52 Estates Ln · Reynoldsburg, OH 43068

$59,900

3 bd · 2.0 ba · 1,024 sqft · SingleFamily · 104 Days on market

Built 1988 Good condition $58/sqft · 6% above area Est $56k · 6% over $690/mo HOA · 35% of rent ↓ 19% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +4.8/15.0
• Livability +4.0/5.0
• Condition / age +3.8/5.0
• Schools +3.6/10.0
• Rent growth +3.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautifully updated 3-bedroom, 2-bath home located in Reynoldsburg Estates. This move-in-ready property features newer flooring throughout, metal roof in 2023 and a freshly painted interior with an open-concept layout that feels bright and inviting. Enjoy a yard with plenty of landscaping that will really pop in the spring, adding great curb appeal. The home also includes a convenient storage shed, covered porch and a spacious parking area with room for up to three cars. Perfect for comfortable everyday living with modern updates!

Key facts

• Metal roof
• Landscaping
• Storage shed

Tags

• UPDATED HOME
• METAL ROOF
• FRESHLY PAINTED INTERIOR
• OPEN-CONCEPT LAYOUT
• LANDSCAPING
• STORAGE SHED

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $60k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $438 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $60k).
• Recommended offer: $55k (9.0% below list) — sets the bar for market timing.
• Cap rate 15.1% vs local median 4.4% in Reynoldsburg — 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 80/100 on livability (#124 in OH, #1,816 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+; Watch: crime F, amenities F.
• Reynoldsburg City (suburban): math 32% / reading 50% proficiency, ranked #519 of 656 in OH (top 79%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+2.0%/yr); 178 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); 8,139 units permitted in Franklin County in 2024 (5,940 in 5+ unit buildings).
• This rent runs 33% of the median local income ($70k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $414 of loan paydown is wiped out by about $2k 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 + 2.0% rent growth), your $17k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 104 days — a 9% lower offer ($55k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 35% of rent.

Recommended offer $54,509 (9.0% below list)

Questions for the listing agent

1. It's been on market 104 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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 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: 3.26% ✓
• Cap rate: 15.08%
• Cash-on-cash: 31.37%
• DSCR: 2.40
• GRM: 2.6

CMA / ARV

• ARV (median comp): $56,477
• List price: $59,900
• Delta: 6.06%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
144 Cambridge Ct	0.10mi	3/2.0	1,044 (+2%)	5mo	$75,000	$72	88
53 Estates Ln	0.01mi	2/2.0 (-1)	1,056 (+3%)	4mo	$53,000	$50	86
214 Estates Ln #214	0.13mi	3/2.0	1,080 (+6%)	2mo	$60,000	$56	83
226 Norman Ln	0.10mi	2/1.0 (-1)	980 (-4%)	4mo	$27,000	$28	76
167 Lawrence Ln	0.19mi	2/1.0 (-1)	1,086 (+6%)	1mo	$70,000	$64	71
1 Estates Ln	0.06mi	2/1.0 (-1)	910 (-11%)	3mo	$14,500	$16	67
250 Estates Ln	0.08mi	2/1.0 (-1)	910 (-11%)	4mo	$26,500	$29	65
7620 Burkey Dr	0.51mi	3/2.0	1,073 (+5%)	5mo	$241,000	$225	64
145 Cambridge Ct	0.13mi	2/1.0 (-1)	1,138 (+11%)	4mo	$8,000	$7	63
7399 Wollam Ave	0.73mi	3/1.0	1,025 (+0%)	1mo	$204,900	$200	61
982 Hillridge Rd	0.71mi	3/1.0	984 (-4%)	0mo	$225,000	$229	56
956 Hillridge Rd	0.72mi	3/1.0	984 (-4%)	1mo	$147,000	$149	55

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 · 2.02% rent growth · sell at horizon

5-year hold

• IRR: 24.7%
• Equity multiple: 2.00×
• Total profit: $16,764
• Equity at exit: $8,931

10-year hold

• IRR: 31.6%
• Equity multiple: 3.67×
• Total profit: $44,725
• Equity at exit: $5,179

Cash invested: $16,772 (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 43068

• Rents YoY: 2.0%
• Active inventory: 178
• Price-to-rent: 2.6×

Monthly cashflow live

• Estimated rent: $1,952 high
• Mortgage (P&I): −$314
• Tax est. 1.5%: −$75 /mo · $898/yr
• Insurance: −$25
• HOA: −$690
• Vacancy / Maint / Mgmt: −$410
• Net cashflow: $438

Break-even live

Break-even rent $1,397

Max offer price $59,900

Occupancy floor 73%

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1000 Oak St Reynoldsburg, OH	2.0–3.0	2.5	1362	$2,395	$1.76	1d	8	0.26mi
7670 N Oakbrook Dr Reynoldsburg, OH	1.0–3.0	1.0–2.5	923	$1,879	$2.04	2d	6	0.40mi
8237 Goldsmith Dr Reynoldsburg, OH	2.0	1.5	1040	$1,475	$1.42	43d	1	0.57mi
7378 E Main St Reynoldsburg, OH	3.0	1.5	1062	$1,595	$1.50	12d	1	0.66mi
1713 Blacklick Creek Dr Reynoldsburg, OH	2.0	2.0	1481	$2,456	$1.66	1d	3	0.88mi
1929 Opal St Reynoldsburg, OH	2.0–3.0	2.5	1646	$2,266	$1.38	1d	18	0.94mi
1929 Opal St Reynoldsburg, OH	2.0–3.0	2.5	1646	$2,395	$1.45	43d	13	0.94mi
1802 Kelly's Path Reynoldsburg, OH	2.0	2.0	1140	$1,910	$1.67	1d	5	1.07mi
2067 Creekview Ct Reynoldsburg, OH	1.0–2.0	1.0–1.5	975	$1,419	$1.46	2d	18	1.10mi
1902 SAWGRASS Dr Franklin, IN	3.0	2.0	1306	$2,050	$1.57	1d	1	1.17mi
1366 Briarcliff Rd Reynoldsburg, OH	1.0–2.0	1.0	667	$1,185	$1.78	1d	11	1.20mi
6870 E Livingston Ave Reynoldsburg, OH	2.0–3.0	1.5	1180	$1,500	$1.27	7d	7	1.44mi
6801 Bordeaux Ct Reynoldsburg, OH	2.0	2.0	1049	$1,600	$1.53	3d	7	1.46mi

HOA detail

• Monthly dues: $690 · $8,280/yr
• Likely covers: landscaping

Listing history 22 events

1. 2026-06-18
   days on market $59,900 Active 104 DOM
2. 2026-06-17
   remarks 555-char remark
3. 2026-06-17
   days on market $59,900 Active 103 DOM
4. 2026-06-16
   days on market $59,900 Active 102 DOM
5. 2026-06-15
   days on market $59,900 Active 101 DOM
6. 2026-06-13
   pricedays on market $59,900 Active 99 DOM
7. 2026-06-13
   days on market $63,900 Active 98 DOM
8. 2026-06-09
   days on market $63,900 Active 95 DOM
9. 2026-06-08
   days on market $63,900 Active 94 DOM
10. 2026-06-07
    days on market $63,900 Active 93 DOM
11. 2026-06-05
    days on market $63,900 Active 90 DOM
12. 2026-06-03
    days on market $63,900 Active 89 DOM
13. 2026-06-02
    days on market $63,900 Active 88 DOM
14. 2026-06-01
    days on market $63,900 Active 87 DOM
15. 2026-05-31
    days on market $63,900 Active 86 DOM
16. 2026-05-08
    price $64,500 536-char remark

    Show marketing remark (536 chars)

    Beautifully updated 3-bedroom, 2-bath home located in Reynoldsburg Estates. This move-in-ready property features newer flooring throughout, metal roof in 2023 and a freshly painted interior with an open-concept layout that feels bright and inviting. Enjoy a yard with plenty of landscaping that will really pop in the spring, adding great curb appeal. The home also includes a convenient storage shed, covered porch and a spacious parking area with room for up to three cars. Perfect for comfortable everyday living with modern updates!

17. 2026-05-08
    status Active 536-char remark

    Show marketing remark (536 chars)

    Beautifully updated 3-bedroom, 2-bath home located in Reynoldsburg Estates. This move-in-ready property features newer flooring throughout, metal roof in 2023 and a freshly painted interior with an open-concept layout that feels bright and inviting. Enjoy a yard with plenty of landscaping that will really pop in the spring, adding great curb appeal. The home also includes a convenient storage shed, covered porch and a spacious parking area with room for up to three cars. Perfect for comfortable everyday living with modern updates!

18. 2026-05-01
    historical Contingent 536-char remark

    Show marketing remark (536 chars)

    Beautifully updated 3-bedroom, 2-bath home located in Reynoldsburg Estates. This move-in-ready property features newer flooring throughout, metal roof in 2023 and a freshly painted interior with an open-concept layout that feels bright and inviting. Enjoy a yard with plenty of landscaping that will really pop in the spring, adding great curb appeal. The home also includes a convenient storage shed, covered porch and a spacious parking area with room for up to three cars. Perfect for comfortable everyday living with modern updates!

19. 2026-04-06
    price $67,000 536-char remark

    Show marketing remark (536 chars)

    Beautifully updated 3-bedroom, 2-bath home located in Reynoldsburg Estates. This move-in-ready property features newer flooring throughout, metal roof in 2023 and a freshly painted interior with an open-concept layout that feels bright and inviting. Enjoy a yard with plenty of landscaping that will really pop in the spring, adding great curb appeal. The home also includes a convenient storage shed, covered porch and a spacious parking area with room for up to three cars. Perfect for comfortable everyday living with modern updates!

20. 2026-03-27
    price $70,000 536-char remark

    Show marketing remark (536 chars)

    Beautifully updated 3-bedroom, 2-bath home located in Reynoldsburg Estates. This move-in-ready property features newer flooring throughout, metal roof in 2023 and a freshly painted interior with an open-concept layout that feels bright and inviting. Enjoy a yard with plenty of landscaping that will really pop in the spring, adding great curb appeal. The home also includes a convenient storage shed, covered porch and a spacious parking area with room for up to three cars. Perfect for comfortable everyday living with modern updates!

21. 2026-03-13
    price $74,900 536-char remark

    Show marketing remark (536 chars)

    Beautifully updated 3-bedroom, 2-bath home located in Reynoldsburg Estates. This move-in-ready property features newer flooring throughout, metal roof in 2023 and a freshly painted interior with an open-concept layout that feels bright and inviting. Enjoy a yard with plenty of landscaping that will really pop in the spring, adding great curb appeal. The home also includes a convenient storage shed, covered porch and a spacious parking area with room for up to three cars. Perfect for comfortable everyday living with modern updates!

22. 2026-03-06
    listed $79,900 Active 536-char remark

    Show marketing remark (536 chars)

    Beautifully updated 3-bedroom, 2-bath home located in Reynoldsburg Estates. This move-in-ready property features newer flooring throughout, metal roof in 2023 and a freshly painted interior with an open-concept layout that feels bright and inviting. Enjoy a yard with plenty of landscaping that will really pop in the spring, adding great curb appeal. The home also includes a convenient storage shed, covered porch and a spacious parking area with room for up to three cars. Perfect for comfortable everyday living with modern updates!

ⓘ 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 3/10 Moderate 7 d/yr ≥98°F today · 17 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: $23,429
• − Mortgage interest: −$3,355
• − Property taxes: −$898
• − Insurance: −$300
• − Repairs & maintenance: −$1,874
• − Management: −$1,874
• − HOA: −$8,280
• − Depreciation: −$1,743
• Taxable income: $5,104
• Est. tax owed @ 24.0%: −$1,225
• After-tax cash flow: $4,036/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.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab

This move-in-ready home in Reynoldsburg Estates features updated kitchen, metal roof, and freshly painted interior, with a good curb appeal and landscaping.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value
• Both Replace carpet — Improves comfort and aesthetics

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Replace carpet — Improves comfort and aesthetics ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Reynoldsburg City
• NCES district ID: 3904700
• Math proficiency: 32% ▼ -23.00%
• Reading proficiency: 50% ▼ -10.00%
• Median HH income: $58,857
• Composite: 36.1/100
• National rank: #4757
• State rank: #519 of 656 in OH

Livability — Reynoldsburg

• Score: 80/100
• State rank: #124
• US rank: #1816

Category grades

Amenities F Commute A+ Cost of living A+ Crime F Employment B- Housing A+ Health & safety C User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Reynoldsburg, OH
• County: Franklin County · 1,351,780 people
• City population: 60,148
• Metro: Columbus, OH
• Population (ZIP): 60,148
• Household income: $70,477
• Rent vs Own: 42.4% rent · 57.6% own
• Severe rent burden: 2189.0

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 0.68)
• Race & ethnicity: White 46% Black 31% Asian 9% Two or more races 8% Hispanic / Latino 7%
• Hispanic origin (detail): Mexican 3% Dominican 2%
• Common ancestry: Lithuanian 2% Italian 2% Slovak 1%
• Foreign-born: 15% · Canada, India
• Languages at home: 81% English-only · Other Indo-European 7% Spanish 5% French/Haitian/Cajun 2%

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: ▼ -222.50%
• Current HPI: 233.8839
• Rent YoY: ▲ 2.02%
• 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

-19.3% since first listed

7 events — show timeline

• 2026-05-08 Price Changed $64,500 CBRMLS
• 2026-05-08 Relisted — CBRMLS
• 2026-05-01 Contingent — CBRMLS
• 2026-04-06 Price Changed $67,000 CBRMLS
• 2026-03-27 Price Changed $70,000 CBRMLS
• 2026-03-13 Price Changed $74,900 CBRMLS
• 2026-03-06 Listed $79,900 CBRMLS