1152 Arbor Oaks Ln · Columbus, OH 43119

$1

2 bd · 2.5 ba · 1,358 sqft · Condo public records

Built 1998 $315/mo HOA · 16% of rent

---

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).

• Cash flow +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +4.0/5.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Conveniently located accessible condo with vaulted great room with gas log fireplace, wide doorways and halls. 2nd floor loft/ bonus room with full bath. Full ready to finish poured wall lower level.

Key facts

• $315 HOA
• Garage
• Built 1998

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath condo listed at $1.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $1).
• Cap rate 1532587.7% 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); Briggs High School (math 2% / reading 22%, grade F, #726 of 781 statewide, top 94%, 980 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 fast (+4.3%/yr); 111 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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 $0 of loan paydown is wiped out by about $0 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 + 4.3% rent growth), your $0 cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 16y 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.

Recommended offer $1

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 201539.00% ✓
• Cap rate: 1532587.72%
• Cash-on-cash: 5473505.10%
• DSCR: 243541.18
• GRM: 0.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.33% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 301068.33×
• Total profit: $84,299
• Equity at exit: $0

10-year hold

• IRR: —
• Equity multiple: 680639.53×
• Total profit: $190,579
• Equity at exit: $0

Cash invested: $0 (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 43119

• Rents YoY: 4.3%
• Active inventory: 111

Monthly cashflow live

• Estimated rent: $2,015 high
• Mortgage (P&I): −$0
• Tax est. 1.5%: −$0 /mo · $0/yr
• Insurance: −$0
• HOA: −$315
• Vacancy / Maint / Mgmt: −$423
• Net cashflow: $1,277

Break-even live

Break-even rent $399

Max offer price $1

Occupancy floor 32%

Sensitivity live

Price	-10% $1,277	-5% $1,277	+0% $1,277	+5% $1,277	+10% $1,277
Rent	-10% $1,118	-5% $1,198	+0% $1,277	+5% $1,357	+10% $1,436
Rate	-1.0pp $1,277	-0.5pp $1,277	base $1,277	+0.5pp $1,277	+1.0pp $1,277

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: $0
• Closing costs: $0
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1284 Falene Pl Galloway, OH	3.0	2.0	1510	$2,355	$1.56	3d	1	0.08mi
1097 Leclerc Pl Galloway, OH	3.0	2.0	1850	$2,520	$1.36	6d	1	0.26mi
2791 Chopper Ln Columbus, OH	1.0–2.0	1.0–2.5	1004	$2,884	$2.87	3d	25	0.37mi
794 Wallinger Dr Galloway, OH	3.0	2.5	1428	$2,125	$1.49	25d	1	0.42mi
931 Muirwood Village Dr Columbus, OH	1.0–2.0	1.0	800	$1,399	$1.75	4d	11	0.48mi
5761 Ricardo Dr Galloway, OH	3.0	2.0	1102	$2,010	$1.82	45d	1	0.60mi
5816 Oreily Dr Galloway, OH	3.0	2.5	1248	$2,300	$1.84	14d	1	0.62mi
5580 Leigh Run Ct Columbus, OH	2.0	1.0	950	$1,244	$1.31	3d	3	0.64mi
6245 Jolliff St Galloway, OH	3.0	2.5	1806	$2,455	$1.36	17d	1	0.65mi
950 Brushfield Dr Galloway, OH	1.0–2.0	1.0–2.0	819	$1,231	$1.50	3d	10	0.67mi
815 Galloway Rd Galloway, OH	1.0–3.0	1.0–2.0	953	$1,512	$1.59	3d	1	0.68mi
6160 Hall Rd Galloway, OH	1.0–3.0	1.0–2.0	953	$1,512	$1.59	3d	1	0.72mi
5335 Cherry Bud Ct Columbus, OH	3.0	2.0	1456	$2,298	$1.58	45d	1	0.73mi
5500 Floral Cir S Columbus, OH	1.0–3.0	1.0–2.0	762	$1,152	$1.51	5d	22	0.83mi
560 Corral Gate Ct Galloway, OH	3.0	2.0	1658	$2,286	$1.38	23d	1	0.84mi
6203 Streaming Ave Galloway, OH	3.0	2.0	1159	$1,745	$1.51	14d	1	0.89mi
5445 Eaglecrest Dr Galloway, OH	1.0–2.0	1.0–2.0	800	$1,290	$1.61	16d	7	0.92mi
500 Dove Tree Dr Galloway, OH	1.0–2.0	1.0–1.5	804	$1,419	$1.76	3d	1	0.93mi
6370 Bellinger Dr Galloway, OH	3.0	2.5	1676	$2,400	$1.43	45d	1	0.93mi
1595 Georgesville Rd Columbus, OH	1.0–3.0	1.0–2.0	953	$1,575	$1.65	3d	1	0.96mi
550 Brandenbush Ln Columbus, OH	2.0	1.0	878	$1,060	$1.21	5d	7	0.96mi
6425 Bellmouth Rd Galloway, OH	3.0	2.5	1418	$2,130	$1.50	45d	1	1.11mi
6421 Bellmouth Rd Prairie Township, OH	3.0	2.5	1418	$2,150	$1.52	45d	1	1.11mi
6411 Bellmouth Rd Prairie Township, OH	3.0	2.5	1418	$2,100	$1.48	25d	1	1.12mi
859 Eliots Oak Rd Columbus, OH	3.0	1.0	1232	$1,950	$1.58	16d	1	1.12mi
5809-5811 Pepperwood Ct Unit 5809 Galloway, OH	2.0	1.0	910	$1,349	$1.48	21d	1	1.16mi
4800 Hall Rd Columbus, OH	1.0–3.0	1.0–2.0	880	$1,074	$1.22	4d	24	1.22mi
349 Cloverhill Dr Galloway, OH	3.0	2.0	1472	$2,510	$1.71	4d	1	1.24mi
5095 Maple Valley Dr Columbus, OH	3.0	2.5	1709	$2,300	$1.35	23d	1	1.40mi
5591 Rustling Way LN Galloway, OH	1.0–3.0	1.0–2.5	962	$1,427	$1.48	3d	8	1.43mi

HOA detail condo

• Monthly dues: $315 · $3,780/yr
• Likely covers: gas
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 6 events

1. 2026-04-30
   status Pending
2. 2026-04-22
   listed $1
3. 2026-04-22
   historical
4. 2011-08-16
   soldstatus $79,000
5. 2011-07-15
   soldstatus $79,000 199-char remark

   Show marketing remark (199 chars)

   Conveniently located accessible condo with vaulted great room with gas log fireplace, wide doorways and halls. 2nd floor loft/ bonus room with full bath. Full ready to finish poured wall lower level.

6. 2010-02-11
   listed $75,000 199-char remark

   Show marketing remark (199 chars)

   Conveniently located accessible condo with vaulted great room with gas log fireplace, wide doorways and halls. 2nd floor loft/ bonus room with full bath. Full ready to finish poured wall lower level.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,185
• − Mortgage interest: −$0
• − Property taxes: −$0
• − Insurance: −$0
• − Repairs & maintenance: −$1,935
• − Management: −$1,935
• − HOA: −$3,780
• − Depreciation: −$0
• Taxable income: $16,535
• Est. tax owed @ 24.0%: −$3,968
• After-tax cash flow: $11,357/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): 29,660
• Household income: $91,224
• Rent vs Own: 25.9% rent · 74.1% own
• Severe rent burden: 583.0

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 (71%)
• Race & ethnicity: White 71% Hispanic / Latino 11% Black 9% Two or more races 8% Asian 5%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Romanian 4% Subsaharan African 2% Slovak 2%
• Foreign-born: 12% · Canada, Vietnam, China
• Languages at home: 85% English-only · Spanish 7% Russian/Polish/Slavic 2% Other Asian/Pacific 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: ▼ -171.31%
• Current HPI: 256.3516
• Rent YoY: ▲ 4.33%
• 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

+5.3% since first listed

6 events — show timeline

• 2026-04-30 Pending — CBRMLS
• 2026-04-22 Listing Removed — CBRMLS
• 2026-04-22 Listed $1 CBRMLS
• 2011-08-16 Sold (Public Records) $79,000 Public Records
• 2011-07-15 Sold (MLS) $79,000 CBRMLS
• 2010-02-11 Listed $75,000 CBRMLS

Property tax history

-3.6%/yr

Latest (2024): $3,086 · +1.3% YoY. Source: county tax records.