5636 Revere Dr · Hilliard, OH 43026

$189,900

3 bd · 2.0 ba · 1,361 sqft · SingleFamily public records · 9 Days on market

Built 1959 7,405 sqft lot $140/sqft · 35% below area Est $290k · 35% 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 +16.2/30.0
• ARV discount +15.0/15.0
• 1% rule +5.7/10.0
• Schools +5.3/10.0
• DSCR +5.0/10.0
• Livability +4.4/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Seller is in receipt of multiple offers. Please submit highest and best offers by noon Monday 5/18. Leave offers open through noon 5/19. Welcome to 5636 Revere Dr. Offering 3 bedrooms, 2 full baths 1,361 sq. ft. , large living room and tons of potential. Home needs work but is priced accordingly. Hilliard schools! Being sold as-is.

Key facts

• 7,405 sq ft lot
• Built 1959
• Listed 9 days

Property features AI

Finance

• Financial info: Short sale

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer
• Home design: Single family residence; One story; Built in 1959; No common walls
• Construction: Block foundation
• Exterior features: Shed on the property

Interior

• Bedrooms: 3 bedrooms on the main level
• Bathrooms: 2 full bathrooms
• Interior features: Crawl space basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $100 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $190k).
• Cap rate 6.9% vs local median 1.8% in Hilliard — 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 87/100 on livability (#34 in OH, #331 nationally) — a professional / high-income tenant draw. Strengths: schools A+, crime A+, employment A+; Watch: commute F.
• Hilliard City (suburban): math 57% / reading 62% proficiency, ranked #246 of 656 in OH (top 38%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 20% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising (+1.2%/yr); 253 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 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 $1k of loan paydown is wiped out by about $6k 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

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; built in 1959 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $189,900

Questions for the listing agent

1. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.07% ✓
• Cap rate: 6.93%
• Cash-on-cash: 2.26%
• DSCR: 1.10
• GRM: 7.8

CMA / ARV

• ARV (median comp): $289,973
• List price: $189,900
• Delta: -34.51%
• 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
3767 Bradford Dr	0.20mi	3/1.0	1,325 (-3%)	2mo	$289,900	$219	81
3811 Bradford Dr	0.14mi	3/1.0	1,517 (+12%)	10mo	$307,500	$203	62
5258 Scioto Darby Rd	0.65mi	3/2.0	1,302 (-4%)	2mo	$279,900	$215	61
5176 Drivemere Rd	0.69mi	3/1.0	1,386 (+2%)	10mo	$300,000	$216	52
5176 Longview Dr	0.71mi	3/1.5	1,279 (-6%)	3mo	$292,500	$229	52
4359 Packard Dr	0.74mi	3/1.0	1,344 (-1%)	11mo	$300,000	$223	50
5311 Dexter Ave	0.62mi	4/1.5 (+1)	1,416 (+4%)	11mo	$295,000	$208	48
4211 Winterringer St	0.52mi	3/1.0	1,210 (-11%)	8mo	$292,750	$242	47
4339 Winterringer St	0.68mi	3/1.5	1,536 (+13%)	0mo	$221,100	$144	45
5281 North St	0.57mi	4/1.5 (+1)	1,536 (+13%)	4mo	$395,000	$257	42
4334 Winterringer St	0.68mi	4/2.0 (+1)	1,536 (+13%)	8mo	$324,900	$212	36
5220 Conklin Dr	0.73mi	3/2.0	1,158 (-15%)	8mo	$287,000	$248	35

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 · 1.25% rent growth · sell at horizon

5-year hold

• IRR: -14.9%
• Equity multiple: 0.48×
• Total profit: $-27,758
• Equity at exit: $28,315

10-year hold

• IRR: -9.8%
• Equity multiple: 0.45×
• Total profit: $-29,285
• Equity at exit: $16,419

Cash invested: $53,172 (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 43026

• Rents YoY: 1.2%
• Active inventory: 253
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $2,034 high
• Mortgage (P&I): −$996
• Tax from tax record: −$431 /mo · $5,176/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$427
• Net cashflow: $100

Break-even live

Break-even rent $1,907

Max offer price $189,900

Occupancy floor 90%

Sensitivity live

Price	-10% $208	-5% $154	+0% $100	+5% $46	+10% $-7
Rent	-10% $-60	-5% $20	+0% $100	+5% $181	+10% $261
Rate	-1.0pp $196	-0.5pp $149	base $100	+0.5pp $51	+1.0pp $1

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1745 Sledge Dr Hilliard, OH	1.0–2.0	1.0–2.5	983	$2,052	$2.09	2d	12	0.13mi
4003 Darby Park Rd Hilliard, OH	3.0	3.0	1574	$2,373	$1.51	44d	1	0.39mi
5260 Franklin St Hilliard, OH	1.0–2.0	1.0–2.0	792	$1,735	$2.19	2d	11	0.56mi
5215 Wyandot Pl Hilliard, OH	3.0	1.0	988	$1,850	$1.87	44d	1	0.67mi
5230 Wyandot Pl Hilliard, OH	3.0	1.0	1290	$2,150	$1.67	24d	1	0.67mi
3415 Durban St Hilliard, OH	1.0–3.0	1.0–2.5	1115	$2,169	$1.95	2d	25	0.76mi
4170 Green Clover Dr Hilliard, OH	2.0	2.0	1170	$1,945	$1.66	2d	21	1.03mi
4663 Crystal Ball Dr Hilliard, OH	1.0–2.0	1.0–2.5	1180	$1,889	$1.60	5d	9	1.29mi
4831-4837 Jeannette Rd Unit 4833 Hilliard, OH	2.0	1.5	1050	$1,475	$1.40	24d	1	1.33mi
4884 Leybourne Dr Hilliard, OH	3.0	1.5	1685	$2,414	$1.43	44d	1	1.39mi

Listing history 1 events

1. 2026-05-11
   listed $189,900 Active 337-char remark

ⓘ 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: $5,176 · $431/mo
• Projected year-2 tax: $5,176 · $431/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 3/10 Moderate 7 d/yr ≥100°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,403
• − Mortgage interest: −$10,637
• − Property taxes: −$5,176
• − Insurance: −$950
• − Repairs & maintenance: −$1,952
• − Management: −$1,952
• − Depreciation: −$5,524
• Taxable loss: −$1,789
• Est. tax savings @ 24.0%: +$429
• After-tax cash flow: $1,632/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: Hilliard City
• NCES district ID: 3904701
• Math proficiency: 57% ▼ -14.00%
• Reading proficiency: 62% ▼ -6.00%
• Median HH income: $77,944
• Composite: 53.32/100
• National rank: #1479
• State rank: #246 of 656 in OH

Livability — Hilliard

• Score: 87/100
• State rank: #34
• US rank: #331

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hilliard, OH
• County: Franklin County · 1,351,780 people
• City population: 65,238
• Metro: Columbus, OH
• Population (ZIP): 65,238
• Household income: $111,440
• Rent vs Own: 31.7% rent · 68.3% own
• Severe rent burden: 1356.0

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: Predominantly White (76%)
• Race & ethnicity: White 76% Two or more races 7% Asian 6% Black 6% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Romanian 4% Italian 2% Lithuanian 2%
• Foreign-born: 11% · Canada, China
• Languages at home: 85% English-only · Spanish 4% Other Indo-European 3% Arabic 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: ▼ -277.31%
• Current HPI: 268.491
• Rent YoY: ▲ 1.25%
• 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

2 events — show timeline

• 2026-05-20 Pending — CBRMLS
• 2026-05-11 Listed $189,900 CBRMLS

Property tax history

+8.1%/yr

Latest (2024): $5,176 · +3.2% YoY. Source: county tax records.