5885 Beechcroft Rd #302 · Columbus, OH 43229

$109,000

2 bd · 1.0 ba · 924 sqft · Condo public records · 27 Days on market

Built 1990 $200/mo HOA · 15% of rent ↓ 28% since listing

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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 +20.5/30.0
• ARV discount +7.5/15.0
• 1% rule +7.0/10.0
• DSCR +6.5/10.0
• 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

3rd floor condo, 55+ Senior village. $2,000 appliance allowance.

Key facts

• Private balcony
• White cabinetry
• Ample storage

Tags

• UPDATED THIRD FLOOR CONDO
• SPACIOUS OPEN LIVING AREA
• PRIVATE BALCONY
• ABUNDANT NATURAL LIGHT
• WHITE CABINETRY
• AMPLE STORAGE

Property features AI

Finance

• Other: Taxes: $831 (2024)
• HOA & community: Homeowners association with a $200 monthly fee; Association covers lawn care, sewer, trash, water, and snow removal; Community provides sidewalks; Located in a 55+ community; Subdivision: Sharon Woods Senior Village

Exterior

• Utilities: Public water; Public sewer
• Home design: Condominium; One story; Built in 1990; Located in a building with 2+ common walls; Slab foundation
• Construction: Built in 1990; Slab foundation
• Exterior features: Balcony

Interior

• Bedrooms: Two main-level bedrooms
• Flooring: Vinyl
• Bathrooms: One full bathroom
• Heating & cooling: Electric heating; Central air; Wall unit(s) for cooling
• Interior features: 924 square feet of living area; Vinyl flooring

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $109k.

Deal economics

• At list price, monthly cash flow is $143 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $109k).
• Recommended offer: $107k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.9% 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.
• 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; 30 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 $754 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 27 days — a 2% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago; this cycle's ask has dropped $6k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $67k; list at $109k implies a 63% gain — meaningful room to come down on a strong offer.

Recommended offer $107,365 (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: 1.20% ✓
• Cap rate: 7.87%
• Cash-on-cash: 5.64%
• DSCR: 1.25
• GRM: 7.0

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: -7.1%
• Equity multiple: 0.74×
• Total profit: $-8,049
• Equity at exit: $16,252

10-year hold

• IRR: 3.0%
• Equity multiple: 1.22×
• Total profit: $6,734
• Equity at exit: $9,424

Cash invested: $30,520 (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: 7.0×

Monthly cashflow live

• Estimated rent: $1,303 high
• Mortgage (P&I): −$572
• Tax from tax record: −$69 /mo · $831/yr
• Insurance: −$45
• HOA: −$200
• Vacancy / Maint / Mgmt: −$274
• Net cashflow: $143

Break-even live

Break-even rent $1,122

Max offer price $109,000

Occupancy floor 84%

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: $27,250
• Closing costs: $3,270
• Reserves months: —
• Total cash needed: —

Rent comps 30 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	0.18mi
5726 Beechcroft Rd Unit C Columbus, OH	2.0	1.0	1125	$1,300	$1.16	44d	1	0.26mi
5702 Beechcroft Rd Unit D Columbus, OH	2.0	1.0	810	$1,375	$1.70	24d	1	0.29mi
5811 Spring Run Dr Columbus, OH	1.0–2.0	1.0–2.0	847	$1,519	$1.79	2d	31	0.44mi
2380 Pinecrest Dr Columbus, OH	2.0	1.0	900	$1,220	$1.36	15d	2	0.62mi
2465 Ben Dougan Ln Columbus, OH	1.0	1.0	709	$1,000	$1.41	24d	2	0.73mi
5280 Tamarack Cir E Columbus, OH	3.0	1.0	775	$1,029	$1.33	44d	1	0.87mi
3142 Vista View Blvd Columbus, OH	2.0	2.0	949	$1,275	$1.34	3d	1	1.10mi
1171 Sanborn Pl Apt C Columbus, OH	2.0	1.0	864	$899	$1.04	3d	1	1.13mi
5650 Knighthood Ln Columbus, OH	2.0	1.0–2.0	1250	$1,540	$1.23	3d	8	1.14mi
5787 Arborwood Ct Columbus, OH	2.0	1.0	810	$1,125	$1.39	44d	55	1.19mi
1833 Schrock Rd Columbus, OH	1.0–2.0	1.0	700	$1,175	$1.68	3d	5	1.20mi
6785 Oakton Ln Columbus, OH	1.0–2.0	1.0–1.5	875	$1,462	$1.67	2d	6	1.20mi
5626 Ironwood Ct Columbus, OH	2.0	1.0	1000	$1,295	$1.29	44d	1	1.26mi
5596 Ironwood Ct Unit B Columbus, OH	2.0	1.5	1100	$1,195	$1.09	44d	1	1.27mi
5596 Ironwood Ct Unit C Columbus, OH	2.0	1.5	1100	$1,195	$1.09	24d	1	1.27mi
6797 Spring House Ln Columbus, OH	2.0	1.0	950	$1,124	$1.18	44d	1	1.27mi
5625 Ironwood Ct Unit B Columbus, OH	2.0	1.0	1000	$1,295	$1.29	44d	1	1.28mi
5586 Ironwood Ct Columbus, OH	2.0	1.0	1000	$1,295	$1.29	24d	1	1.29mi
5586 Ironwood Ct Unit A Columbus, OH	2.0	1.5	1100	$1,195	$1.09	44d	1	1.29mi
5586 Ironwood Ct Columbus, OH	2.0	1.0	1000	$1,295	$1.29	3d	1	1.29mi
5621 Ironwood Ct Unit B Columbus, OH	2.0	1.0	1000	$1,295	$1.29	44d	1	1.29mi
2608 Christine Blvd Columbus, OH	2.0	1.0	883	$1,195	$1.35	8d	1	1.30mi
1700 Bond Ave Columbus, OH	1.0	1.0	530	$1,089	$2.05	8d	3	1.35mi
6888 Garden Terrace Rd Columbus, OH	2.0	1.0	900	$1,100	$1.22	16d	1	1.37mi
5750 Roche Dr Columbus, OH	1.0–2.0	1.0	685	$999	$1.46	24d	1	1.38mi
5615 Sierra Ridge Dr Columbus, OH	1.0–3.0	1.0–2.0	833	$1,342	$1.61	2d	40	1.39mi
5840 N Meadows Blvd Apt D Columbus, OH	2.0	1.0	810	$1,150	$1.42	24d	1	1.47mi
5840 N Meadows Blvd Apt D Columbus, OH	2.0	1.0	810	$1,150	$1.42	44d	1	1.47mi
2325 Marlborough Ct Columbus, OH	2.0	1.0–1.5	1000	$1,475	$1.48	3d	4	1.49mi

HOA detail condo

• Monthly dues: $200 · $2,400/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 21 events

1. 2026-06-18
   days on market $109,000 Active 27 DOM
2. 2026-06-17
   days on market $109,000 Active 26 DOM
3. 2026-06-16
   days on market $109,000 Active 25 DOM
4. 2026-06-15
   days on market $109,000 Active 24 DOM
5. 2026-06-13
   days on market $109,000 Active 22 DOM
6. 2026-06-13
   pricedays on market $109,000 Active 21 DOM
7. 2026-06-09
   days on market $115,500 Active 18 DOM
8. 2026-06-08
   days on market $115,500 Active 17 DOM
9. 2026-06-07
   days on market $115,500 Active 16 DOM
10. 2026-06-05
    days on market $115,500 Active 13 DOM
11. 2026-06-03
    days on market $115,500 Active 12 DOM
12. 2026-06-02
    remarks 699-char remark
13. 2026-06-02
    days on market $115,500 Active 11 DOM
14. 2026-06-01
    days on market $115,500 Active 10 DOM
15. 2026-05-31
    days on market $115,500 Active 9 DOM
16. 2026-05-22
    listed $115,500 Active
17. 2021-10-15
    soldstatus $67,000
18. 2021-10-08
    soldstatus $67,000 Closed 64-char remark

    Show marketing remark (64 chars)

    3rd floor condo, 55+ Senior village. $2,000 appliance allowance.

19. 2021-09-24
    status Pending 64-char remark

    Show marketing remark (64 chars)

    3rd floor condo, 55+ Senior village. $2,000 appliance allowance.

20. 2021-09-05
    listed $69,900 Active 64-char remark

    Show marketing remark (64 chars)

    3rd floor condo, 55+ Senior village. $2,000 appliance allowance.

21. 1997-01-17
    soldstatus $160,000

ⓘ 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: $831 · $69/mo
• Projected year-2 tax: $1,266 · $105/mo
• Expected delta: +$435/yr (+$36/mo · 52.3%)

ⓘ 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 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: $15,640
• − Mortgage interest: −$6,106
• − Property taxes: −$831
• − Insurance: −$545
• − Repairs & maintenance: −$1,251
• − Management: −$1,251
• − HOA: −$2,400
• − Depreciation: −$3,171
• Taxable income: $85
• Est. tax owed @ 24.0%: −$20
• After-tax cash flow: $1,700/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

-27.8% since first listed

6 events — show timeline

• 2026-05-22 Listed $115,500 CBRMLS
• 2021-10-15 Sold (Public Records) $67,000 Public Records
• 2021-10-08 Sold (MLS) $67,000 CBRMLS
• 2021-09-24 Pending — CBRMLS
• 2021-09-05 Listed $69,900 CBRMLS
• 1997-01-17 Sold (Public Records) $160,000 Public Records

Property tax history

+0.0%/yr

Latest (2024): $831 · -33.8% YoY. Source: county tax records.