4849 Carbondale Dr · Columbus, OH 43232

$210,000

3 bd · 1.0 ba · 1,336 sqft · SingleFamily public records · 19 Days on market

Built 1963 8,712 sqft lot $157/sqft · 8% below area Est $229k · 8% under

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Why this score? — see what drove the D 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 +12.6/30.0
• ARV discount +11.2/15.0
• Livability +4.0/5.0
• DSCR +3.8/10.0
• 1% rule +3.5/10.0
• 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

3 BR split level home with attached garage plus covered carport. Large 1/4 acre lot. Huge family room. Newer windows, roof and hot water tank. Great price. .. cheaper than rent! Some no or low down payment options available.

Key facts

• 8,712 sq ft lot
• Garage
• Built 1963

Property features AI

Finance

• Financial info: $2,899 annual taxes (2024)

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Three levels; Built in 1963; No common walls
• Construction: Block foundation; Built in 1963
• Exterior features: Block foundation; Lot approximately 0.2 acre

Interior

• Bathrooms: 1 full bathroom
• Interior features: Basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $-27 ($-325/yr) — negative.
• To cash-flow at today's rent, offer at most $205k (2.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $178k (15.4% below list).
• Recommended offer: $178k (15.4% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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.
• Zoned schools: Indianola Informal K-8 School (math 43% / reading 58%, grade D+, #896 of 1,584 statewide, top 57%, 684 students, 0% FRL); Arts Impact Middle School (Aims) (math 17% / reading 25%, grade F, #608 of 654 statewide, top 93%, 532 students, 0% FRL); Columbus Alternative High School (math 27% / reading 74%, grade D+, #380 of 781 statewide, top 49%, 758 students, 0% FRL) — zoned schools average 0% FRL vs 72% district-wide (72 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 41% at this address vs 20% district-wide (+20 pts) — the actual schools serving this property are materially stronger than the Columbus City School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+2.4%/yr); 94 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 8,139 units permitted in Franklin County in 2024 (5,940 in 5+ unit buildings).
• This rent runs 41% of the median local income ($51k/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 $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

• It's been on market 19 days — a 2% lower offer ($207k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 18y 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 $175k; 20% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $177,635 (15.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1963 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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 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: 0.85% ✗
• Cap rate: 6.14%
• Cash-on-cash: -0.55%
• DSCR: 0.98
• GRM: 9.9

CMA / ARV

• ARV (median comp): $229,035
• List price: $210,000
• Delta: -8.31%
• 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
2446 Daily Rd	0.19mi	3/1.5	1,336 (0%)	1mo	$257,000	$192	88
2615 Carbondale Pl	0.12mi	3/2.0	1,336 (0%)	4mo	$192,900	$144	87
5115 Jameson Dr	0.44mi	3/1.5	1,336 (0%)	1mo	$228,000	$171	76
4915 Kresge Dr	0.12mi	3/2.5	1,248 (-7%)	1mo	$240,000	$192	76
2908 Renfro Rd	0.48mi	3/1.5	1,352 (+1%)	2mo	$247,000	$183	72
5114 Carbondale Dr	0.40mi	3/1.5	1,410 (+6%)	0mo	$165,000	$117	70
2627 Hubbell Rd	0.49mi	3/2.0	1,410 (+6%)	2mo	$240,000	$170	63
2742 Denmark Rd	0.53mi	4/1.5 (+1)	1,428 (+7%)	1mo	$275,000	$193	56
5144 Botsford Dr	0.52mi	4/2.0 (+1)	1,410 (+6%)	2mo	$270,000	$191	56
5123 Jameson Dr	0.44mi	4/1.5 (+1)	1,476 (+10%)	3mo	$237,900	$161	52
2608 Hubbell Rd	0.52mi	4/2.0 (+1)	1,459 (+9%)	3mo	$247,000	$169	48
5278 Glenbriar Ct	0.68mi	4/2.0 (+1)	1,403 (+5%)	4mo	$272,500	$194	48

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 · 2.36% rent growth · sell at horizon

5-year hold

• IRR: -17.9%
• Equity multiple: 0.37×
• Total profit: $-36,874
• Equity at exit: $31,312

10-year hold

• IRR: -11.3%
• Equity multiple: 0.34×
• Total profit: $-38,876
• Equity at exit: $18,157

Cash invested: $58,800 (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 43232

• Rents YoY: 2.4%
• Active inventory: 94
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,776 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$242 /mo · $2,899/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$373
• Net cashflow: $-27

Break-even live

Break-even rent $1,811

Max offer price $205,222

Occupancy floor 97%

Sensitivity live

Price	-10% $92	-5% $32	+0% $-27	+5% $-86	+10% $-146
Rent	-10% $-167	-5% $-97	+0% $-27	+5% $43	+10% $113
Rate	-1.0pp $79	-0.5pp $26	base $-27	+0.5pp $-81	+1.0pp $-137

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2564 Maybury Rd Columbus, OH	4.0	1.5	1185	$1,900	$1.60	5d	1	0.45mi
2564 Maybury Rd Columbus, OH	4.0	1.5	1185	$1,900	$1.60	18d	1	0.45mi
2258 Majestic Dr W Columbus, OH	3.0	1.0	1396	$1,885	$1.35	45d	1	0.47mi
2705 Denmark Rd Columbus, OH	4.0	2.0	1504	$2,199	$1.46	25d	1	0.52mi
5240 Carbondale Dr Columbus, OH	3.0	1.5	1239	$2,000	$1.61	45d	1	0.56mi
2710 Moundcrest St Columbus, OH	3.0	1.0	1316	$1,885	$1.43	45d	1	0.79mi
5293 Tuxworth Dr Columbus, OH	3.0	1.0	1164	$1,935	$1.66	45d	1	0.80mi
2859 Falcon Bridge Dr Columbus, OH	3.0	1.5	1350	$1,900	$1.41	21d	1	0.80mi
2038 Noe Bixby Rd Columbus, OH	2.0	1.0	1000	$1,365	$1.36	4d	1	0.83mi
5125 Cedar Dr Columbus, OH	1.0–2.0	1.0	772	$1,110	$1.44	9d	4	0.85mi
3003 Falcon Bridge Dr Columbus, OH	3.0	1.5	1350	$1,801	$1.33	45d	1	0.88mi
3290 Beagle Blvd Columbus, OH	4.0	2.5	1787	$2,300	$1.29	3d	1	1.14mi
1843 Fleming Rd Unit 1 Columbus, OH	3.0	1.5	1000	$1,595	$1.59	25d	1	1.18mi
2680 Silver Oak Dr Columbus, OH	1.0–2.0	1.0–2.0	965	$1,549	$1.60	3d	21	1.24mi
5623-5625 Chatford Dr Columbus, OH	2.0	1.5	1010	$1,085	$1.07	19d	1	1.24mi
5623-5625 Chatford Dr Unit 5623 Columbus, OH	2.0	1.5	1010	$1,085	$1.07	19d	1	1.24mi
1660 Huxley Dr Columbus, OH	3.0	1.0	1248	$1,695	$1.36	9d	1	1.27mi
1699 Lonsdale Rd Unit 1707 Columbus, OH	2.0	1.0	1038	$995	$0.96	25d	1	1.44mi
5399 Inlet Dr Unit 1 Columbus, OH	4.0	1.0	1350	$1,850	$1.37	45d	1	1.46mi
4728 E Livingston Ave Columbus, OH	4.0	2.0	1638	$1,935	$1.18	45d	1	1.48mi
5106 Harbor Blvd Columbus, OH	3.0	1.0	936	$1,600	$1.71	16d	1	1.48mi
5400 Cove Ave Columbus, OH	4.0	1.0	912	$1,450	$1.59	45d	1	1.49mi

Listing history 14 events

1. 2026-05-16
   status Pending 342-char remark
2. 2026-04-27
   listed $210,000 Active 342-char remark
3. 2023-12-16
   soldstatus $175,000 Closed
4. 2023-12-15
   soldstatus $175,000
5. 2023-11-14
   status Pending
6. 2023-11-09
   price $180,000
7. 2023-10-31
   price $190,000
8. 2023-10-14
   listed $200,000 Active
9. 2016-05-23
   soldstatus $76,000
10. 2016-05-13
    soldstatus $76,000 Closed

    Show marketing remark (224 chars)

    3 BR split level home with attached garage plus covered carport. Large 1/4 acre lot. Huge family room. Newer windows, roof and hot water tank. Great price. .. cheaper than rent! Some no or low down payment options available.

11. 2016-04-05
    historical Contingent Finance and Inspection

    Show marketing remark (224 chars)

    3 BR split level home with attached garage plus covered carport. Large 1/4 acre lot. Huge family room. Newer windows, roof and hot water tank. Great price. .. cheaper than rent! Some no or low down payment options available.

12. 2016-03-01
    listed $79,900 Active

    Show marketing remark (224 chars)

    3 BR split level home with attached garage plus covered carport. Large 1/4 acre lot. Huge family room. Newer windows, roof and hot water tank. Great price. .. cheaper than rent! Some no or low down payment options available.

13. 2008-07-29
    historical
14. 2008-06-09
    listed $99,900

ⓘ 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: $2,899 · $242/mo
• Projected year-2 tax: $3,088 · $257/mo
• Expected delta: +$188/yr (+$16/mo · 6.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 69% 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,316
• − Mortgage interest: −$11,763
• − Property taxes: −$2,899
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,705
• − Management: −$1,705
• − Depreciation: −$6,109
• Taxable loss: −$3,916
• Est. tax savings @ 24.0%: +$940
• After-tax cash flow: $615/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): 47,364
• Household income: $51,417
• Rent vs Own: 60.6% rent · 39.4% own
• Severe rent burden: 2584.0

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 0.58)
• Race & ethnicity: Black 58% White 26% Hispanic / Latino 8% Two or more races 7% Asian 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 1% Dominican 1%
• Common ancestry: Swiss 1% Slovak 1% Italian 1%
• Foreign-born: 13% · Canada, China
• Languages at home: 86% English-only · Spanish 6% 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: ▼ -203.49%
• Current HPI: 249.3708
• Rent YoY: ▲ 2.36%
• 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

+110.2% since first listed

14 events — show timeline

• 2026-05-16 Pending — CBRMLS
• 2026-04-27 Listed $210,000 CBRMLS
• 2023-12-16 Sold (MLS) $175,000 CBRMLS
• 2023-12-15 Sold (Public Records) $175,000 Public Records
• 2023-11-14 Pending — CBRMLS
• 2023-11-09 Price Changed $180,000 CBRMLS
• 2023-10-31 Price Changed $190,000 CBRMLS
• 2023-10-14 Listed $200,000 CBRMLS
• 2016-05-23 Sold (Public Records) $76,000 Public Records
• 2016-05-13 Sold (MLS) $76,000 CBRMLS
• 2016-04-05 Contingent — CBRMLS
• 2016-03-01 Listed $79,900 CBRMLS
• 2008-07-29 Listing Removed — CBRMLS
• 2008-06-09 Listed $99,900 CBRMLS

Property tax history

+6.4%/yr

Latest (2024): $2,899 · +9.1% YoY. Source: county tax records.