708 Cherry Hollow Rd Unit A · Columbus, OH 43228

$89,000

2 bd · 1.0 ba · 900 sqft · Condo public records · 42 Days on market

Built 1972 $99/sqft · 32% below area Est $130k · 32% under $195/mo HOA · 15% of rent

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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 +27.5/30.0
• ARV discount +15.0/15.0
• DSCR +9.7/10.0
• 1% rule +9.3/10.0
• Livability +4.0/5.0
• Schools +3.8/10.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

CASH OR INVESTORS UNITS CAN NOT BE FINANCED at this time. All offers will be reviewed. None of these units can be financed. Long time owner has lovingly maintained this condo. You can eat off of her floors. Golden Nugget opportunity to beat the landlord's rent! at this price! Rosati Windows. Bath remodel. New HVAC. New Flooring. All appls remain including washer/dryer. Fireplace has never been used by this owner. Has gas or wood option. This is one floor living at its best. Your own private balcony space. One car attached garage.

Key facts

• New hvac
• New flooring
• Bath remodel

Tags

• BATH REMODEL
• NEW HVAC
• NEW FLOORING
• PRIVATE BALCONY SPACE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $89k.

Deal economics

• At list price, monthly cash flow is $264 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $89k).
• Recommended offer: $86k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.9% 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.
• Market conditions: Rents soft (-0.6%/yr); 192 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $615 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.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($86k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $42k (32%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $60k; 49% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $86,330 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
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. 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.
8. 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.
9. 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: 1.43% ✓
• Cap rate: 9.85%
• Cash-on-cash: 12.71%
• DSCR: 1.57
• GRM: 5.8

CMA / ARV

• ARV (median comp): $130,107
• List price: $89,000
• Delta: -31.59%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -1.4%
• Equity multiple: 0.95×
• Total profit: $-1,254
• Equity at exit: $13,270

10-year hold

• IRR: 4.2%
• Equity multiple: 1.26×
• Total profit: $6,507
• Equity at exit: $7,695

Cash invested: $24,920 (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 43228

• Rents YoY: -0.6%
• Active inventory: 192
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,275 high
• Mortgage (P&I): −$467
• Tax from tax record: −$45 /mo · $536/yr
• Insurance: −$37
• HOA: −$195
• Vacancy / Maint / Mgmt: −$268
• Net cashflow: $264

Break-even live

Break-even rent $941

Max offer price $89,000

Occupancy floor 74%

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
550 Brandenbush Ln Columbus, OH	2.0	1.0	878	$1,060	$1.21	3d	7	0.44mi
4800 Hall Rd Columbus, OH	1.0–3.0	1.0–2.0	880	$1,074	$1.22	2d	24	0.58mi
1050 Plumrose Dr Columbus, OH	1.0	1.0	576	$1,005	$1.74	7d	3	0.60mi
5580 Leigh Run Ct Columbus, OH	2.0	1.0	950	$1,244	$1.31	2d	3	0.62mi
931 Muirwood Village Dr Columbus, OH	1.0–2.0	1.0	800	$1,399	$1.75	3d	11	0.66mi
4573 Westport Rd Unit 670-205 Columbus, OH	2.0	1.5	919	$1,471	$1.60	12d	1	0.72mi
4573 Westport Rd Unit 4507-107 Columbus, OH	3.0	1.5	1095	$1,417	$1.29	12d	1	0.72mi
4573 Westport Rd Unit 4567-101 Columbus, OH	3.0	1.5	1095	$1,701	$1.55	43d	1	0.72mi
4573 Westport Rd Unit 690-205 Columbus, OH	2.0	1.5	919	$1,471	$1.60	43d	1	0.72mi
4573 Westport Rd Unit 670-201 Columbus, OH	2.0	1.5	919	$1,226	$1.33	43d	1	0.72mi
4573 Westport Rd Unit 670-106 Columbus, OH	3.0	1.5	1095	$1,417	$1.29	43d	1	0.72mi
1112 Ashberry Village Dr Columbus, OH	2.0	1.0	850	$974	$1.15	1d	6	0.73mi
5500 Floral Cir S Columbus, OH	1.0–3.0	1.0–2.0	762	$1,152	$1.51	3d	22	0.75mi
5445 Eaglecrest Dr Galloway, OH	1.0–2.0	1.0–2.0	800	$1,290	$1.61	14d	7	0.75mi
4436 Westport Rd Columbus, OH	2.0	1.0	866	$1,004	$1.16	21d	7	0.81mi
2791 Chopper Ln Columbus, OH	1.0–2.0	1.0–2.5	1004	$2,884	$2.87	1d	25	0.85mi
4551 Durrow Dr Columbus, OH	1.0–2.0	1.0–2.5	970	$1,645	$1.70	3d	22	0.88mi
4707 Hilton Ave Columbus, OH	1.0	1.0	550	$850	$1.55	43d	1	0.93mi
5400 Lindbergh Blvd Columbus, OH	1.0–2.0	1.0	749	$1,120	$1.49	3d	8	0.93mi
4651 Hilton Ave Unit B Columbus, OH	2.0	1.0	900	$945	$1.05	43d	1	0.95mi
4688 Hilton Ave Unit B Columbus, OH	2.0	1.0	800	$1,025	$1.28	43d	1	0.97mi
5591 Rustling Way LN Galloway, OH	1.0–3.0	1.0–2.5	962	$1,427	$1.48	1d	8	1.07mi
626 Bantry Bay Ct Galloway, OH	1.0	1.0	610	$999	$1.64	23d	1	1.11mi
80 Tarryton Ct E Unit 80 Columbus, OH	2.0	1.5	992	$1,650	$1.66	43d	1	1.19mi
4696 Tarryton Ct S Columbus, OH	1.0–2.0	1.0	818	$949	$1.16	43d	2	1.21mi
4696 Tarryton Ct S Columbus, OH	2.0	1.0	852	$949	$1.11	23d	1	1.21mi
90 Old Village Rd Columbus, OH	3.0	1.0	1100	$995	$0.90	43d	1	1.23mi
500 Dove Tree Dr Galloway, OH	1.0–2.0	1.0–1.5	804	$1,419	$1.76	1d	1	1.25mi
1595 Georgesville Rd Columbus, OH	1.0–3.0	1.0–2.0	953	$1,575	$1.65	1d	1	1.31mi
5809-5811 Pepperwood Ct Unit 5809 Galloway, OH	2.0	1.0	910	$1,349	$1.48	20d	1	1.31mi
5605 W Broad St Columbus, OH	1.0–2.0	1.0–2.0	823	$1,465	$1.78	1d	30	1.32mi
4711 Bay Run Dr Columbus, OH	1.0–2.0	1.0	765	$1,175	$1.54	14d	6	1.41mi
815 Galloway Rd Galloway, OH	1.0–3.0	1.0–2.0	953	$1,512	$1.59	1d	1	1.47mi

HOA detail condo

• Monthly dues: $195 · $2,340/yr
• Likely covers: gas
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 10 events

1. 2026-05-14
   price $89,000 536-char remark

   Show marketing remark (536 chars)

   CASH OR INVESTORS UNITS CAN NOT BE FINANCED at this time. All offers will be reviewed. None of these units can be financed. Long time owner has lovingly maintained this condo. You can eat off of her floors. Golden Nugget opportunity to beat the landlord's rent! at this price! Rosati Windows. Bath remodel. New HVAC. New Flooring. All appls remain including washer/dryer. Fireplace has never been used by this owner. Has gas or wood option. This is one floor living at its best. Your own private balcony space. One car attached garage.

2. 2026-05-10
   price $100,000 536-char remark

   Show marketing remark (536 chars)

   CASH OR INVESTORS UNITS CAN NOT BE FINANCED at this time. All offers will be reviewed. None of these units can be financed. Long time owner has lovingly maintained this condo. You can eat off of her floors. Golden Nugget opportunity to beat the landlord's rent! at this price! Rosati Windows. Bath remodel. New HVAC. New Flooring. All appls remain including washer/dryer. Fireplace has never been used by this owner. Has gas or wood option. This is one floor living at its best. Your own private balcony space. One car attached garage.

3. 2026-05-09
   price $110,000 536-char remark

   Show marketing remark (536 chars)

   CASH OR INVESTORS UNITS CAN NOT BE FINANCED at this time. All offers will be reviewed. None of these units can be financed. Long time owner has lovingly maintained this condo. You can eat off of her floors. Golden Nugget opportunity to beat the landlord's rent! at this price! Rosati Windows. Bath remodel. New HVAC. New Flooring. All appls remain including washer/dryer. Fireplace has never been used by this owner. Has gas or wood option. This is one floor living at its best. Your own private balcony space. One car attached garage.

4. 2026-05-06
   status Active 536-char remark

   Show marketing remark (536 chars)

   CASH OR INVESTORS UNITS CAN NOT BE FINANCED at this time. All offers will be reviewed. None of these units can be financed. Long time owner has lovingly maintained this condo. You can eat off of her floors. Golden Nugget opportunity to beat the landlord's rent! at this price! Rosati Windows. Bath remodel. New HVAC. New Flooring. All appls remain including washer/dryer. Fireplace has never been used by this owner. Has gas or wood option. This is one floor living at its best. Your own private balcony space. One car attached garage.

5. 2026-04-27
   historical Contingent 536-char remark

   Show marketing remark (536 chars)

   CASH OR INVESTORS UNITS CAN NOT BE FINANCED at this time. All offers will be reviewed. None of these units can be financed. Long time owner has lovingly maintained this condo. You can eat off of her floors. Golden Nugget opportunity to beat the landlord's rent! at this price! Rosati Windows. Bath remodel. New HVAC. New Flooring. All appls remain including washer/dryer. Fireplace has never been used by this owner. Has gas or wood option. This is one floor living at its best. Your own private balcony space. One car attached garage.

6. 2026-04-17
   listed $131,500 Active 536-char remark

   Show marketing remark (536 chars)

   CASH OR INVESTORS UNITS CAN NOT BE FINANCED at this time. All offers will be reviewed. None of these units can be financed. Long time owner has lovingly maintained this condo. You can eat off of her floors. Golden Nugget opportunity to beat the landlord's rent! at this price! Rosati Windows. Bath remodel. New HVAC. New Flooring. All appls remain including washer/dryer. Fireplace has never been used by this owner. Has gas or wood option. This is one floor living at its best. Your own private balcony space. One car attached garage.

7. 2003-11-20
   soldstatus $59,900
8. 2000-09-26
   soldstatus $47,000
9. 1994-05-31
   soldstatus $22,600
10. 1979-01-01
    soldstatus $26,000

ⓘ 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: $536 · $45/mo
• Projected year-2 tax: $962 · $80/mo
• Expected delta: +$426/yr (+$36/mo · 79.5%)

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

Taxation est. · year 1

• Rental income: $15,302
• − Mortgage interest: −$4,985
• − Property taxes: −$536
• − Insurance: −$445
• − Repairs & maintenance: −$1,224
• − Management: −$1,224
• − HOA: −$2,340
• − Depreciation: −$2,589
• Taxable income: $1,958
• Est. tax owed @ 24.0%: −$470
• After-tax cash flow: $2,697/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): 59,077
• Household income: $61,713
• Rent vs Own: 55.8% rent · 44.2% own
• Severe rent burden: 3284.0

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 0.64)
• Race & ethnicity: White 54% Black 23% Hispanic / Latino 14% Two or more races 11% Asian 3%
• Hispanic origin (detail): Mexican 8% Dominican 1%
• Common ancestry: Slovak 2% Italian 1% Romanian 1%
• Foreign-born: 19% · Canada, Jamaica
• Languages at home: 74% English-only · Spanish 12% Other Indo-European 1% 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: ▼ -245.97%
• Current HPI: 234.1992
• Rent YoY: ▼ -0.63%
• 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

+242.3% since first listed

10 events — show timeline

• 2026-05-14 Price Changed $89,000 CBRMLS
• 2026-05-10 Price Changed $100,000 CBRMLS
• 2026-05-09 Price Changed $110,000 CBRMLS
• 2026-05-06 Relisted — CBRMLS
• 2026-04-27 Contingent — CBRMLS
• 2026-04-17 Listed $131,500 CBRMLS
• 2003-11-20 Sold (Public Records) $59,900 Public Records
• 2000-09-26 Sold (Public Records) $47,000 Public Records
• 1994-05-31 Sold (Public Records) $22,600 Public Records
• 1979-01-01 Sold (Public Records) $26,000 Public Records

Property tax history

-3.4%/yr

Latest (2024): $536 · -2.4% YoY. Source: county tax records.