453 Catherine St · Columbus, OH 43223

$104,900

3 bd · 1.5 ba · 775 sqft · SingleFamily public records · 6 Days on market

Built 1928 3,920 sqft lot Est $126k · 16% 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 +29.0/30.0
• ARV discount +14.9/15.0
• DSCR +10.0/10.0
• 1% rule +8.0/10.0
• Livability +4.0/5.0
• Rent growth +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great Investment property or starter home. Currently rented low @$600mo. Ready for your re-hab skills. Selling ''As-Is '' as systems older but seem to be in good working order. Seller may provide a home warranty program. Buyer may elect to have inspections/tests at their own expense for their own information. Main bath ready for an update. Kitchen has a neat breakfast nook/eating space. Cute front porch. Solid foundation. Great two gar block garage.

Key facts

• 3,920 sq ft lot
• 2 garage spots
• Built 1928

Property features AI

Exterior

• Parking: Detached 2-car garage; On-street parking available
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Built in 1928; One story; No shared/common walls
• Construction: Block foundation; Built in 1928
• Exterior features: Block foundation

Interior

• Bedrooms: Three main-level bedrooms
• Flooring: Carpet; Other flooring types
• Bathrooms: One full bathroom; One half bathroom (1.5 total)
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: Insulated partial windows; Full basement with crawl space

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $360 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Cap rate 10.4% 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.
• 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 fast (+4.6%/yr); 144 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); 45% of comp listings sitting > 30 days — soft ceiling on asking rent; 8,139 units permitted in Franklin County in 2024 (5,940 in 5+ unit buildings).
• This rent runs 35% of the median local income ($47k/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 $725 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.
• At projected returns (-3.0% appreciation + 4.6% rent growth), your $29k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 32y 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 $60k; list at $105k implies a 75% 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 $104,900

Questions for the listing agent

1. Built in 1928 — 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: 1.30% ✓
• Cap rate: 10.42%
• Cash-on-cash: 14.73%
• DSCR: 1.66
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $125,550
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
470 Woodbury Ave	0.26mi	2/1.0 (-1)	816 (+5%)	15mo	$146,000	$179	59
1704 Thomas Ave	0.11mi	2/1.0 (-1)	726 (-6%)	23mo	$180,000	$248	58
510 Belvidere Ave	0.60mi	2/1.0 (-1)	820 (+6%)	2mo	$124,900	$152	54
244 Wrexham Ave	0.60mi	2/1.0 (-1)	748 (-4%)	9mo	$70,000	$94	52
1958 W Mound St	0.54mi	3/1.0	844 (+9%)	11mo	$160,000	$190	49
1943 Hunt Ave	0.68mi	3/1.0	760 (-2%)	20mo	$99,000	$130	46
282 S Princeton Ave	0.59mi	2/1.0 (-1)	736 (-5%)	14mo	$145,000	$197	45
648 Whitethorne Ave	0.74mi	2/1.0 (-1)	732 (-6%)	7mo	$80,000	$109	43
303 S Yale Ave	0.70mi	2/1.0 (-1)	832 (+7%)	7mo	$125,000	$150	43
610 Whitethorne Ave	0.73mi	2/1.0 (-1)	732 (-6%)	14mo	$143,000	$195	38
425 S Glenwood Ave	0.75mi	2/1.0 (-1)	880 (+14%)	1mo	$142,500	$162	35
471 Whitethorne Ave	0.75mi	2/1.0 (-1)	866 (+12%)	14mo	$90,000	$104	27

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 · 4.61% rent growth · sell at horizon

5-year hold

• IRR: 7.0%
• Equity multiple: 1.28×
• Total profit: $8,210
• Equity at exit: $15,641

10-year hold

• IRR: 17.7%
• Equity multiple: 2.57×
• Total profit: $46,259
• Equity at exit: $9,070

Cash invested: $29,372 (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 43223

• Rents YoY: 4.6%
• Active inventory: 144
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,360 high
• Mortgage (P&I): −$550
• Tax from tax record: −$120 /mo · $1,444/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$286
• Net cashflow: $360

Break-even live

Break-even rent $904

Max offer price $104,900

Occupancy floor 68%

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: $26,225
• Closing costs: $3,147
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
436 Catherine St Columbus, OH	2.0	1.5	960	$1,300	$1.35	7d	1	0.03mi
432 Catherine St Columbus, OH	3.0	1.0	1073	$1,325	$1.23	14d	1	0.04mi
432 Catherine St Columbus, OH	3.0	1.0	1073	$1,325	$1.23	12d	1	0.04mi
490 Helen St Columbus, OH	2.0	1.0	840	$1,200	$1.43	43d	1	0.07mi
1485 Walsh Ave Columbus, OH	2.0	1.0	720	$1,450	$2.01	23d	1	0.25mi
190 Nashoba Ave Columbus, OH	2.0	1.0	1030	$1,450	$1.41	11d	1	0.52mi
190 Nashoba Ave Columbus, OH	2.0	1.0	1030	$1,450	$1.41	19d	1	0.52mi
1287 Sullivant Ave Unit 1 Columbus, OH	2.0	1.0	650	$1,200	$1.85	23d	1	0.54mi
1287 Sullivant Ave Unit 3 Columbus, OH	2.0	1.0	650	$1,250	$1.92	23d	1	0.54mi
108 Columbian Ave Unit B Columbus, OH	2.0	1.0	820	$900	$1.10	7d	1	0.55mi
1928-1930 Vaughn St Unit 1928 Columbus, OH	2.0	1.0	919	$957	$1.04	43d	1	0.55mi
120 S Central Ave Columbus, OH	1.0–3.0	1.0–2.0	944	$1,295	$1.37	14d	12	0.60mi
142 Dana Ave Unit 142 Columbus, OH	2.0	1.0	700	$825	$1.18	43d	1	0.65mi
87-89 Dana Ave Columbus, OH	2.0	1.0	948	$1,100	$1.16	21d	1	0.68mi
411 S Yale Ave Columbus, OH	2.0	1.0	784	$1,425	$1.82	43d	1	0.71mi
85 Stevens Ave Columbus, OH	2.0	1.0	816	$995	$1.22	43d	1	0.77mi
2203 Clarendon Ln Unit 2203 Columbus, OH	2.0	1.0	835	$1,000	$1.20	12d	1	0.79mi
791-793 Butler Ave Unit 791 Columbus, OH	3.0	1.0	1000	$1,395	$1.40	2d	1	0.80mi
73 Hayden Ave Columbus, OH	2.0	1.0	894	$1,350	$1.51	7d	1	0.84mi
2157 W Mound St Unit C Columbus, OH	2.0	1.0	825	$900	$1.09	43d	1	0.85mi
100 N Central Ave Columbus, OH	2.0	1.0	932	$1,043	$1.12	43d	1	0.85mi
257 Clarendon Ave Unit 257,259,261,263 Columbus, OH	2.0	1.0	1000	$1,200	$1.20	43d	1	0.86mi
2167 W Mound St Unit C Columbus, OH	2.0	1.0	825	$900	$1.09	43d	1	0.88mi
2173 W Mound St Unit A Columbus, OH	2.0	1.0	825	$900	$1.09	43d	1	0.89mi
185 S Cypress Ave Columbus, OH	2.0	1.0	1104	$1,695	$1.54	43d	1	0.90mi
163 N Central Ave Columbus, OH	2.0	2.5	1100	$1,650	$1.50	43d	1	0.92mi
1137 W Broad St Columbus, OH	1.0–2.0	1.0	770	$1,860	$2.42	43d	1	0.93mi
170 S Highland Ave Columbus, OH	2.0	1.0	950	$895	$0.94	43d	1	0.96mi
735 Canonby Pl Apt B Columbus, OH	3.0	1.5	950	$1,095	$1.15	19d	1	1.07mi
548 S Wayne Ave Columbus, OH	3.0	1.0	1008	$1,225	$1.22	19d	1	1.09mi
252-254 S Wayne Ave Unit 254 Columbus, OH	3.0	1.0	1120	$1,300	$1.16	17d	1	1.10mi
731 Canonby Pl Unit B Columbus, OH	3.0	1.5	950	$1,095	$1.15	43d	1	1.11mi
717 Canonby Pl Unit B Columbus, OH	3.0	1.5	950	$1,095	$1.15	43d	1	1.11mi
755 Canonby Pl Columbus, OH	3.0	1.5	950	$1,095	$1.15	43d	1	1.12mi
521-523 S Wayne Ave Columbus, OH	3.0	1.0	1092	$1,195	$1.09	3d	1	1.12mi
329 S Wayne Ave Columbus, OH	3.0	1.0	1120	$1,425	$1.27	2d	1	1.12mi
1475 Stimmel Rd Columbus, OH	1.0–4.0	1.0	868	$1,395	$1.61	16d	1	1.16mi
947 E Forest Creek Dr Columbus, OH	2.0	1.5	950	$1,200	$1.26	43d	2	1.17mi
827 W Rich St Unit 827 Columbus, OH	2.0	1.0	1078	$1,175	$1.09	23d	1	1.21mi
821 W Rich St Unit 821 Columbus, OH	2.0	1.0	1078	$1,175	$1.09	23d	1	1.22mi

Listing history 6 events

1. 2026-06-18
   days on market $104,900 Active 6 DOM
2. 2026-06-17
   days on market $104,900 Active 5 DOM
3. 2026-06-16
   days on market $104,900 Active 4 DOM
4. 2026-06-15
   days on market $104,900 Active 3 DOM
5. 2026-06-13
   remarks 606-char remark
6. 2026-06-13
   listed $104,900 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: $1,444 · $120/mo
• Projected year-2 tax: $1,540 · $128/mo
• Expected delta: +$96/yr (+$8/mo · 6.7%)

ⓘ 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: $16,323
• − Mortgage interest: −$5,876
• − Property taxes: −$1,444
• − Insurance: −$524
• − Repairs & maintenance: −$1,306
• − Management: −$1,306
• − Depreciation: −$3,052
• Taxable income: $2,815
• Est. tax owed @ 24.0%: −$676
• After-tax cash flow: $3,650/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): 28,187
• Household income: $46,911
• Rent vs Own: 55.7% rent · 44.3% own
• Severe rent burden: 1689.0

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 0.55)
• Race & ethnicity: White 63% Black 22% Two or more races 8% Hispanic / Latino 8%
• Hispanic origin (detail): Mexican 4% Puerto Rican 3%
• Common ancestry: Romanian 4% Italian 1% Slovak 1%
• Foreign-born: 5% · Canada
• Languages at home: 91% English-only · Spanish 5%

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: ▼ -135.33%
• Current HPI: 211.6742
• Rent YoY: ▲ 4.61%
• 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

+352.2% since first listed

12 events — show timeline

• 2026-06-12 Listed $104,900 CBRMLS
• 2020-07-27 Sold (Public Records) $60,000 Public Records
• 2020-07-21 Sold (MLS) $60,000 CBRMLS
• 2020-07-03 Pending — CBRMLS
• 2020-06-30 Listed $69,900 CBRMLS
• 1995-06-23 Sold (Public Records) $42,500 Public Records
• 1995-06-20 Sold (MLS) $42,500 CBRMLS
• 1995-04-21 Listing Removed — CBRMLS
• 1994-08-20 Listed $42,500 CBRMLS
• 1989-02-06 Sold (Public Records) $32,000 Public Records
• 1987-11-06 Sold (Public Records) $25,090 Public Records
• 1979-09-01 Sold (Public Records) $23,200 Public Records

Property tax history

+5.2%/yr

Latest (2024): $1,444 · +1.3% YoY. Source: county tax records.