531 E Deshler Ave · Columbus, OH 43206

$79,900

2 bd · 1.0 ba · 1,481 sqft · SingleFamily public records · 1 Days on market

Built 1904 3,484 sqft lot ↓ 54% 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 +3.4/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks

Corner lot - block east of Parsons Ave on dead end street to South High School. Historic home possible - believed built before 1900. Only two owners - Home Mint condition. 2 car block garage faces Ann St. Includes 2 lots. A party house and decorations.

Key facts

• 3,484 sq ft lot
• 2 garage spots
• Built 1904

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $654 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Cap rate 16.1% 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 (+3.5%/yr); 193 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); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 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 $552 of loan paydown is wiped out by about $2k 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 + 3.5% rent growth), your $22k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $36k; list at $80k implies a 119% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 4.4% of price; built in 1904 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $79,900

Questions for the listing agent

1. Built in 1904 — 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: 2.22% ✓
• Cap rate: 16.11%
• Cash-on-cash: 35.06%
• DSCR: 2.56
• GRM: 3.8

CMA / ARV

• ARV (on-the-fly): $410,237
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
377 Stewart Ave	0.25mi	2/1.5	1,593 (+8%)	1mo	$495,000	$311	73
605 Frebis Ave	0.37mi	3/2.5 (+1)	1,459 (-2%)	1mo	$345,000	$236	69
873 S 5th St	0.61mi	2/2.0	1,465 (-1%)	1mo	$595,000	$406	64
1403 Bruck St	0.57mi	2/2.0	1,428 (-4%)	1mo	$395,000	$277	63
1532 Parsons Ave	0.56mi	2/1.5	1,402 (-5%)	1mo	$185,500	$132	62
139 E Moler St	0.65mi	2/3.0	1,471 (-1%)	1mo	$436,000	$296	59
792 Thurman Ave	0.39mi	3/1.5 (+1)	1,307 (-12%)	1mo	$280,000	$214	54
165 Frebis Ave	0.60mi	2/2.5	1,314 (-11%)	1mo	$360,000	$274	47
758 S 18th St	0.65mi	3/2.5 (+1)	1,646 (+11%)	1mo	$350,000	$213	39
301 Southwood Ave	0.64mi	3/1.5 (+1)	1,260 (-15%)	1mo	$350,000	$278	38
530 E Beck St	0.71mi	3/2.5 (+1)	1,658 (+12%)	1mo	$599,900	$362	35
997 Oakwood Ave	0.74mi	3/1.5 (+1)	1,260 (-15%)	1mo	$242,500	$192	32

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 · 3.51% rent growth · sell at horizon

5-year hold

• IRR: 31.4%
• Equity multiple: 2.33×
• Total profit: $29,741
• Equity at exit: $11,913

10-year hold

• IRR: 38.9%
• Equity multiple: 4.75×
• Total profit: $83,887
• Equity at exit: $6,908

Cash invested: $22,372 (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 43206

• Rents YoY: 3.5%
• Active inventory: 193
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $1,773 high
• Mortgage (P&I): −$419
• Tax from tax record: −$295 /mo · $3,539/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$372
• Net cashflow: $654

Break-even live

Break-even rent $946

Max offer price $79,900

Occupancy floor 58%

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
506 Thurman Ave Columbus, OH	3.0	1.0	1500	$1,600	$1.07	2d	1	0.03mi
1175 Ann St Columbus, OH	2.0	1.0	904	$1,495	$1.65	44d	1	0.05mi
476 Stewart Ave Columbus, OH	1.0	1.0	1000	$995	$0.99	44d	1	0.14mi
1061 Parsons Ave Columbus, OH	2.0	2.0	1408	$1,950	$1.38	44d	1	0.15mi
573 E Mithoff St Columbus, OH	3.0	1.5	1300	$2,100	$1.62	44d	1	0.16mi
426 E Mithoff St Columbus, OH	1.0	1.0	991	$1,625	$1.64	44d	1	0.17mi
396 E Mithoff St Columbus, OH	3.0	1.5	1380	$2,295	$1.66	10d	1	0.20mi
554 E Gates St Columbus, OH	2.0	1.0	902	$1,295	$1.44	10d	1	0.20mi
461-463 Reinhard Ave Unit 461 Columbus, OH	3.0	1.0	1134	$1,450	$1.28	3d	1	0.25mi
461-463 Reinhard Ave Columbus, OH	3.0	1.0	1134	$1,450	$1.28	3d	1	0.25mi
346 E Mithoff St Columbus, OH	1.0	1.0	1241	$1,100	$0.89	24d	1	0.26mi
761 Siebert St Columbus, OH	2.0	2.0	1050	$2,350	$2.24	3d	1	0.34mi
630 Stanley Ave Columbus, OH	3.0	1.0	1300	$1,949	$1.50	24d	1	0.36mi
966 S 18th St Columbus, OH	3.0	1.5	1428	$2,400	$1.68	44d	1	0.39mi
315 Siebert St Columbus, OH	3.0	1.0	1597	$2,200	$1.38	24d	1	0.39mi
357 Frebis Ave #5 Columbus, OH	3.0	3.5	1748	$2,750	$1.57	44d	1	0.39mi
383 Schiller Aly Columbus, OH	2.0	1.5	1275	$2,550	$2.00	24d	1	0.41mi
498 E Kossuth St Columbus, OH	2.0	1.5	1292	$1,795	$1.39	44d	1	0.43mi
928 S 18th St Columbus, OH	3.0	2.0	1216	$1,995	$1.64	44d	1	0.43mi
490-492 E Jenkins Ave Unit 490 Columbus, OH	3.0	1.0	1050	$1,325	$1.26	44d	1	0.48mi
705 E Columbus St Columbus, OH	3.0	1.0	1436	$2,300	$1.60	44d	1	0.48mi
546 E Jenkins Ave Unit 1 Columbus, OH	2.0	1.0	975	$1,295	$1.33	24d	1	0.49mi
850 E Whittier St Columbus, OH	3.0	2.0	1200	$1,949	$1.62	24d	1	0.50mi
877 Heyl Ave Columbus, OH	2.0	1.0	1200	$1,750	$1.46	44d	1	0.53mi
476 Southwood Ave Columbus, OH	2.0	1.0	1219	$1,400	$1.15	44d	1	0.54mi
317 E Kossuth St Columbus, OH	2.0	1.5	1192	$1,699	$1.43	44d	1	0.54mi
880 E Whittier St Columbus, OH	2.0	1.5	1064	$1,100	$1.03	44d	1	0.54mi
850 Jaeger St Columbus, OH	2.0	1.0–2.5	910	$4,241	$4.66	2d	27	0.54mi
1110 S 4th St Columbus, OH	3.0	2.0	1465	$900	$0.61	7d	1	0.55mi
1118 S Ohio Ave Columbus, OH	3.0	1.5	1232	$1,750	$1.42	44d	1	0.57mi
205 E Moler St Unit B Columbus, OH	2.0	1.0	891	$995	$1.12	7d	1	0.57mi
1239-1241 S Champion Ave Columbus, OH	3.0	1.0	1134	$1,275	$1.12	16d	1	0.57mi
1225 S Champion Ave Unit 1225 Columbus, OH	3.0	1.0	1110	$1,095	$0.99	3d	1	0.58mi
963 S 22nd St Columbus, OH	3.0	2.0	1188	$3,200	$2.69	7d	1	0.58mi
1227 S Champion Ave Unit 1227 Columbus, OH	3.0	1.0	1110	$1,195	$1.08	3d	1	0.58mi
662 Southwood Ave Columbus, OH	3.0	2.0	1183	$1,950	$1.65	20d	1	0.58mi
936 Wagner St Columbus, OH	3.0	3.0	1560	$2,750	$1.76	24d	1	0.58mi
1416 S Ohio Ave Columbus, OH	3.0	1.5	1056	$1,595	$1.51	21d	1	0.59mi
106 E Gates St Columbus, OH	3.0	1.5	1472	$2,700	$1.83	15d	1	0.60mi
746 Beech St Columbus, OH	3.0	2.0	1610	$2,750	$1.71	44d	1	0.60mi

Listing history 4 events

1. 2024-12-02
   status Pending
2. 2015-05-07
   soldstatus $36,500
3. 2015-03-09
   historical
4. 2014-11-16
   listed $79,900

ⓘ 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: $3,539 · $295/mo
• Projected year-2 tax: $3,539 · $295/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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,278
• − Mortgage interest: −$4,476
• − Property taxes: −$3,539
• − Insurance: −$400
• − Repairs & maintenance: −$1,702
• − Management: −$1,702
• − Depreciation: −$2,324
• Taxable income: $7,135
• Est. tax owed @ 24.0%: −$1,712
• After-tax cash flow: $6,131/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): 21,996
• Household income: $75,806
• Rent vs Own: 51.3% rent · 48.7% own
• Severe rent burden: 846.0

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 0.59)
• Race & ethnicity: White 56% Black 31% Two or more races 9% Hispanic / Latino 4% Asian 1% Native American 1%
• Common ancestry: Romanian 3% Slovak 2% Lithuanian 1%
• Foreign-born: 4% · Canada
• Languages at home: 96% English-only · Spanish 2% 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: ▼ -576.73%
• Current HPI: 173.8569
• Rent YoY: ▲ 3.51%
• 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

-54.3% since first listed

4 events — show timeline

• 2024-12-02 Pending — CBRMLS
• 2015-05-07 Sold (Public Records) $36,500 Public Records
• 2015-03-09 Listing Removed — CBRMLS
• 2014-11-16 Listed $79,900 CBRMLS

Property tax history

+15.2%/yr

Latest (2024): $3,539 · +1.3% YoY. Source: county tax records.