1326 Woodbrook Ln #234 · Columbus, OH 43223

$102,000

2 bd · 1.5 ba · 1,024 sqft · Condo public records · 26 Days on market

Built 1969 $100/sqft · at area comps Est $107k · at est. $194/mo HOA · 16% 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 +19.1/30.0
• ARV discount +9.6/15.0
• 1% rule +7.2/10.0
• DSCR +6.0/10.0
• Livability +4.0/5.0
• Rent growth +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Don't miss this beautifully updated 2-bedroom, 1.5-bath end-unit condo in the desirable Woodbrook Village community. With fresh paint, brand new carpet throughout, and a new sliding glass door installed in 2025, this move-in ready home offers a clean, modern feel from the moment you step inside. The open-concept layout provides a comfortable flow between living spaces, perfect for relaxing or entertaining. A spacious living room leads directly to a private rear patio, creating a great indoor-outdoor extension of the home. The kitchen offers ample cabinet storage and functionality, while the dining area is enhanced by a custom wood accent wall that adds warmth and character. Upstairs, you'll find two generously sized bedrooms with ample closet space, along with nicely updated bathrooms. If you've been searching for a well-maintained, move-in ready home in a great location, this one is not to be missed. Welcome home.

Key facts

• Private rear patio
• Open-concept layout
• $194 HOA

Tags

• UPDATED END-UNIT CONDO
• PRIVATE REAR PATIO
• CUSTOM WOOD ACCENT WALL
• AMPLE CABINET STORAGE
• OPEN-CONCEPT LAYOUT

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $102k.

Deal economics

• At list price, monthly cash flow is $108 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $102k).
• Recommended offer: $100k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.6% 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 fast (+4.6%/yr); 144 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; 8,139 units permitted in Franklin County in 2024 (5,940 in 5+ unit buildings).
• This rent runs 32% of the median local income ($47k/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 $705 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 26 days — a 2% lower offer ($100k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 7y 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 $73k; 40% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $100,470 (1.5% below list)

Questions for the listing agent

1. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.22% ✓
• Cap rate: 7.56%
• Cash-on-cash: 4.52%
• DSCR: 1.20
• GRM: 6.8

CMA / ARV

• ARV (median comp): $106,902
• List price: $102,000
• Delta: -4.59%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 4.61% rent growth · sell at horizon

5-year hold

• IRR: -7.0%
• Equity multiple: 0.74×
• Total profit: $-7,503
• Equity at exit: $15,209

10-year hold

• IRR: 5.0%
• Equity multiple: 1.40×
• Total profit: $11,492
• Equity at exit: $8,819

Cash invested: $28,560 (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 43223

• Rents YoY: 4.6%
• Active inventory: 144
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,246 high
• Mortgage (P&I): −$535
• Tax from tax record: −$106 /mo · $1,269/yr
• Insurance: −$42
• HOA: −$194
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $108

Break-even live

Break-even rent $1,110

Max offer price $102,000

Occupancy floor 86%

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: $25,500
• Closing costs: $3,060
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1231 Woodbrook Ct Columbus, OH	1.0	1.0	718	$925	$1.29	17d	1	0.13mi
2210 October Ridge Dr Unit 2232 Columbus, OH	2.0	1.5	950	$1,200	$1.26	3d	1	0.34mi
2210 October Ridge Dr Unit 2224 Columbus, OH	2.0	1.5	950	$1,200	$1.26	23d	1	0.34mi
947 E Forest Creek Dr Columbus, OH	2.0	1.5	950	$1,200	$1.26	43d	2	0.55mi
945 Hodges Dr Columbus, OH	3.0	1.0	1078	$1,640	$1.52	23d	1	0.64mi
2167 W Mound St Unit C Columbus, OH	2.0	1.0	825	$900	$1.09	43d	1	0.82mi
2173 W Mound St Unit A Columbus, OH	2.0	1.0	825	$900	$1.09	43d	1	0.83mi
1028 S Harris Ave Columbus, OH	3.0	1.0	900	$1,500	$1.67	43d	1	0.84mi
839-841 S Ogden Ave Columbus, OH	2.0	1.0	727	$1,000	$1.38	2d	1	0.85mi
791-793 Butler Ave Unit 791 Columbus, OH	3.0	1.0	1000	$1,395	$1.40	3d	1	0.87mi
2157 W Mound St Unit C Columbus, OH	2.0	1.0	825	$900	$1.09	43d	1	0.88mi
695 S Eureka Ave Columbus, OH	3.0	1.0	1344	$1,425	$1.06	21d	1	0.92mi
664 S Wheatland Ave Unit 1 Columbus, OH	1.0	1.0	700	$895	$1.28	12d	1	0.95mi
661-663 S Burgess Ave Columbus, OH	3.0	1.0	1100	$1,028	$0.93	43d	1	1.02mi
2887 Creith Ct Grove City, OH	3.0	2.0	1201	$2,023	$1.68	43d	1	1.07mi
3152 Winding Creek Dr Unit 3152 Columbus, OH	2.0	1.0	964	$1,295	$1.34	43d	1	1.09mi
1928-1930 Vaughn St Unit 1928 Columbus, OH	2.0	1.0	919	$957	$1.04	43d	1	1.10mi
793 Wiltshire Rd Columbus, OH	2.0	1.0	900	$1,450	$1.61	43d	1	1.10mi
616-618 S Ogden Ave Columbus, OH	3.0	1.0	1100	$1,125	$1.02	43d	1	1.10mi
548 S Wayne Ave Columbus, OH	3.0	1.0	1008	$1,225	$1.22	20d	1	1.12mi
2956 Crocker Run Rd Grove City, OH	3.0	1.5	1200	$2,000	$1.67	43d	1	1.13mi
1045 Binns Blvd Unit A Columbus, OH	2.0	1.0	731	$905	$1.24	23d	1	1.15mi
521-523 S Wayne Ave Columbus, OH	3.0	1.0	1092	$1,195	$1.09	3d	1	1.16mi
608 Racine Ave #610 Columbus, OH	3.0	1.0	1168	$1,195	$1.02	43d	1	1.16mi
530 S Terrace Ave Columbus, OH	2.0	1.0	896	$900	$1.00	23d	1	1.17mi
2203 Clarendon Ln Unit 2203 Columbus, OH	2.0	1.0	835	$1,000	$1.20	12d	1	1.17mi
2545-2547 Sullivant Ave Columbus, OH	3.0	1.0	1064	$1,100	$1.03	10d	1	1.19mi
2709-2711 Sullivant Ave Unit 2709 Columbus, OH	3.0	2.0	1344	$1,380	$1.03	3d	1	1.23mi
2709-2711 Sullivant Ave Columbus, OH	3.0	2.0	1344	$1,380	$1.03	3d	1	1.23mi
1433 Tall Meadows Dr Columbus, OH	3.0	1.5	1428	$1,995	$1.40	12d	1	1.23mi
2205 Sullivant Ave Columbus, OH	3.0	1.0	1275	$1,200	$0.94	43d	1	1.27mi
1475 Stimmel Rd Columbus, OH	1.0–4.0	1.0	868	$1,205	$1.39	16d	1	1.28mi
475 S Ogden Ave Columbus, OH	2.0	1.0	888	$1,100	$1.24	23d	1	1.30mi
2174 Sullivant Ave Columbus, OH	1.0	1.0	800	$775	$0.97	43d	1	1.31mi
1773 W Mound St Unit 1803 Columbus, OH	1.0	1.0	700	$925	$1.32	43d	1	1.31mi
1773 W Mound St Unit 1799 Columbus, OH	1.0	1.0	700	$900	$1.29	43d	1	1.31mi
2290 Turquoise Dr Grove City, OH	3.0	1.0	1232	$2,225	$1.81	16d	1	1.35mi
543 Woodbury Ave Unit NA Columbus, OH	3.0	1.0	1308	$1,645	$1.26	14d	1	1.36mi
427 S Ogden Ave Unit 427 Columbus, OH	2.0	1.0	980	$1,350	$1.38	7d	1	1.37mi
375 S Burgess Ave Columbus, OH	2.0	1.0	732	$950	$1.30	3d	1	1.42mi

HOA detail condo

• Monthly dues: $194 · $2,328/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 15 events

1. 2026-05-04
   status Pending 928-char remark

   Show marketing remark (928 chars)

   Don't miss this beautifully updated 2-bedroom, 1.5-bath end-unit condo in the desirable Woodbrook Village community. With fresh paint, brand new carpet throughout, and a new sliding glass door installed in 2025, this move-in ready home offers a clean, modern feel from the moment you step inside. The open-concept layout provides a comfortable flow between living spaces, perfect for relaxing or entertaining. A spacious living room leads directly to a private rear patio, creating a great indoor-outdoor extension of the home. The kitchen offers ample cabinet storage and functionality, while the dining area is enhanced by a custom wood accent wall that adds warmth and character. Upstairs, you'll find two generously sized bedrooms with ample closet space, along with nicely updated bathrooms. If you've been searching for a well-maintained, move-in ready home in a great location, this one is not to be missed. Welcome home.

2. 2026-04-28
   price $102,000 928-char remark

   Show marketing remark (928 chars)

   Don't miss this beautifully updated 2-bedroom, 1.5-bath end-unit condo in the desirable Woodbrook Village community. With fresh paint, brand new carpet throughout, and a new sliding glass door installed in 2025, this move-in ready home offers a clean, modern feel from the moment you step inside. The open-concept layout provides a comfortable flow between living spaces, perfect for relaxing or entertaining. A spacious living room leads directly to a private rear patio, creating a great indoor-outdoor extension of the home. The kitchen offers ample cabinet storage and functionality, while the dining area is enhanced by a custom wood accent wall that adds warmth and character. Upstairs, you'll find two generously sized bedrooms with ample closet space, along with nicely updated bathrooms. If you've been searching for a well-maintained, move-in ready home in a great location, this one is not to be missed. Welcome home.

3. 2026-04-13
   listed $105,000 Active 928-char remark

   Show marketing remark (928 chars)

   Don't miss this beautifully updated 2-bedroom, 1.5-bath end-unit condo in the desirable Woodbrook Village community. With fresh paint, brand new carpet throughout, and a new sliding glass door installed in 2025, this move-in ready home offers a clean, modern feel from the moment you step inside. The open-concept layout provides a comfortable flow between living spaces, perfect for relaxing or entertaining. A spacious living room leads directly to a private rear patio, creating a great indoor-outdoor extension of the home. The kitchen offers ample cabinet storage and functionality, while the dining area is enhanced by a custom wood accent wall that adds warmth and character. Upstairs, you'll find two generously sized bedrooms with ample closet space, along with nicely updated bathrooms. If you've been searching for a well-maintained, move-in ready home in a great location, this one is not to be missed. Welcome home.

4. 2020-12-02
   soldstatus $72,800
5. 2020-11-16
   soldstatus $72,790 Closed 800-char remark

   Show marketing remark (800 chars)

   Delightful end unit condominium in the Woodbrook Village community. This 2 BR 1-1/2 Ba home is move in ready. The desirable open floor plan allows for a nice flow that you will appreciate so much as you tour. The spacious living room leads out to an equally large private rear patio to create a huge indoor / outdoor combined space! Light & bright kitchen w ample cabinetry. Beautiful , stylish custom wood dining wall. Upstairs you will find two generous BRs w great closets. Updated baths. Gorgeous wood floors. Sizable storage shed. Valuable awning creates covered exterior living space. Take a swim in the pool or relax in your clubhouse. Walk to the park. If you have been waiting for the right one, this is IT. Close to every amenity you need! You will love living here. .. Welcome Home

6. 2020-10-16
   historical Contingent Finance and Inspection 800-char remark

   Show marketing remark (800 chars)

   Delightful end unit condominium in the Woodbrook Village community. This 2 BR 1-1/2 Ba home is move in ready. The desirable open floor plan allows for a nice flow that you will appreciate so much as you tour. The spacious living room leads out to an equally large private rear patio to create a huge indoor / outdoor combined space! Light & bright kitchen w ample cabinetry. Beautiful , stylish custom wood dining wall. Upstairs you will find two generous BRs w great closets. Updated baths. Gorgeous wood floors. Sizable storage shed. Valuable awning creates covered exterior living space. Take a swim in the pool or relax in your clubhouse. Walk to the park. If you have been waiting for the right one, this is IT. Close to every amenity you need! You will love living here. .. Welcome Home

7. 2020-10-16
   status Active 800-char remark

   Show marketing remark (800 chars)

   Delightful end unit condominium in the Woodbrook Village community. This 2 BR 1-1/2 Ba home is move in ready. The desirable open floor plan allows for a nice flow that you will appreciate so much as you tour. The spacious living room leads out to an equally large private rear patio to create a huge indoor / outdoor combined space! Light & bright kitchen w ample cabinetry. Beautiful , stylish custom wood dining wall. Upstairs you will find two generous BRs w great closets. Updated baths. Gorgeous wood floors. Sizable storage shed. Valuable awning creates covered exterior living space. Take a swim in the pool or relax in your clubhouse. Walk to the park. If you have been waiting for the right one, this is IT. Close to every amenity you need! You will love living here. .. Welcome Home

8. 2020-09-30
   historical Contingent Finance and Inspection 800-char remark

   Show marketing remark (800 chars)

   Delightful end unit condominium in the Woodbrook Village community. This 2 BR 1-1/2 Ba home is move in ready. The desirable open floor plan allows for a nice flow that you will appreciate so much as you tour. The spacious living room leads out to an equally large private rear patio to create a huge indoor / outdoor combined space! Light & bright kitchen w ample cabinetry. Beautiful , stylish custom wood dining wall. Upstairs you will find two generous BRs w great closets. Updated baths. Gorgeous wood floors. Sizable storage shed. Valuable awning creates covered exterior living space. Take a swim in the pool or relax in your clubhouse. Walk to the park. If you have been waiting for the right one, this is IT. Close to every amenity you need! You will love living here. .. Welcome Home

9. 2020-09-26
   listed $72,790 Active 800-char remark

   Show marketing remark (800 chars)

   Delightful end unit condominium in the Woodbrook Village community. This 2 BR 1-1/2 Ba home is move in ready. The desirable open floor plan allows for a nice flow that you will appreciate so much as you tour. The spacious living room leads out to an equally large private rear patio to create a huge indoor / outdoor combined space! Light & bright kitchen w ample cabinetry. Beautiful , stylish custom wood dining wall. Upstairs you will find two generous BRs w great closets. Updated baths. Gorgeous wood floors. Sizable storage shed. Valuable awning creates covered exterior living space. Take a swim in the pool or relax in your clubhouse. Walk to the park. If you have been waiting for the right one, this is IT. Close to every amenity you need! You will love living here. .. Welcome Home

10. 2019-10-30
    soldstatus $42,000
11. 2019-09-23
    soldstatus $42,000 Closed
12. 2019-08-29
    status Pending
13. 2019-08-26
    listed $42,000 Active
14. 2016-05-17
    soldstatus $40,000
15. 1997-05-14
    soldstatus $41,000

ⓘ 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: $1,269 · $106/mo
• Projected year-2 tax: $1,430 · $119/mo
• Expected delta: +$161/yr (+$13/mo · 12.7%)

ⓘ 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 4/10 Moderate 7 d/yr ≥102°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: $14,958
• − Mortgage interest: −$5,714
• − Property taxes: −$1,269
• − Insurance: −$510
• − Repairs & maintenance: −$1,197
• − Management: −$1,197
• − HOA: −$2,328
• − Depreciation: −$2,967
• Taxable loss: −$224
• Est. tax savings @ 24.0%: +$54
• After-tax cash flow: $1,344/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): 28,187
• Household income: $46,911
• Rent vs Own: 55.7% rent · 44.3% own
• Severe rent burden: 1689.0

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 0.55)
• Race & ethnicity: White 63% Black 22% Two or more races 8% Hispanic / Latino 8%
• Hispanic origin (detail): Mexican 4% Puerto Rican 3%
• Common ancestry: Romanian 4% Italian 1% Slovak 1%
• Foreign-born: 5% · Canada
• Languages at home: 91% English-only · Spanish 5%

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: ▼ -135.33%
• Current HPI: 211.6742
• Rent YoY: ▲ 4.61%
• 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

+148.8% since first listed

15 events — show timeline

• 2026-05-04 Pending — CBRMLS
• 2026-04-28 Price Changed $102,000 CBRMLS
• 2026-04-13 Listed $105,000 CBRMLS
• 2020-12-02 Sold (Public Records) $72,800 Public Records
• 2020-11-16 Sold (MLS) $72,790 CBRMLS
• 2020-10-16 Contingent — CBRMLS
• 2020-10-16 Relisted — CBRMLS
• 2020-09-30 Contingent — CBRMLS
• 2020-09-26 Listed $72,790 CBRMLS
• 2019-10-30 Sold (Public Records) $42,000 Public Records
• 2019-09-23 Sold (MLS) $42,000 CBRMLS
• 2019-08-29 Pending — CBRMLS
• 2019-08-26 Listed $42,000 CBRMLS
• 2016-05-17 Sold (Public Records) $40,000 Public Records
• 1997-05-14 Sold (Public Records) $41,000 Public Records

Property tax history

+8.0%/yr

Latest (2024): $1,269 · +1.3% YoY. Source: county tax records.