1691 Dyer Rd · Columbus, OH 43123

$225,000

3 bd · 2.0 ba · 1,232 sqft · SingleFamily public records · 29 Days on market

Built 1956 1.93 ac lot $183/sqft · 26% below area Est $303k · 26% 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 +15.0/15.0
• Cash flow +9.2/30.0
• Livability +4.0/5.0
• Schools +3.8/10.0
• Rent growth +3.4/5.0
• 1% rule +3.0/10.0
• DSCR +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

HUD CASE#413-405916.FHA FINANCING NOT AVAIL. CASH OR CONVENTIONAL ONLY. SOLD AS IS HUD WILL NOT MAKE REPAIRS. BIDDING VIA PHONE OR INTERNET CALL FOR WEB SITE. LOCKBOX FD COMB BCM NO APPT. MCB MAKES NO WARRANTY AS TO EXISTENCE OF MOLD IN PROPERTY AND IS NOT LIABLE FOR HARMFUL EFFECT. CO-OP1-5%

Key facts

• Garage apartment
• Finished basement
• Updated kitchen

Tags

• NEARLY 2 ACRES
• FINISHED BASEMENT
• LEMONADE FRONT PORCH
• DETACHED GARAGE
• GARAGE APARTMENT
• UPDATED KITCHEN

Property features AI

Finance

• Other: Auction listing

Exterior

• Parking: Detached garage with 4 garage spaces
• Utilities: Public water; Private sewer
• Home design: Single family residence; One story; Built in 1956; No common walls; Possible multi-family use
• Construction: Block foundation
• Exterior features: Deck; Wooded lot

Interior

• Bedrooms: 2 main-level bedrooms
• Flooring: Laminate flooring; Carpet; Ceramic/porcelain tile
• Bathrooms: 3 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Walk-out partial basement; Living area approximately 1,232

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $-167 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $195k (13.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $179k (20.4% below list).
• Recommended offer: $179k (20.4% below list) — sets the bar for 1% rule.
• Cap rate 5.4% 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.
• South-Western City (suburban): math 40% / reading 48% proficiency, ranked #500 of 656 in OH (top 76%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Finland Elementary School (math 27% / reading 27%, grade F, #1,193 of 1,584 statewide, top 76%, 355 students, 82% FRL); Finland Middle School (math 37% / reading 40%, grade F, #529 of 654 statewide, top 81%, 637 students, 80% FRL); Franklin Heights High School (math 22% / reading 43%, grade F, #604 of 781 statewide, top 77%, 1,338 students, 65% FRL) — zoned schools average 75% FRL vs 51% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.7%/yr); 329 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $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 29 days — a 2% lower offer ($222k) is reasonable based on typical stale-listing flexibility.
• 5 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 $72k; list at $225k implies a 210% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $179,058 (20.4% 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. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
6. 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.
7. 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.
8. 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: 0.80% ✗
• Cap rate: 5.40%
• Cash-on-cash: -3.19%
• DSCR: 0.86
• GRM: 10.5

CMA / ARV

• ARV (median comp): $302,508
• List price: $225,000
• Delta: -25.62%
• 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
2463 Brown Rd	0.45mi	3/2.0	1,288 (+4%)	0mo	$290,000	$225	71
2528 Dwiton Ct	0.39mi	4/2.0 (+1)	1,262 (+2%)	2mo	$270,000	$214	71
1538 Willow View Dr	0.42mi	4/2.0 (+1)	1,228 (-0%)	13mo	$265,000	$216	64
1892 Dyer Rd	0.25mi	3/1.0	1,073 (-13%)	2mo	$160,000	$149	61
2580 Willowgate Rd	0.55mi	3/2.5	1,276 (+4%)	7mo	$274,000	$215	61
3006 Sussex Place Dr	0.36mi	3/2.5	1,380 (+12%)	1mo	$285,000	$207	61
2564 Trailwind St	0.34mi	4/2.0 (+1)	1,364 (+11%)	5mo	$309,700	$227	57
2620 Trailwind St	0.29mi	3/1.5	1,364 (+11%)	11mo	$290,000	$213	57
1518 Anderley Rd	0.35mi	3/2.0	1,102 (-11%)	14mo	$270,000	$245	54
2386 Northbranch Rd	0.55mi	4/2.0 (+1)	1,288 (+4%)	13mo	$276,000	$214	51
2365 Creek View Pl	0.74mi	3/1.5	1,130 (-8%)	7mo	$250,000	$221	44
1978 Candlenut Cir	0.47mi	3/1.5	1,406 (+14%)	11mo	$285,000	$203	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 · 3.68% rent growth · sell at horizon

5-year hold

• IRR: -20.8%
• Equity multiple: 0.27×
• Total profit: $-45,837
• Equity at exit: $33,548

10-year hold

• IRR: -12.6%
• Equity multiple: 0.23×
• Total profit: $-48,325
• Equity at exit: $19,454

Cash invested: $63,000 (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 43123

• Rents YoY: 3.7%
• Active inventory: 329
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,791 high
• Mortgage (P&I): −$1,180
• Tax from tax record: −$308 /mo · $3,698/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$376
• Net cashflow: $-167

Break-even live

Break-even rent $2,002

Max offer price $195,448

Occupancy floor —

Sensitivity live

Price	-10% $-40	-5% $-104	+0% $-167	+5% $-231	+10% $-295
Rent	-10% $-309	-5% $-238	+0% $-167	+5% $-97	+10% $-26
Rate	-1.0pp $-54	-0.5pp $-110	base $-167	+0.5pp $-226	+1.0pp $-285

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1690 Dyer Rd Grove City, OH	3.0	1.5	1440	$1,749	$1.21	23d	1	0.10mi
1576 Rock Creek Dr Grove City, OH	3.0	2.5	1450	$2,050	$1.41	16d	1	0.52mi
2365 Hardy Pkwy Grove City, OH	2.0	1.0–2.0	810	$1,172	$1.45	3d	2	0.59mi
Sandybrook Ct Columbus, OH	2.0	1.0	1028	$1,250	$1.22	45d	1	0.63mi
2201 Collier Crst Grove City, OH	1.0–2.0	1.0–2.0	819	$1,432	$1.75	3d	19	0.83mi
3161 Foxbridge Dr Grove City, OH	1.0–2.0	1.0	801	$1,425	$1.78	45d	1	1.08mi
3799 Gateway Lakes Dr Grove City, OH	1.0–2.0	1.0–2.0	819	$1,394	$1.70	4d	26	1.14mi
2290 Turquoise Dr Grove City, OH	3.0	1.0	1232	$2,225	$1.81	18d	1	1.22mi
2348 Warfield Dr Grove City, OH	4.0	2.0	1262	$1,825	$1.45	46d	1	1.26mi

Listing history 25 events

1. 2026-06-10
   status $225,000 Pending 29 DOM
2. 2026-06-09
   days on market $225,000 Active 29 DOM
3. 2026-06-08
   days on market $225,000 Active 28 DOM
4. 2026-06-07
   days on market $225,000 Active 27 DOM
5. 2026-06-03
   days on market $225,000 Active 23 DOM
6. 2026-06-02
   days on market $225,000 Active 22 DOM
7. 2026-06-01
   days on market $225,000 Active 21 DOM
8. 2026-05-31
   days on market $225,000 Active 20 DOM
9. 2026-05-11
   listed $225,000 Active 819-char remark
10. 2024-07-14
    historical Contingent Finance and Inspection
11. 2024-07-14
    historical
12. 2024-07-12
    listed $315,000 Active
13. 2024-07-08
    historical
14. 2005-04-06
    soldstatus $72,467

    Show marketing remark (293 chars)

    HUD CASE#413-405916.FHA FINANCING NOT AVAIL. CASH OR CONVENTIONAL ONLY. SOLD AS IS HUD WILL NOT MAKE REPAIRS. BIDDING VIA PHONE OR INTERNET CALL FOR WEB SITE. LOCKBOX FD COMB BCM NO APPT. MCB MAKES NO WARRANTY AS TO EXISTENCE OF MOLD IN PROPERTY AND IS NOT LIABLE FOR HARMFUL EFFECT. CO-OP1-5%

15. 2005-02-02
    historical

    Show marketing remark (293 chars)

    HUD CASE#413-405916.FHA FINANCING NOT AVAIL. CASH OR CONVENTIONAL ONLY. SOLD AS IS HUD WILL NOT MAKE REPAIRS. BIDDING VIA PHONE OR INTERNET CALL FOR WEB SITE. LOCKBOX FD COMB BCM NO APPT. MCB MAKES NO WARRANTY AS TO EXISTENCE OF MOLD IN PROPERTY AND IS NOT LIABLE FOR HARMFUL EFFECT. CO-OP1-5%

16. 2005-01-28
    listed $60,000

    Show marketing remark (293 chars)

    HUD CASE#413-405916.FHA FINANCING NOT AVAIL. CASH OR CONVENTIONAL ONLY. SOLD AS IS HUD WILL NOT MAKE REPAIRS. BIDDING VIA PHONE OR INTERNET CALL FOR WEB SITE. LOCKBOX FD COMB BCM NO APPT. MCB MAKES NO WARRANTY AS TO EXISTENCE OF MOLD IN PROPERTY AND IS NOT LIABLE FOR HARMFUL EFFECT. CO-OP1-5%

17. 2003-02-25
    soldstatus $108,000
18. 2003-02-05
    soldstatus $108,000
19. 2003-01-18
    historical
20. 2002-03-19
    listed $104,900
21. 1996-06-27
    soldstatus $85,000
22. 1996-06-25
    soldstatus $85,000
23. 1996-05-14
    historical
24. 1996-04-22
    listed $90,000
25. 1994-03-09
    soldstatus $75,000

ⓘ 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: $3,698 · $308/mo
• Projected year-2 tax: $3,698 · $308/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 6 d/yr ≥100°F today · 16 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: $21,487
• − Mortgage interest: −$12,603
• − Property taxes: −$3,698
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,719
• − Management: −$1,719
• − Depreciation: −$6,545
• Taxable loss: −$5,923
• Est. tax savings @ 24.0%: +$1,422
• After-tax cash flow: $-586/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: South-Western City
• NCES district ID: 3904480
• Math proficiency: 40% ▼ -18.00%
• Reading proficiency: 48% ▼ -10.00%
• Median HH income: $51,689
• Composite: 37.95/100
• National rank: #4305
• State rank: #500 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): 67,626
• Household income: $91,008
• Rent vs Own: 26.1% rent · 73.9% own
• Severe rent burden: 1087.0

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: Predominantly White (84%)
• Race & ethnicity: White 84% Two or more races 6% Hispanic / Latino 5% Black 5% Asian 2%
• Common ancestry: Romanian 2% Slovak 2% Italian 2%
• Foreign-born: 4% · Canada, Vietnam, China
• Languages at home: 93% English-only · Spanish 3% Russian/Polish/Slavic 1% 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: ▼ -241.42%
• Current HPI: 238.709
• Rent YoY: ▲ 3.68%
• 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

+200.0% since first listed

18 events — show timeline

• 2026-06-10 Pending — CBRMLS
• 2026-05-11 Listed $225,000 CBRMLS
• 2024-07-14 Contingent — CBRMLS
• 2024-07-14 Listing Removed — CBRMLS
• 2024-07-12 Listed $315,000 CBRMLS
• 2024-07-08 Coming Soon — CBRMLS
• 2005-04-06 Sold (MLS) $72,467 CBRMLS
• 2005-02-02 Listing Removed — CBRMLS
• 2005-01-28 Listed $60,000 CBRMLS
• 2003-02-25 Sold (Public Records) $108,000 Public Records
• 2003-02-05 Sold (MLS) $108,000 CBRMLS
• 2003-01-18 Listing Removed — CBRMLS
• 2002-03-19 Listed $104,900 CBRMLS
• 1996-06-27 Sold (Public Records) $85,000 Public Records
• 1996-06-25 Sold (MLS) $85,000 CBRMLS
• 1996-05-14 Listing Removed — CBRMLS
• 1996-04-22 Listed $90,000 CBRMLS
• 1994-03-09 Sold (Public Records) $75,000 Public Records

Property tax history

+1.9%/yr

Latest (2024): $3,698 · +10.4% YoY. Source: county tax records.