2670 Berrell Ave · Columbus, OH 43211

$99,900

3 bd · 1.0 ba · 896 sqft · SingleFamily public records · 14 Days on market

Built 1919 8,712 sqft lot Est $129k · 23% under

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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 +25.1/30.0
• ARV discount +15.0/15.0
• DSCR +8.2/10.0
• 1% rule +7.2/10.0
• 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

CORPORATE OWNER SELLING IN 'AS IS' CONDITION! EASY TO SHOW AND MAKE OFFER!

Key facts

• Functional layout
• Convenient location
• Easy access to parks

Tags

• FUNCTIONAL LAYOUT
• CONVENIENT LOCATION
• EASY ACCESS TO SCHOOLS
• EASY ACCESS TO PARKS
• EASY ACCESS TO SHOPPING
• EASY ACCESS TO MAJOR ROADWAYS

Property features AI

Exterior

• Parking: Detached garage (1 car)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level; Built in 1919; No shared walls
• Construction: Block foundation
• Exterior features: Fenced yard

Interior

• Bedrooms: 3 main-level bedrooms
• Flooring: Wood flooring; Laminate flooring; Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Full basement; Insulated windows

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $222 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Cap rate 9.0% 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; 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 34% 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 $691 of loan paydown is wiped out by about $3k 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 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 25y 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.

Risks & watch-outs

• Watch-outs: built in 1919 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $99,900

Questions for the listing agent

1. Built in 1919 — 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: 1.22% ✓
• Cap rate: 8.96%
• Cash-on-cash: 9.52%
• DSCR: 1.42
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $129,024
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2805 Baughman Ave	0.22mi	3/1.0	956 (+7%)	1mo	$125,000	$131	78
2967 Woodland Ave	0.51mi	3/1.0	912 (+2%)	0mo	$68,000	$75	73
1888 Aberdeen Ave	0.33mi	3/1.0	948 (+6%)	3mo	$125,000	$132	72
2068 Agler Rd	0.33mi	2/1.0 (-1)	960 (+7%)	2mo	$138,500	$144	66
2795 Perdue Ave	0.25mi	2/1.0 (-1)	801 (-11%)	2mo	$60,000	$75	64
2224 Marcia Dr	0.64mi	2/1.0 (-1)	884 (-1%)	4mo	$100,500	$114	60
2902 Northglen Dr	0.60mi	3/1.0	979 (+9%)	0mo	$150,000	$153	56
2861 Woodland Ave	0.36mi	3/2.0	1,011 (+13%)	4mo	$185,000	$183	55
2282 Dawnlight Ave	0.69mi	3/1.0	960 (+7%)	3mo	$107,500	$112	54
2468 Dawnlight Ave	0.55mi	2/1.0 (-1)	800 (-11%)	1mo	$180,000	$225	50
2310 Brentnell Ave	0.60mi	2/1.0 (-1)	984 (+10%)	3mo	$183,000	$186	48
1660 E Weber Rd	0.65mi	2/1.0 (-1)	1,030 (+15%)	0mo	$190,750	$185	39

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: -1.4%
• Equity multiple: 0.95×
• Total profit: $-1,501
• Equity at exit: $14,895

10-year hold

• IRR: 8.8%
• Equity multiple: 1.69×
• Total profit: $19,194
• Equity at exit: $8,638

Cash invested: $27,972 (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: 6.8×

Monthly cashflow live

• Estimated rent: $1,223 high
• Mortgage (P&I): −$524
• Tax from tax record: −$179 /mo · $2,150/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $222

Break-even live

Break-even rent $943

Max offer price $99,900

Occupancy floor 77%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2718 Fern Ave Columbus, OH	3.0	1.0	1100	$1,640	$1.49	43d	1	0.16mi
2707 Woodland Ave Columbus, OH	3.0	1.0	957	$1,400	$1.46	17d	1	0.26mi
2836-2850 Baughman Ave Unit 2846 Columbus, OH	2.0	1.0	765	$950	$1.24	43d	1	0.28mi
2836-2850 Baughman Ave Unit 2844 Columbus, OH	2.0	1.0	1020	$950	$0.93	16d	1	0.28mi
2844 Baughman Ave Columbus, OH	2.0	1.0	1020	$950	$0.93	16d	1	0.28mi
2846 Baughman Ave Columbus, OH	2.0	1.0	765	$950	$1.24	43d	1	0.28mi
1911 Denune Ave Columbus, OH	2.0	1.0	645	$925	$1.43	43d	1	0.30mi
1911 Denune Ave Columbus, OH	2.0	1.0	645	$795	$1.23	1d	1	0.30mi
2846 Joyce Ave Apt C Columbus, OH	2.0	1.0	645	$815	$1.26	23d	1	0.31mi
2228 Minnesota Ave Columbus, OH	2.0	1.0	1025	$1,245	$1.21	16d	1	0.36mi
1928 Agler Rd Columbus, OH	2.0	1.0	1000	$875	$0.88	43d	1	0.44mi
1849 Robert St Columbus, OH	3.0	1.0	816	$1,300	$1.59	3d	1	0.46mi
2317 Parkwood Ave Columbus, OH	2.0	1.0	672	$995	$1.48	7d	1	0.53mi
2765 Cleveland Ave Unit B Columbus, OH	2.0	1.0	1100	$990	$0.90	17d	1	0.53mi
2919 Bridgewalk St Unit 2919 Columbus, OH	2.0	1.0	806	$995	$1.23	7d	1	0.57mi
2291 Taylor Ave Columbus, OH	3.0	1.0	979	$1,300	$1.33	43d	1	0.59mi
2901 Bridgewalk St Unit 2901 Columbus, OH	3.0	1.5	950	$1,295	$1.36	23d	1	0.59mi
2761 Wedge St Columbus, OH	2.0	1.0	765	$995	$1.30	21d	1	0.62mi
2761 Wedge St Columbus, OH	2.0	1.0	765	$970	$1.27	7d	1	0.62mi
2695 Divot Pl Unit 2676 Columbus, OH	3.0	2.0	1050	$1,149	$1.09	43d	1	0.62mi
2341 Dawnlight Ave Columbus, OH	3.0	1.0	920	$1,550	$1.68	3d	1	0.63mi
1954 Oakland Park Ave Unit C Columbus, OH	2.0	1.0	1000	$1,050	$1.05	43d	1	0.65mi
1952 Oakland Park Ave Unit C Columbus, OH	2.0	1.0	1000	$900	$0.90	23d	1	0.67mi
1952 Oakland Park Ave Apt A Columbus, OH	2.0	1.0	1000	$1,050	$1.05	43d	1	0.67mi
1576-1578 Arlington Ave Unit 1576 Columbus, OH	2.0	1.0	902	$1,000	$1.11	43d	1	0.79mi
1530 Genessee Ave Unit B Columbus, OH	2.0	1.0	800	$1,150	$1.44	3d	1	0.83mi
1524 Genessee Ave Unit A Columbus, OH	2.0	1.0	800	$1,150	$1.44	2d	1	0.85mi
3257 Cleveland Ave Apt C Columbus, OH	2.0	1.0	975	$1,000	$1.03	43d	1	0.91mi
1435 Republic Ave Columbus, OH	3.0	1.0	908	$1,395	$1.54	7d	1	1.04mi
1435 Republic Ave Columbus, OH	3.0	1.0	908	$1,425	$1.57	19d	1	1.04mi
1577 Cordell Ave Columbus, OH	2.0	1.0	882	$1,000	$1.13	2d	1	1.05mi
1549-1551 Oakland Park Ave Columbus, OH	2.0	1.0	832	$1,100	$1.32	21d	1	1.06mi
1879 Jermain Dr Columbus, OH	4.0	1.0	1077	$1,800	$1.67	43d	1	1.13mi
1352 E Hudson St Columbus, OH	2.0	1.0	800	$1,150	$1.44	43d	1	1.17mi
1269 Minnesota Ave Columbus, OH	3.0	1.0	1075	$1,550	$1.44	7d	1	1.20mi
1609-1611 E 26th Ave Columbus, OH	2.0	1.0	1080	$1,150	$1.06	2d	1	1.21mi
1609-1611 E 26th Ave Columbus, OH	2.0	1.0	1080	$1,200	$1.11	23d	1	1.21mi
1500 E 25th Ave Columbus, OH	2.0	1.0	720	$850	$1.18	43d	1	1.31mi
1500 E 25th Ave Unit 2 Columbus, OH	2.0	1.0	720	$850	$1.18	23d	1	1.31mi
2132 Elmore Ave Columbus, OH	3.0	1.0	1000	$1,245	$1.25	23d	1	1.32mi

Listing history 11 events

1. 2026-06-18
   days on market $99,900 Active 14 DOM
2. 2026-06-17
   days on market $99,900 Active 13 DOM
3. 2026-06-16
   days on market $99,900 Active 12 DOM
4. 2026-06-15
   days on market $99,900 Active 11 DOM
5. 2026-06-13
   days on market $99,900 Active 9 DOM
6. 2026-06-13
   days on market $99,900 Active 8 DOM
7. 2026-06-09
   days on market $99,900 Active 5 DOM
8. 2026-06-08
   days on market $99,900 Active 4 DOM
9. 2026-06-07
   days on market $99,900 Active 3 DOM
10. 2026-06-05
    remarks 432-char remark
11. 2026-06-05
    listed $99,900 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: $2,150 · $179/mo
• Projected year-2 tax: $2,150 · $179/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 ≥99°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: $14,682
• − Mortgage interest: −$5,596
• − Property taxes: −$2,150
• − Insurance: −$500
• − Repairs & maintenance: −$1,175
• − Management: −$1,175
• − Depreciation: −$2,906
• Taxable income: $1,181
• Est. tax owed @ 24.0%: −$283
• After-tax cash flow: $2,379/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

• 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

+100.2% since first listed

15 events — show timeline

• 2026-06-04 Listed $99,900 CBRMLS
• 2022-11-02 Sold (Public Records) $3,601,400 Public Records
• 2006-08-21 Sold (MLS) $35,000 CBRMLS
• 2006-08-02 Listing Removed — CBRMLS
• 2006-06-27 Listed $38,000 CBRMLS
• 2006-01-03 Listing Removed — CBRMLS
• 2005-07-07 Listed $49,000 CBRMLS
• 2004-12-17 Listing Removed — CBRMLS
• 2004-02-07 Listed $47,000 CBRMLS
• 2002-04-01 Sold (Public Records) $35,000 Public Records
• 2002-03-25 Sold (MLS) $35,000 CBRMLS
• 2002-02-19 Listing Removed — CBRMLS
• 2002-01-08 Listed $39,800 CBRMLS
• 2001-12-02 Listing Removed — CBRMLS
• 2001-05-09 Listed $49,900 CBRMLS

Property tax history

+8.8%/yr

Latest (2024): $2,150 · +1.3% YoY. Source: county tax records.