2154 Dresden St · Columbus, OH 43211

$170,000

3 bd · 1.0 ba · 1,188 sqft · SingleFamily public records · 85 Days on market

Built 1928 4,356 sqft lot $143/sqft · 11% below area Est $191k · 11% under

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Why this score? — see what drove the D 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).

• ARV discount +12.5/15.0
• Cash flow +11.3/30.0
• Livability +4.0/5.0
• Rent growth +3.4/5.0
• DSCR +3.3/10.0
• 1% rule +3.1/10.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Curb offers only until offer has been accepted.

Key facts

• 4,356 sq ft lot
• Garage
• Built 1928

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $-63 ($-756/yr) — negative.
• To cash-flow at today's rent, offer at most $159k (6.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $137k (19.3% below list).
• Recommended offer: $137k (19.3% below list) — sets the bar for 1% rule.
• Cap rate 5.8% 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.
• Zoned schools: Indianola Informal K-8 School (math 43% / reading 58%, grade D+, #896 of 1,584 statewide, top 57%, 684 students, 0% FRL); Arts Impact Middle School (Aims) (math 17% / reading 25%, grade F, #608 of 654 statewide, top 93%, 532 students, 0% FRL); Linden-Mckinley Stem Academy (math 4% / reading 13%, grade F, #756 of 781 statewide, top 97%, 776 students, 0% FRL) — zoned schools average 0% FRL vs 72% district-wide (72 pts lower); this property's tenant base skews higher-income than the district average.
• 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 26d 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 $1k of loan paydown is wiped out by about $5k 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 85 days — a 6% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 27y 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 $36k; list at $170k implies a 366% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $137,232 (19.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 85 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. Built in 1928 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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 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: 0.81% ✗
• Cap rate: 5.85%
• Cash-on-cash: -1.59%
• DSCR: 0.93
• GRM: 10.3

CMA / ARV

• ARV (median comp): $191,396
• List price: $170,000
• Delta: -11.18%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1176 Duxberry Ave	0.29mi	3/1.0	1,147 (-4%)	2mo	$105,000	$92	79
1475 E Hudson St	0.24mi	3/1.5	1,262 (+6%)	2mo	$200,000	$158	75
1408 Briarwood Ave	0.45mi	3/1.0	1,144 (-4%)	0mo	$137,500	$120	73
1257 Loretta Ave	0.38mi	3/1.0	1,119 (-6%)	1mo	$210,000	$188	72
1363 Duxberry Ave	0.11mi	2/1.5 (-1)	1,297 (+9%)	2mo	$120,000	$93	71
1332 E Hudson St	0.28mi	3/1.0	1,077 (-9%)	2mo	$90,000	$84	70
2247 Atwood Ter	0.74mi	3/2.0	1,206 (+2%)	0mo	$195,000	$162	59
1029 E 19th Ave	0.69mi	3/1.5	1,120 (-6%)	1mo	$225,000	$201	56
2498 Renwood Pl	0.58mi	3/1.0	1,043 (-12%)	1mo	$210,000	$201	52
1129 E 17th Ave	0.74mi	3/1.0	1,320 (+11%)	0mo	$62,000	$47	46
2378 Howey Rd	0.68mi	3/1.5	1,326 (+12%)	2mo	$28,000	$21	46
975 E 22nd Ave	0.65mi	3/2.0	1,361 (+15%)	3mo	$207,000	$152	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: -18.5%
• Equity multiple: 0.35×
• Total profit: $-30,985
• Equity at exit: $25,348

10-year hold

• IRR: -10.1%
• Equity multiple: 0.37×
• Total profit: $-29,778
• Equity at exit: $14,698

Cash invested: $47,600 (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: 10.3×

Monthly cashflow live

• Estimated rent: $1,372 high
• Mortgage (P&I): −$891
• Tax from tax record: −$185 /mo · $2,217/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$288
• Net cashflow: $-63

Break-even live

Break-even rent $1,452

Max offer price $158,878

Occupancy floor 100%

Sensitivity live

Price	-10% $33	-5% $-15	+0% $-63	+5% $-111	+10% $-159
Rent	-10% $-171	-5% $-117	+0% $-63	+5% $-9	+10% $45
Rate	-1.0pp $23	-0.5pp $-20	base $-63	+0.5pp $-107	+1.0pp $-152

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1410 E Blake Ave Columbus, OH	3.0	1.0	1300	$1,700	$1.31	25d	1	0.06mi
2176 Ontario St Columbus, OH	4.0	2.0	1066	$1,650	$1.55	25d	1	0.25mi
1500 E 25th Ave Columbus, OH	2.0	1.0	720	$850	$1.18	45d	1	0.26mi
1577 Cordell Ave Columbus, OH	2.0	1.0	882	$1,000	$1.13	4d	1	0.27mi
1500 E 25th Ave Unit 2 Columbus, OH	2.0	1.0	720	$850	$1.18	25d	1	0.27mi
1320 E 23rd Ave Unit 1320 Columbus, OH	3.0	1.0	1134	$1,050	$0.93	45d	1	0.30mi
1352 E Hudson St Columbus, OH	2.0	1.0	800	$1,150	$1.44	45d	1	0.30mi
1906-1908 Cleveland Ave Columbus, OH	3.0	1.0	1384	$1,295	$0.94	45d	1	0.33mi
1269 E 23rd Ave Columbus, OH	3.0	1.0	1175	$1,350	$1.15	9d	1	0.34mi
1624 Kohr Pl Columbus, OH	3.0	1.0	1176	$1,400	$1.19	16d	1	0.36mi
1609-1611 E 26th Ave Columbus, OH	2.0	1.0	1080	$1,200	$1.11	25d	1	0.38mi
1609-1611 E 26th Ave Columbus, OH	2.0	1.0	1080	$1,150	$1.06	4d	1	0.38mi
1435 Republic Ave Columbus, OH	3.0	1.0	908	$1,425	$1.57	21d	1	0.38mi
1435 Republic Ave Columbus, OH	3.0	1.0	908	$1,395	$1.54	9d	1	0.38mi
1527 Republic Ave Columbus, OH	3.0	1.0	1176	$1,345	$1.14	45d	1	0.40mi
1527 Republic Ave Columbus, OH	3.0	1.0	1176	$1,299	$1.10	25d	1	0.40mi
1612 E 25th Ave Columbus, OH	3.0	1.0	1200	$1,250	$1.04	25d	1	0.40mi
1272 E 21st Ave Unit 1272 Columbus, OH	3.0	1.5	1176	$1,400	$1.19	12d	1	0.41mi
1514 Republic Ave Unit 1514 Columbus, OH	3.0	1.5	1288	$1,450	$1.13	25d	1	0.42mi
2299 Hamilton Ave Columbus, OH	2.0	1.0	1000	$1,200	$1.20	45d	1	0.43mi
1185 E 22nd Ave Columbus, OH	3.0	1.0	1304	$1,400	$1.07	45d	1	0.44mi
1171 E 22nd Ave Unit 1171 Columbus, OH	2.0	1.0	750	$1,100	$1.47	19d	1	0.45mi
1652 E 25th Ave Columbus, OH	3.0	1.0	1200	$1,350	$1.12	25d	1	0.45mi
1660 E 25th Ave Columbus, OH	3.0	1.0	1200	$1,350	$1.12	45d	1	0.46mi
1318-1320 E 20th Ave Unit 1318 Columbus, OH	3.0	1.0	1120	$1,275	$1.14	9d	1	0.47mi
1555 Myrtle Ave Columbus, OH	2.0	2.5	1200	$1,500	$1.25	45d	1	0.52mi
2203-2205 Mcguffey Rd Columbus, OH	2.0	1.0	836	$1,050	$1.26	25d	1	0.53mi
1153 E 20th Ave Columbus, OH	2.0	1.0	950	$1,250	$1.32	45d	1	0.55mi
1576-1578 Arlington Ave Unit 1576 Columbus, OH	2.0	1.0	902	$1,000	$1.11	45d	1	0.59mi
967 Duxberry Ave Columbus, OH	3.0	1.0	864	$1,100	$1.27	45d	1	0.61mi
1524 Genessee Ave Unit A Columbus, OH	2.0	1.0	800	$1,150	$1.44	4d	1	0.64mi
2217 Grasmere Ave Columbus, OH	2.0	1.5	720	$1,650	$2.29	16d	1	0.64mi
1003 E 21st Ave Columbus, OH	2.0	1.5	835	$1,150	$1.38	9d	1	0.65mi
1530 Genessee Ave Unit B Columbus, OH	2.0	1.0	800	$1,150	$1.44	5d	1	0.65mi
1145 E 18th Ave Columbus, OH	3.0	1.0	1202	$1,225	$1.02	16d	1	0.66mi
1156 E 17th Ave Columbus, OH	3.0	1.0	1212	$1,200	$0.99	45d	1	0.70mi
1354 Minnesota Ave Columbus, OH	3.0	2.0	1350	$1,800	$1.33	14d	1	0.73mi
2236 Atwood Ter Columbus, OH	2.0	1.0	720	$900	$1.25	9d	1	0.73mi
1269 Minnesota Ave Columbus, OH	3.0	1.0	1075	$1,550	$1.44	9d	1	0.75mi
1099 E 16th Ave Columbus, OH	3.0	1.0	1200	$1,300	$1.08	23d	1	0.79mi

Listing history 34 events

1. 2026-06-17
   days on market $170,000 Active 85 DOM
2. 2026-06-16
   days on market $170,000 Active 84 DOM
3. 2026-06-15
   days on market $170,000 Active 83 DOM
4. 2026-06-13
   days on market $170,000 Active 81 DOM
5. 2026-06-13
   days on market $170,000 Active 80 DOM
6. 2026-06-09
   days on market $170,000 Active 77 DOM
7. 2026-06-08
   days on market $170,000 Active 76 DOM
8. 2026-06-07
   days on market $170,000 Active 75 DOM
9. 2026-06-05
   days on market $170,000 Active 72 DOM
10. 2026-06-03
    days on market $170,000 Active 71 DOM
11. 2026-06-02
    days on market $170,000 Active 70 DOM
12. 2026-06-01
    days on market $170,000 Active 69 DOM
13. 2026-05-31
    days on market $170,000 Active 68 DOM
14. 2026-03-24
    listed $170,000 Active 47-char remark

    Show marketing remark (47 chars)

    Curb offers only until offer has been accepted.

15. 2025-01-01
    historical
16. 2024-10-29
    listed $180,000 Active
17. 2024-04-04
    status Pending
18. 2024-04-04
    historical
19. 2024-03-12
    price $150,000
20. 2024-02-29
    status Active
21. 2024-02-29
    historical
22. 2023-12-12
    listed $170,000 Active
23. 2022-05-01
    historical
24. 2022-01-06
    listed $155,000 Active
25. 2021-12-13
    historical
26. 2021-12-12
    listed $155,000 Active
27. 2007-01-05
    soldstatus $36,500
28. 2006-12-15
    historical
29. 2006-09-21
    listed $42,900
30. 1999-09-21
    soldstatus $69,900
31. 1999-09-13
    soldstatus $39,500
32. 1999-07-21
    historical
33. 1999-04-06
    listed $48,000
34. 1978-12-01
    soldstatus $11,000

ⓘ 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: $2,217 · $185/mo
• Projected year-2 tax: $2,435 · $203/mo
• Expected delta: +$217/yr (+$18/mo · 9.8%)

ⓘ 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 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: $16,468
• − Mortgage interest: −$9,523
• − Property taxes: −$2,217
• − Insurance: −$850
• − Repairs & maintenance: −$1,317
• − Management: −$1,317
• − Depreciation: −$4,945
• Taxable loss: −$3,702
• Est. tax savings @ 24.0%: +$889
• After-tax cash flow: $133/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

+1445.5% since first listed

21 events — show timeline

• 2026-03-24 Listed $170,000 CBRMLS
• 2025-01-01 Listing Removed — CBRMLS
• 2024-10-29 Listed $180,000 CBRMLS
• 2024-04-04 Pending — CBRMLS
• 2024-04-04 Listing Removed — CBRMLS
• 2024-03-12 Price Changed $150,000 CBRMLS
• 2024-02-29 Relisted — CBRMLS
• 2024-02-29 Listing Removed — CBRMLS
• 2023-12-12 Listed $170,000 CBRMLS
• 2022-05-01 Listing Removed — CBRMLS
• 2022-01-06 Listed $155,000 CBRMLS
• 2021-12-13 Listing Removed — CBRMLS
• 2021-12-12 Listed $155,000 CBRMLS
• 2007-01-05 Sold (MLS) $36,500 CBRMLS
• 2006-12-15 Listing Removed — CBRMLS
• 2006-09-21 Listed $42,900 CBRMLS
• 1999-09-21 Sold (Public Records) $69,900 Public Records
• 1999-09-13 Sold (MLS) $39,500 CBRMLS
• 1999-07-21 Listing Removed — CBRMLS
• 1999-04-06 Listed $48,000 CBRMLS
• 1978-12-01 Sold (Public Records) $11,000 Public Records

Property tax history

+8.1%/yr

Latest (2024): $2,217 · +1.3% YoY. Source: county tax records.