447 S Hampton Rd · Columbus, OH 43213

$124,900

3 bd · 1.0 ba · 1,211 sqft · SingleFamily public records · 40 Days on market

Built 1954 8,276 sqft lot $103/sqft · 24% below area Est $165k · 24% under

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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 +18.9/30.0
• ARV discount +15.0/15.0
• DSCR +6.0/10.0
• 1% rule +5.4/10.0
• Livability +4.0/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this charming and timeless ranch home in the heart of the desirable Eastmoor subdivision, perfect to add to your investment portfolio! This classic 1950s home features over 1,200 square feet of living space, highlighted by original character, hardwood floors, and a cozy fireplace that serves as a warm focal point. The versatile floor plan offers well-appointed bedrooms and a bright kitchen that overlooks an expansive, deep backyard. A full basement provides excellent storage or the potential for a future recreation room. Outside, you will find a detached garage and a large, level lot--perfect for gardening or outdoor entertaining. Situated just minutes from the amenities of Main Street and local parks, this home offers the perfect balance of neighborhood charm and easy access to Downtown Columbus. A little renovating will go a long way for this fantastic home!

Key facts

• Bright kitchen
• Full basement
• Cozy fireplace

Tags

• HARDWOOD FLOORS
• COZY FIREPLACE
• BRIGHT KITCHEN
• EXPANSIVE DEEP BACKYARD
• FULL BASEMENT
• DETACHED GARAGE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $128 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $121k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.5% 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 (+2.3%/yr); 67 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $864 of loan paydown is wiped out by about $4k 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 40 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 28y 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 $39k; list at $125k implies a 220% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $121,153 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 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 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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: 1.04% ✓
• Cap rate: 7.52%
• Cash-on-cash: 4.39%
• DSCR: 1.20
• GRM: 8.0

CMA / ARV

• ARV (median comp): $165,060
• List price: $124,900
• Delta: -24.33%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
350 S Hampton Rd	0.15mi	3/1.0	1,256 (+4%)	3mo	$110,000	$88	84
430 S James Rd	0.18mi	3/1.0	1,303 (+8%)	2mo	$213,000	$163	77
269 S Weyant Ave	0.32mi	3/1.5	1,246 (+3%)	2mo	$142,000	$114	76
691 S Hampton Rd	0.36mi	2/1.0 (-1)	1,227 (+1%)	0mo	$155,000	$126	76
720 S Hampton Rd	0.40mi	3/2.0	1,233 (+2%)	1mo	$202,000	$164	74
624 Elizabeth Ave	0.27mi	2/1.0 (-1)	1,104 (-9%)	2mo	$83,210	$75	66
669 Brookside Dr	0.54mi	3/1.0	1,277 (+6%)	3mo	$297,500	$233	64
514 S Napoleon Ave	0.24mi	2/2.0 (-1)	1,096 (-10%)	3mo	$185,000	$169	62
646 S Weyant Ave	0.31mi	3/1.0	1,364 (+13%)	4mo	$105,000	$77	62
580 Enfield Rd	0.54mi	3/2.0	1,282 (+6%)	1mo	$295,000	$230	60
733 S Napoleon Ave	0.43mi	3/2.0	1,110 (-8%)	3mo	$210,000	$189	60
871 Ruby Ave	0.62mi	3/2.0	1,061 (-12%)	1mo	$143,000	$135	46

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 · 2.29% rent growth · sell at horizon

5-year hold

• IRR: -10.2%
• Equity multiple: 0.63×
• Total profit: $-12,981
• Equity at exit: $18,623

10-year hold

• IRR: -1.9%
• Equity multiple: 0.87×
• Total profit: $-4,387
• Equity at exit: $10,799

Cash invested: $34,972 (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 43213

• Rents YoY: 2.3%
• Active inventory: 67
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,303 high
• Mortgage (P&I): −$655
• Tax from tax record: −$195 /mo · $2,339/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$274
• Net cashflow: $128

Break-even live

Break-even rent $1,142

Max offer price $124,900

Occupancy floor 85%

Sensitivity live

Price	-10% $198	-5% $163	+0% $128	+5% $92	+10% $57
Rent	-10% $25	-5% $76	+0% $128	+5% $179	+10% $231
Rate	-1.0pp $191	-0.5pp $160	base $128	+0.5pp $95	+1.0pp $63

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
416 S Weyant Ave Columbus, OH	2.0	1.0	720	$1,149	$1.60	24d	1	0.15mi
525 S Everett Ave Columbus, OH	3.0	1.0	1137	$1,500	$1.32	15d	1	0.20mi
384-386 S Napoleon Ave Columbus, OH	3.0	1.5	1140	$1,350	$1.18	44d	1	0.24mi
429 Barnett Rd Unit A Columbus, OH	2.0	1.5	1312	$1,000	$0.76	44d	1	0.24mi
393 Barnett Rd Columbus, OH	2.0	1.5	840	$975	$1.16	24d	1	0.26mi
301 S Napoleon Ave Unit D Columbus, OH	2.0	1.0	860	$1,000	$1.16	24d	1	0.30mi
301 S Napoleon Ave Unit D Columbus, OH	2.0	1.0	860	$1,000	$1.16	44d	1	0.30mi
281 S Napoleon Ave Columbus, OH	2.0	1.0	850	$900	$1.06	8d	1	0.31mi
694-696 S Everett Ave Columbus, OH	2.0	1.0	896	$1,195	$1.33	44d	1	0.41mi
461 Eastmoor Blvd Columbus, OH	2.0	1.0	1100	$1,295	$1.18	18d	1	0.46mi
802 Ruby Ave Columbus, OH	3.0	2.0	1004	$1,875	$1.87	44d	1	0.54mi
3540 E Main St Columbus, OH	2.0	1.0	914	$1,074	$1.18	4d	5	0.56mi
51 Mayfair Blvd Columbus, OH	2.0	1.0	869	$1,232	$1.42	3d	6	0.56mi
662-664 Eastmoor Blvd Columbus, OH	2.0	1.0	1200	$1,100	$0.92	12d	1	0.58mi
662-664 Eastmoor Blvd Columbus, OH	2.0	1.0	1200	$1,100	$0.92	13d	1	0.58mi
849 Byron Ave Columbus, OH	3.0	1.5	936	$1,400	$1.50	8d	1	0.59mi
857 S Waverly St Columbus, OH	3.0	1.0	850	$1,250	$1.47	44d	1	0.60mi
26 S Hampton Rd Unit C Columbus, OH	3.0	2.0	1500	$1,600	$1.07	44d	1	0.61mi
26 S Hampton Rd Unit D Columbus, OH	2.0	2.0	1200	$1,200	$1.00	24d	1	0.61mi
892 Ruby Ave Columbus, OH	2.0	2.0	1100	$1,500	$1.36	44d	1	0.66mi
3287 E Mound St Columbus, OH	2.0	1.5	1100	$1,300	$1.18	22d	1	0.66mi
914 S Weyant Ave Columbus, OH	3.0	1.5	1089	$1,099	$1.01	18d	1	0.68mi
3438-3448 E Broad St Columbus, OH	2.0	1.0	975	$800	$0.82	44d	1	0.68mi
57-59 N Waverly St Columbus, OH	2.0	1.0	1000	$1,000	$1.00	22d	1	0.76mi
59 N Waverly St Columbus, OH	2.0	1.0	1000	$1,000	$1.00	20d	1	0.76mi
59 N Waverly St Columbus, OH	2.0	1.0	1000	$1,000	$1.00	8d	1	0.76mi
59 N Waverly St Columbus, OH	2.0	1.0	1000	$1,000	$1.00	22d	1	0.76mi
925 S Ashburton Rd Columbus, OH	3.0	1.0	963	$1,500	$1.56	24d	1	0.77mi
68 N Waverly St Columbus, OH	3.0	1.0	968	$1,350	$1.39	44d	1	0.77mi
2900 E Broad St Unit 2 Columbus, OH	2.0	2.0	1200	$1,750	$1.46	13d	1	0.92mi
406 Beechtree Rd Whitehall, OH	3.0	1.0	950	$1,300	$1.37	24d	1	0.92mi
1079 S James Rd Columbus, OH	2.0	1.0	768	$995	$1.30	44d	1	1.02mi
3855 E Mound St Columbus, OH	3.0	1.0	1476	$1,885	$1.28	44d	1	1.06mi
2990 Maryland Ave Columbus, OH	1.0–3.0	1.0	714	$1,365	$1.91	2d	29	1.12mi
3974 Andrus Ct E Unit 3982D Columbus, OH	2.0	1.5	950	$1,285	$1.35	24d	1	1.19mi
3974 Andrus Ct E Unit 3996C Columbus, OH	2.0	1.5	950	$1,185	$1.25	24d	1	1.19mi
3103 Clairpoint Ct Columbus, OH	2.0	1.0	1000	$1,060	$1.06	44d	1	1.19mi
3974 Andrus Ave Columbus, OH	2.0	1.5	950	$1,235	$1.30	24d	3	1.20mi
4163 Wright Park Columbus, OH	2.0	2.0	1008	$1,750	$1.74	44d	1	1.21mi
1256 Rand Ave Columbus, OH	2.0	1.0	967	$1,299	$1.34	44d	1	1.22mi

Listing history 24 events

1. 2026-06-02
   status $124,900 Pending 40 DOM
2. 2026-06-01
   days on market $124,900 Active 40 DOM
3. 2026-05-31
   days on market $124,900 Active 39 DOM
4. 2026-05-15
   status Active 883-char remark

   Show marketing remark (883 chars)

   Welcome to this charming and timeless ranch home in the heart of the desirable Eastmoor subdivision, perfect to add to your investment portfolio! This classic 1950s home features over 1,200 square feet of living space, highlighted by original character, hardwood floors, and a cozy fireplace that serves as a warm focal point. The versatile floor plan offers well-appointed bedrooms and a bright kitchen that overlooks an expansive, deep backyard. A full basement provides excellent storage or the potential for a future recreation room. Outside, you will find a detached garage and a large, level lot--perfect for gardening or outdoor entertaining. Situated just minutes from the amenities of Main Street and local parks, this home offers the perfect balance of neighborhood charm and easy access to Downtown Columbus. A little renovating will go a long way for this fantastic home!

5. 2026-04-29
   historical Contingent 883-char remark

   Show marketing remark (883 chars)

   Welcome to this charming and timeless ranch home in the heart of the desirable Eastmoor subdivision, perfect to add to your investment portfolio! This classic 1950s home features over 1,200 square feet of living space, highlighted by original character, hardwood floors, and a cozy fireplace that serves as a warm focal point. The versatile floor plan offers well-appointed bedrooms and a bright kitchen that overlooks an expansive, deep backyard. A full basement provides excellent storage or the potential for a future recreation room. Outside, you will find a detached garage and a large, level lot--perfect for gardening or outdoor entertaining. Situated just minutes from the amenities of Main Street and local parks, this home offers the perfect balance of neighborhood charm and easy access to Downtown Columbus. A little renovating will go a long way for this fantastic home!

6. 2026-04-22
   listed $124,900 Active 883-char remark

   Show marketing remark (883 chars)

   Welcome to this charming and timeless ranch home in the heart of the desirable Eastmoor subdivision, perfect to add to your investment portfolio! This classic 1950s home features over 1,200 square feet of living space, highlighted by original character, hardwood floors, and a cozy fireplace that serves as a warm focal point. The versatile floor plan offers well-appointed bedrooms and a bright kitchen that overlooks an expansive, deep backyard. A full basement provides excellent storage or the potential for a future recreation room. Outside, you will find a detached garage and a large, level lot--perfect for gardening or outdoor entertaining. Situated just minutes from the amenities of Main Street and local parks, this home offers the perfect balance of neighborhood charm and easy access to Downtown Columbus. A little renovating will go a long way for this fantastic home!

7. 2017-12-27
   soldstatus $39,000 Closed 107-char remark

   Show marketing remark (107 chars)

   Great investment! 3 bedrooms, 1 full bath, 2 car attached garage and walking distance to elementary school!

8. 2017-12-21
   status Pending 107-char remark

   Show marketing remark (107 chars)

   Great investment! 3 bedrooms, 1 full bath, 2 car attached garage and walking distance to elementary school!

9. 2017-12-19
   listed $44,900 Active 107-char remark

   Show marketing remark (107 chars)

   Great investment! 3 bedrooms, 1 full bath, 2 car attached garage and walking distance to elementary school!

10. 2011-01-20
    soldstatus $23,000
11. 2010-12-21
    historical
12. 2010-11-15
    listed $25,000
13. 2002-07-18
    soldstatus $77,500
14. 2002-07-15
    soldstatus $77,500
15. 2002-07-10
    historical
16. 2002-05-20
    listed $84,900
17. 2001-10-01
    historical
18. 2001-08-22
    listed $84,900
19. 1998-09-30
    soldstatus $70,000
20. 1998-09-28
    soldstatus $70,000
21. 1998-08-23
    historical
22. 1998-07-29
    listed $69,000
23. 1991-12-03
    soldstatus $49,900
24. 1991-06-12
    soldstatus $25,400

ⓘ 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: $2,339 · $195/mo
• Projected year-2 tax: $2,339 · $195/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥99°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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,641
• − Mortgage interest: −$6,996
• − Property taxes: −$2,339
• − Insurance: −$624
• − Repairs & maintenance: −$1,251
• − Management: −$1,251
• − Depreciation: −$3,633
• Taxable loss: −$454
• Est. tax savings @ 24.0%: +$109
• After-tax cash flow: $1,643/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): 36,273
• Household income: $54,704
• Rent vs Own: 59.4% rent · 40.6% own
• Severe rent burden: 2583.0

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 0.66)
• Race & ethnicity: Black 45% White 36% Hispanic / Latino 10% Two or more races 9% Asian 3%
• Hispanic origin (detail): Mexican 4% Puerto Rican 2%
• Common ancestry: Romanian 2% Slovak 1% Lithuanian 1%
• Foreign-born: 15% · Canada, China
• Languages at home: 79% English-only · Spanish 8% Other Indo-European 1% French/Haitian/Cajun 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: ▼ -243.35%
• Current HPI: 198.5072
• Rent YoY: ▲ 2.29%
• 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

+391.7% since first listed

21 events — show timeline

• 2026-05-15 Relisted — CBRMLS
• 2026-04-29 Contingent — CBRMLS
• 2026-04-22 Listed $124,900 CBRMLS
• 2017-12-27 Sold (MLS) $39,000 CBRMLS
• 2017-12-21 Pending — CBRMLS
• 2017-12-19 Listed $44,900 CBRMLS
• 2011-01-20 Sold (MLS) $23,000 CBRMLS
• 2010-12-21 Listing Removed — CBRMLS
• 2010-11-15 Listed $25,000 CBRMLS
• 2002-07-18 Sold (Public Records) $77,500 Public Records
• 2002-07-15 Sold (MLS) $77,500 CBRMLS
• 2002-07-10 Listing Removed — CBRMLS
• 2002-05-20 Listed $84,900 CBRMLS
• 2001-10-01 Listing Removed — CBRMLS
• 2001-08-22 Listed $84,900 CBRMLS
• 1998-09-30 Sold (Public Records) $70,000 Public Records
• 1998-09-28 Sold (MLS) $70,000 CBRMLS
• 1998-08-23 Listing Removed — CBRMLS
• 1998-07-29 Listed $69,000 CBRMLS
• 1991-12-03 Sold (Public Records) $49,900 Public Records
• 1991-06-12 Sold (Public Records) $25,400 Public Records

Property tax history

+3.9%/yr

Latest (2024): $2,339 · +1.3% YoY. Source: county tax records.