1219–1221 Oak Street | Pricing & Liquidation Strategy
Olde Towne East | Columbus, Ohio
View Pricing Options
Prepared by Justin Simmons, Coldwell Banker Realty
For Kenneth Wayne, Property Owner & Investor
Overview
The Objective
The objective is to maximize net proceeds while avoiding another stale listing cycle.
What This Report Covers
This report recommends 1 investor package price and 2 separate-sale pricing structures, then lays out the launch sequence designed to achieve the highest realistic dollar amount.
Pricing Options at a Glance
Investor Package List
$995,000
Both units together in one transaction
Retail Aggressive
1221: $549,900
1219: $519,900
Staged sequential launch, ceiling-testing strategy
Retail Fair Market
1221: $524,900
1219: $499,000
Most defensible path to strong absorption
Big Picture
The market evidence suggests the old approach failed because the 2 properties were marketed as competing twins rather than as a leader and a follower. The data package also shows a critical measurement problem.

Older marketing for 1221 used a 4,502-square-foot figure, even though the corrected unit size later moved to roughly 1,905 to 1,918 square feet. That kind of data noise hurts search visibility, confuses buyers, and creates appraisal friction.
Scenario Summary

The top-of-dollar path is not a simultaneous dual launch. It is a staged retail plan where 1221 is relaunched first as the premium unit, then 1219 is positioned as the value buy once 1221 has either gone under contract or closed. The premium path also requires merchandising discipline. Staging, refresh, and first-rate media are part of the pricing plan, not decorative extras.
Market Snapshot and What It Means
43205 Market — January 2026
The broad 43205 market was not dead in January 2026, but it was more selective.
$370,500
Median Sold Price
Up 4.9% year over year
70
Avg. Days on Market
Up from 55 the prior year
4.99
Months of Absorption
Improved, yet pending activity was materially weaker than the year before
Pricing discipline mattered more, and buyers punished anything that felt aspirational without a good reason.
3-Month Buyer Traffic: $500K–$600K Band
45.7%
$550K–$574,999
16 showings — largest share of traffic
25.7%
$500K–$524,999
9 showings
25.7%
Exactly $575,000
9 showings
Last 30-Day Showing Cut
  • $475,000–$499,999 drew 75.0% of the showings
  • $500,000–$524,999 drew only 16.7%
  • $525,000–$549,999 drew 0 showings in that report

The 3-month data allows testing the low-to-mid $500s. The last 30 days of data say you should not confuse permission with immunity. The market has become more price-sensitive, so any aggressive launch must be paired with impeccable positioning.
Property Review, Measurement Check, and Pre-Launch Watchlist
Premium Unit
1221 Oak Street
1221 Oak Street is the premium retail unit. Based on my research and review of the MLS history, it is a 3-level, new-construction attached product with:
  • 3 bedrooms, 3 full baths, 1 half bath
  • Rooftop terrace or balcony component
  • Fenced rear yard and 1-car garage parking
  • Corrected size: ~1,905 to 1,918 sq ft above grade
Follower / Value Unit
1219 Oak Street
1219 Oak Street is being treated here as the follower or value unit. Based on my findings and the review of the available MLS materials, it appears materially similar to, but less useful than, the price leader.
Because a direct 1219 listing sheet was not provided, the final pricing is presented as a range to be confirmed after final remeasurement and final parcel verification.

The 15-year tax abatement appears throughout the marketing history. Before relaunch, the exact abatement terms, parcel IDs, and current tax bills for each unit should be reconciled into one source packet for clarity.
Why the Portfolio Stalled
Competing at the Same Price Point
Both units were allowed to compete at nearly the same price point, eliminating any leader-follower dynamic.
Incorrect Square Footage Data
Historic entries for 1221 reported a total building size of 4,502 square feet rather than a corrected unit-only size, creating data noise and appraisal friction.
Repeated List-and-Cancel Cycles
Repeated list-and-cancel cycles taught the market to wait for a discount, eroding urgency and buyer confidence.
Lending and Compliance Watchlist
Assessment for 1221 Oak Street
No obvious deal-killer is visible in the materials reviewed for 1221.
Why This Property Is Clean
  • It is new construction — no legacy structural concerns
  • There is no basement — removes common moisture and inspection friction
  • The product is not pre-1978 — removes the usual lead-paint tripwire
Comparable Pricing Review for 1221 Oak Street
Because a direct 1219 listing record was not provided, the adjustment work is centered on 1221 as the lead unit. That makes sense because 1221 needs to establish the benchmark sale. The adjustments below use the Central Ohio ranges already specified and stay conservative at roughly $50 per square foot for above-grade area, $5,000 per garage bay, and $5,000 for a meaningful full-bath difference. Quality and product-type adjustments are judgment calls based on design, abatement value, and detached-versus-attached market behavior.

The adjusted indications cluster from about $507,600 to $537,200. The middle of that range is basically the low-to-mid $520s. That is why the fair-market recommendation for 1221 lands at $524,900, with a realistic strike zone of roughly $510,000 to $525,000 if the relaunch is executed correctly.
Additional Comparable Context
Warning Comp
1095 Franklin Avenue
Closed at $452,000 on 2/24/2026
Started at $514,900
Sold after a steep pricing reset
Why This Comp Is a Warning, Not a Primary Comp
1095 Franklin Avenue is treated here as a warning comp rather than a primary comp. It is similar in size and age, tax-abated through 2039, and sold after a steep pricing reset.
That sale shows what can happen when the market decides a new attached product has lost its urgency.
You do not want 1221 to become that story.
Justin's Recommended Pricing Plans
A. 1 Investor Package Price for 1219–1221 Together
Recommended list price: $995,000
This figure is intentionally below the psychological 7-figure line while still protecting the value of the staged retail alternative.
It is derived by taking the separate-sale fair-market value of the combined $1.024 million and applying a modest bundle discount of roughly 2.8% to collapse two retail pools into one investor pool.
In plain English, any investor who wants both units at once should pay for the convenience, but not as much as two separate owner-occupant buyers would pay.
The Math
Launch Plan to Earn Top Dollar
01
Order Final Measurement Package
Order one final measurement package before anything goes live. Use one consistent above-grade square footage figure everywhere. Do not let 4,502 square feet survive in any public field, brochure, floor plan, or syndication feed.
02
Relaunch 1221 Only
Relaunch 1221 only. Make it the lead property. Use full physical staging on the living level and rooftop level because those are the spaces that drive emotion.
03
Treat Refresh Work as Part of Pricing
Since the unit has been rented, Coldwell Banker RealVitalize can be used to refresh the presentation with paint touch-ups, punch-list work, and staging upgrades so the home shows as market-ready. Repayment occurs at closing.
04
Rewrite Listing Remarks and Visuals
Rewrite the listing remarks and visuals around the premium story. Lead with rooftop entertaining, brick façade, tax benefit, proximity to East Market and Franklin Park, and strong photography and drone work.
05
Hold 1219 Off Market
Hold 1219 off the market while 1221 sells. Quietly work the investor channel through Coldwell Banker Exclusive and private-exclusive outreach.
06
Release 1219 as the Value Buy
Once 1221 is under contract, release 1219 as the value buy.
07
Set Review Dates and Adjust Decisively
Set review dates for days 7, 14, and 21, and adjust pricing decisively if market feedback requires it.
What Could Still Go Wrong
Franklin Crossing Comparison Risk
If the market reads 1221 as interchangeable with Franklin Crossing, the ceiling compresses quickly.
Premature 1219 Launch
If 1219 launches before 1221 establishes a comp, the two units compete for the same buyers.
Street Context
Street context matters. The apartment building across the street may turn off some buyers seeking privacy.
Empty vs. Finished Presentation
If the home is marketed empty rather than finished and desirable, buyers mentally deduct value for staging and punch-list items.
Why Sellers Hire Me
Selling a property like this requires more than simply putting it back on the market. It requires correcting the positioning, the data, and the launch approach so the next listing cycle does not repeat the last one.
Based on my review of the MLS history and surrounding sales activity, this property does not need a price miracle. It needs a reset and a disciplined relaunch.
Listings as Business Projects
I approach listings as business projects. That means presenting the property clearly, positioning it correctly, and attracting the right buyers before the listing becomes stale.
Investor Mindset
Outside of real estate, I also own a business in Columbus, which has taught me to pay close attention to detail, numbers, and operational discipline. I look at listings the same way an investor would look at an asset: how to maximize value while minimizing risk.
Coldwell Banker Tools
Coldwell Banker also provides tools that strengthen the relaunch, from professional marketing to programs like RealVitalize, which can help refresh the property without requiring all costs up front.
My role is not to relist the property. My role is to guide the process, control the presentation, and position the property to compete and sell for top dollar.