, OH	2.0	2.0	936	$1,650	$1.76	43d	1	0.46mi
3054 McGuffey Rd Columbus, OH	3.0	1.0	1106	$1,450	$1.31	43d	1	0.51mi
2459 Hiawatha St Columbus, OH	2.0	1.0	810	$1,025	$1.27	43d	1	0.51mi
870 Melrose Ave Columbus, OH	2.0	1.0	732	$1,345	$1.84	7d	1	0.51mi
3086-3092 Grasmere Ave Unit 3088 Columbus, OH	2.0	1.0	800	$1,000	$1.25	23d	1	0.55mi
3088 Grasmere Ave Columbus, OH	2.0	1.0	800	$1,000	$1.25	23d	1	0.55mi
2472 Pontiac St Columbus, OH	2.0	1.0	754	$995	$1.32	14d	1	0.56mi
2472 Pontiac St Columbus, OH	2.0	1.0	754	$995	$1.32	3d	1	0.56mi
2299 Hamilton Ave Columbus, OH	2.0	1.0	1000	$1,200	$1.20	43d	1	0.57mi
1536 E Weber Rd Columbus, OH	3.0	2.0	1332	$1,695	$1.27	19d	1	0.58mi
1536 E Weber Rd Columbus, OH	3.0	2.0	1332	$1,695	$1.27	23d	1	0.58mi
1524 Genessee Ave Unit A Columbus, OH	2.0	1.0	800	$1,150	$1.44	3d	1	0.59mi
1530 Genessee Ave Unit B Columbus, OH	2.0	1.0	800	$1,150	$1.44	3d	1	0.60mi
3120 Grasmere Ave Columbus, OH	2.0	1.0	842	$1,395	$1.66	3d	1	0.60mi
1352 E Hudson St Columbus, OH	2.0	1.0	800	$1,150	$1.44	43d	1	0.61mi
1435 Republic Ave Columbus, OH	3.0	1.0	908	$1,425	$1.57	19d	1	0.61mi
1435 Republic Ave Columbus, OH	3.0	1.0	908	$1,395	$1.54	7d	1	0.61mi
3137 Mcguffey Rd Columbus, OH	2.0	1.0	950	$950	$1.00	43d	1	0.63mi
2980 Reis Ave Columbus, OH	2.0	1.0	840	$1,099	$1.31	43d	1	0.63mi
2630 Homecroft Dr Columbus, OH	2.0	1.0	1200	$1,350	$1.12	43d	1	0.64mi
1555 Myrtle Ave Columbus, OH	2.0	2.5	1200	$1,500	$1.25	43d	1	0.69mi
1514 Republic Ave Unit 1514 Columbus, OH	3.0	1.5	1288	$1,450	$1.13	23d	1	0.69mi
1576-1578 Arlington Ave Unit 1576 Columbus, OH	2.0	1.0	902	$1,000	$1.11	43d	1	0.70mi
1527 Republic Ave Columbus, OH	3.0	1.0	1176	$1,345	$1.14	43d	1	0.73mi
1527 Republic Ave Columbus, OH	3.0	1.0	1176	$1,299	$1.10	23d	1	0.73mi
2203-2205 Mcguffey Rd Columbus, OH	2.0	1.0	836	$1,050	$1.26	23d	1	0.73mi
2217 Grasmere Ave Columbus, OH	2.0	1.5	720	$1,650	$2.29	14d	1	0.74mi
2530 Beulah Rd Columbus, OH	2.0	1.0	720	$1,345	$1.87	14d	1	0.76mi
2236 Atwood Ter Columbus, OH	2.0	1.0	720	$900	$1.25	7d	1	0.76mi
2176 Ontario St Columbus, OH	4.0	2.0	1066	$1,650	$1.55	23d	1	0.77mi
1011 Mohican Ave Columbus, OH	3.0	1.0	1091	$1,399	$1.28	43d	1	0.77mi
3199 Maize Rd Columbus, OH	2.0	1.0	800	$1,150	$1.44	23d	1	0.81mi
1709 E Weber Rd Columbus, OH	3.0	1.0	1154	$1,100	$0.95	43d	1	0.82mi
967 Duxberry Ave Columbus, OH	3.0	1.0	864	$1,100	$1.27	43d	1	0.82mi
780 E Brighton Rd Columbus, OH	3.0	1.0	1086	$1,500	$1.38	7d	1	0.85mi

Listing history 9 events

1. 2026-06-18
   status $125,000 Active 10 DOM
2. 2026-06-18
   days on market $125,000 Contingent 10 DOM
3. 2026-06-17
   days on market $125,000 Contingent 9 DOM
4. 2026-06-16
   days on market $125,000 Contingent 8 DOM
5. 2026-06-15
   days on market $125,000 Contingent 7 DOM
6. 2026-06-13
   days on market $125,000 Contingent 5 DOM
7. 2026-06-13
   statusdays on market $125,000 Contingent 4 DOM
8. 2026-06-08
   remarks 547-char remark
9. 2026-06-08
   listed $125,000 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: $2,036 · $170/mo
• Projected year-2 tax: $2,036 · $170/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 3/10 Moderate 7 d/yr ≥100°F today · 17 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: $16,752
• − Mortgage interest: −$7,002
• − Property taxes: −$2,036
• − Insurance: −$625
• − Repairs & maintenance: −$1,340
• − Management: −$1,340
• − Depreciation: −$3,636
• Taxable income: $773
• Est. tax owed @ 24.0%: −$185
• After-tax cash flow: $2,522/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

+101.6% since first listed

22 events — show timeline

• 2026-06-08 Listed $125,000 CBRMLS
• 2023-04-28 Sold (MLS) $18,000 CBRMLS
• 2023-03-09 Listed $25,000 CBRMLS
• 2013-06-21 Sold (MLS) $14,000 CBRMLS
• 2013-06-17 Listing Removed — CBRMLS
• 2013-06-13 Listed $14,900 CBRMLS
• 2005-12-14 Sold (Public Records) $46,800 Public Records
• 2005-12-14 Sold (Public Records) $46,800 Public Records
• 2005-11-09 Sold (MLS) $93,500 CBRMLS
• 2005-11-01 Listing Removed — CBRMLS
• 2005-09-27 Listed $96,400 CBRMLS
• 2005-02-16 Sold (Public Records) $63,500 Public Records
• 2005-02-16 Sold (Public Records) $65,000 Public Records
• 2005-02-11 Sold (MLS) $63,500 CBRMLS
• 2004-10-08 Listing Removed — CBRMLS
• 2004-09-24 Listed $66,900 CBRMLS
• 1996-11-15 Sold (MLS) $62,000 CBRMLS
• 1996-11-14 Sold (Public Records) $62,000 Public Records
• 1996-10-04 Listing Removed — CBRMLS
• 1996-09-03 Listed $62,000 CBRMLS
• 1996-08-26 Listing Removed — CBRMLS
• 1996-04-28 Listed $62,000 CBRMLS

Property tax history

+5.9%/yr

Latest (2024): $2,036 · +1.3% YoY. Source: county tax records.