5970 Sharon Woods Blvd #203 · Columbus, OH 43229

$98,500

2 bd · 2.0 ba · 924 sqft · Condo public records · 21 Days on market

Built 1993 $180/mo HOA · 14% of rent

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Why this score? — see what drove the C 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 +22.8/30.0
• 1% rule +8.1/10.0
• ARV discount +7.5/15.0
• DSCR +7.3/10.0
• Livability +4.0/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to Sharon Woods Senior Village - a 55yr and over community. Secure, elevator building with unit located on the 2nd floor. New HVAC in fall of 2021, newly painted, new carpet, vinyl and newer appliances. Washer and dryer convey with the sale. Lovely balcony off the living room for you to enjoy the summer sun. First floor storage unit is available for your use. Unit is unoccupied and ready for you to make it your home. Large community room to socialize and make new friends. Owner occupied only. No pets, no smoking. Sharon Woods is located near every convenience including 71 and 270. Agent is related to the seller.

Key facts

• Large community room
• Elevator
• $180 HOA

Tags

• SECURE BUILDING ENTRY
• ELEVATOR
• BALCONY OFF THE LIVING ROOM
• FIRST FLOOR STORAGE UNIT
• LARGE COMMUNITY ROOM

Property features AI

Finance

• HOA & community: Homeowners association with a $180 monthly fee; HOA covers lawn care, sewer, trash, water, and snow removal; Located in a 55+ community (Sharon Woods Senior Village II)

Exterior

• Parking: Common parking
• Utilities: Public water; Public sewer
• Home design: Condominium; One story; Built in 1993; Shares 2+ common walls
• Construction: Slab foundation
• Exterior features: Balcony

Interior

• Bedrooms: Two main-level bedrooms
• Flooring: Carpet; Vinyl
• Bathrooms: Two full bathrooms
• Heating & cooling: Central air conditioning; Forced-air heating
• Interior features: Insulated windows throughout; Living area of 924

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $98k.

Deal economics

• At list price, monthly cash flow is $171 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $98k).
• Recommended offer: $97k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.4% 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 (+3.3%/yr); 57 active listings in the ZIP; 37 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 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 $681 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 21 days — a 2% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y 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 $97,022 (1.5% below list)

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. 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.
6. 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.
7. 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: 1.31% ✓
• Cap rate: 8.37%
• Cash-on-cash: 7.43%
• DSCR: 1.33
• GRM: 6.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.29% rent growth · sell at horizon

5-year hold

• IRR: -4.4%
• Equity multiple: 0.83×
• Total profit: $-4,581
• Equity at exit: $14,687

10-year hold

• IRR: 5.8%
• Equity multiple: 1.44×
• Total profit: $12,083
• Equity at exit: $8,516

Cash invested: $27,580 (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 43229

• Rents YoY: 3.3%
• Active inventory: 57
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,293 high
• Mortgage (P&I): −$517
• Tax from tax record: −$113 /mo · $1,356/yr
• Insurance: −$41
• HOA: −$180
• Vacancy / Maint / Mgmt: −$272
• Net cashflow: $171

Break-even live

Break-even rent $1,077

Max offer price $98,500

Occupancy floor 82%

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: $24,625
• Closing costs: $2,955
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1881 Solera Dr Columbus, OH	1.0–2.0	1.0–1.5	1137	$1,475	$1.30	3d	9	0.06mi
5726 Beechcroft Rd Unit C Columbus, OH	2.0	1.0	1125	$1,300	$1.16	43d	1	0.42mi
5702 Beechcroft Rd Unit D Columbus, OH	2.0	1.0	810	$1,375	$1.70	23d	1	0.45mi
5811 Spring Run Dr Columbus, OH	1.0–2.0	1.0–2.0	847	$1,519	$1.79	1d	31	0.65mi
2380 Pinecrest Dr Columbus, OH	2.0	1.0	900	$1,220	$1.36	14d	2	0.83mi
2465 Ben Dougan Ln Columbus, OH	1.0	1.0	709	$1,000	$1.41	23d	2	0.92mi
1171 Sanborn Pl Apt C Columbus, OH	2.0	1.0	864	$899	$1.04	3d	1	0.92mi
5280 Tamarack Cir E Columbus, OH	3.0	1.0	775	$1,029	$1.33	43d	1	0.97mi
5787 Arborwood Ct Columbus, OH	2.0	1.0	810	$1,125	$1.39	43d	55	1.01mi
5626 Ironwood Ct Columbus, OH	2.0	1.0	1000	$1,295	$1.29	43d	1	1.11mi
5625 Ironwood Ct Unit B Columbus, OH	2.0	1.0	1000	$1,295	$1.29	43d	1	1.13mi
5596 Ironwood Ct Unit C Columbus, OH	2.0	1.5	1100	$1,195	$1.09	23d	1	1.13mi
5596 Ironwood Ct Unit B Columbus, OH	2.0	1.5	1100	$1,195	$1.09	43d	1	1.13mi
1833 Schrock Rd Columbus, OH	1.0–2.0	1.0	700	$1,175	$1.68	3d	5	1.14mi
5621 Ironwood Ct Unit B Columbus, OH	2.0	1.0	1000	$1,295	$1.29	43d	1	1.15mi
6797 Spring House Ln Columbus, OH	2.0	1.0	950	$1,124	$1.18	43d	1	1.15mi
5586 Ironwood Ct Unit A Columbus, OH	2.0	1.5	1100	$1,195	$1.09	43d	1	1.15mi
5586 Ironwood Ct Columbus, OH	2.0	1.0	1000	$1,295	$1.29	23d	1	1.15mi
5586 Ironwood Ct Columbus, OH	2.0	1.0	1000	$1,295	$1.29	2d	1	1.15mi
6785 Oakton Ln Columbus, OH	1.0–2.0	1.0–1.5	875	$1,462	$1.67	2d	6	1.16mi
5750 Roche Dr Columbus, OH	1.0–2.0	1.0	685	$999	$1.46	23d	1	1.20mi
1700 Bond Ave Columbus, OH	1.0	1.0	530	$1,089	$2.05	7d	3	1.24mi
6888 Garden Terrace Rd Columbus, OH	2.0	1.0	900	$1,100	$1.22	16d	1	1.26mi
5840 N Meadows Blvd Apt D Columbus, OH	2.0	1.0	810	$1,150	$1.42	23d	1	1.28mi
5840 N Meadows Blvd Apt D Columbus, OH	2.0	1.0	810	$1,150	$1.42	43d	1	1.28mi
6200 Busch Blvd Columbus, OH	1.0–2.0	1.0–2.5	1068	$1,695	$1.59	43d	3	1.30mi
3142 Vista View Blvd Columbus, OH	2.0	2.0	949	$1,275	$1.34	2d	1	1.31mi
5827 N Meadows Blvd Columbus, OH	1.0	1.0	530	$849	$1.60	7d	2	1.32mi
908 N Meadows Ct Unit K Columbus, OH	2.0	1.0	875	$1,150	$1.31	43d	1	1.34mi
908 N Meadows Ct Unit L Columbus, OH	2.0	1.0	875	$1,150	$1.31	21d	1	1.34mi
6175 Northgate Rd Columbus, OH	1.0	1.5	735	$900	$1.22	43d	1	1.35mi
905 N Meadows Ct Columbus, OH	2.0	1.0	1050	$1,200	$1.14	17d	1	1.35mi
5650 Knighthood Ln Columbus, OH	2.0	1.0–2.0	1250	$1,540	$1.23	2d	8	1.36mi
870 N Meadows Ct Unit F Columbus, OH	2.0	1.0	850	$945	$1.11	23d	1	1.39mi
873 N Meadows Ct Unit 2 Columbus, OH	2.0	1.0	810	$1,200	$1.48	3d	1	1.41mi
869 E Dublin Granville Rd Columbus, OH	1.0–2.0	1.0–1.5	850	$1,349	$1.59	3d	12	1.41mi
2608 Christine Blvd Columbus, OH	2.0	1.0	883	$1,195	$1.35	7d	1	1.43mi

HOA detail condo

• Monthly dues: $180 · $2,160/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-06-18
   days on market $98,500 Active 21 DOM
2. 2026-06-17
   days on market $98,500 Active 20 DOM
3. 2026-06-16
   days on market $98,500 Active 19 DOM
4. 2026-06-15
   days on market $98,500 Active 18 DOM
5. 2026-06-13
   days on market $98,500 Active 16 DOM
6. 2026-06-13
   days on market $98,500 Active 15 DOM
7. 2026-06-09
   pricedays on market $98,500 Active 12 DOM
8. 2026-06-08
   days on market $102,000 Active 11 DOM
9. 2026-06-07
   days on market $102,000 Active 10 DOM
10. 2026-06-05
    days on market $102,000 Active 7 DOM
11. 2026-06-03
    days on market $102,000 Active 6 DOM
12. 2026-06-02
    days on market $102,000 Active 5 DOM
13. 2026-06-01
    days on market $102,000 Active 4 DOM
14. 2026-05-31
    days on market $102,000 Active 3 DOM
15. 2026-05-28
    listed $102,000 Active
16. 2022-06-13
    soldstatus $98,000
17. 2022-06-10
    soldstatus $98,000 Closed 629-char remark

    Show marketing remark (629 chars)

    Welcome to Sharon Woods Senior Village - a 55yr and over community. Secure, elevator building with unit located on the 2nd floor. New HVAC in fall of 2021, newly painted, new carpet, vinyl and newer appliances. Washer and dryer convey with the sale. Lovely balcony off the living room for you to enjoy the summer sun. First floor storage unit is available for your use. Unit is unoccupied and ready for you to make it your home. Large community room to socialize and make new friends. Owner occupied only. No pets, no smoking. Sharon Woods is located near every convenience including 71 and 270. Agent is related to the seller.

18. 2022-05-09
    historical Contingent Finance and Inspection 629-char remark

    Show marketing remark (629 chars)

    Welcome to Sharon Woods Senior Village - a 55yr and over community. Secure, elevator building with unit located on the 2nd floor. New HVAC in fall of 2021, newly painted, new carpet, vinyl and newer appliances. Washer and dryer convey with the sale. Lovely balcony off the living room for you to enjoy the summer sun. First floor storage unit is available for your use. Unit is unoccupied and ready for you to make it your home. Large community room to socialize and make new friends. Owner occupied only. No pets, no smoking. Sharon Woods is located near every convenience including 71 and 270. Agent is related to the seller.

19. 2022-05-06
    listed $97,900 Active 629-char remark

    Show marketing remark (629 chars)

    Welcome to Sharon Woods Senior Village - a 55yr and over community. Secure, elevator building with unit located on the 2nd floor. New HVAC in fall of 2021, newly painted, new carpet, vinyl and newer appliances. Washer and dryer convey with the sale. Lovely balcony off the living room for you to enjoy the summer sun. First floor storage unit is available for your use. Unit is unoccupied and ready for you to make it your home. Large community room to socialize and make new friends. Owner occupied only. No pets, no smoking. Sharon Woods is located near every convenience including 71 and 270. Agent is related to the seller.

20. 2012-10-15
    soldstatus $285,000

ⓘ 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: $1,356 · $113/mo
• Projected year-2 tax: $1,446 · $121/mo
• Expected delta: +$90/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 3/10 Moderate 7 d/yr ≥100°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,514
• − Mortgage interest: −$5,518
• − Property taxes: −$1,356
• − Insurance: −$492
• − Repairs & maintenance: −$1,241
• − Management: −$1,241
• − HOA: −$2,160
• − Depreciation: −$2,865
• Taxable income: $641
• Est. tax owed @ 24.0%: −$154
• After-tax cash flow: $1,896/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): 55,020
• Household income: $57,561
• Rent vs Own: 58.1% rent · 41.9% own
• Severe rent burden: 2835.0

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 0.69)
• Race & ethnicity: Black 44% White 33% Two or more races 13% Hispanic / Latino 12% Asian 6%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 1% Hispanic 1% Estonian 1%
• Foreign-born: 27% · Canada, India, China
• Languages at home: 69% English-only · Spanish 10% Other Indo-European 5% French/Haitian/Cajun 3%

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: ▼ -236.52%
• Current HPI: 285.6606
• Rent YoY: ▲ 3.29%
• 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

-64.2% since first listed

6 events — show timeline

• 2026-05-28 Listed $102,000 CBRMLS
• 2022-06-13 Sold (Public Records) $98,000 Public Records
• 2022-06-10 Sold (MLS) $98,000 CBRMLS
• 2022-05-09 Contingent — CBRMLS
• 2022-05-06 Listed $97,900 CBRMLS
• 2012-10-15 Sold (Public Records) $285,000 Public Records

Property tax history

+4.6%/yr

Latest (2024): $1,356 · +1.3% YoY. Source: county tax records.