617 Simbury St Unit D-8 · Columbus, OH 43228

$165,000

3 bd · 2.0 ba · 1,296 sqft · Condo · 19 Days on market

Built 1972 Good condition $215/mo HOA · 13% of rent

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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 +13.2/30.0
• ARV discount +7.5/15.0
• 1% rule +5.4/10.0
• DSCR +4.0/10.0
• Livability +4.0/5.0
• Schools +3.8/10.0
• Condition / age +3.8/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks

Brick exterior has a nice size living room kitchen with eating space and 3 bedrooms and one full bathroom and 2 half bathrooms and full basement with a rec room and enclosed area with a shed and a carport with parking for 2 cars. Hud Owned Case # 413-780976.''The Seller is selling the property in ''AS-IS'': condition. Seller nor its representatives make any representations or warranties regarding the property. '' FHA Insurability Code is IE Insured with Escrow (subject to FHA appraisal). See Agent to Agent Remarks. EQUAL HOUSING OPPORTUNITY.

Key facts

• Brick exterior
• Rec room
• Carport

Tags

• BRICK EXTERIOR
• FULL BASEMENT
• REC ROOM
• CARPORT
• PARKING FOR 2 CARS

Property features AI

Finance

• Other: HUD owned
• HOA & community: HOA with monthly fee of $215; HOA covers lawn care and snow removal; Community amenities: clubhouse, park, pool

Exterior

• Parking: Carport with 2 spaces
• Utilities: Public water; Public sewer
• Home design: Condominium; Two levels; Built in 1972; 2+ common walls
• Construction: Block foundation
• Exterior features: Patio; Shed(s)

Interior

• Bathrooms: 1 full bathroom; 2 half bathrooms (3 total)
• Heating & cooling: Central air conditioning
• Interior features: Full basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $165k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-3 ($-36/yr) — negative.
• To cash-flow at today's rent, offer at most $165k (0.3% below list).
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $163k (1.5% below list) — sets the bar for market timing.
• Cap rate 6.3% 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.
• South-Western City (suburban): math 40% / reading 48% proficiency, ranked #500 of 656 in OH (top 76%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents soft (-0.6%/yr); 192 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 13d 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 ($62k/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 $5k 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 ($163k) is reasonable based on typical stale-listing flexibility.

Recommended offer $162,525 (1.5% 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 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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. 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?
8. 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.
9. 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.
10. 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: 1.04% ✓
• Cap rate: 6.27%
• Cash-on-cash: -0.08%
• DSCR: 1.00
• GRM: 8.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -20.4%
• Equity multiple: 0.31×
• Total profit: $-31,787
• Equity at exit: $24,602

10-year hold

• IRR: -24.4%
• Equity multiple: -0.01×
• Total profit: $-46,672
• Equity at exit: $14,266

Cash invested: $46,200 (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 43228

• Rents YoY: -0.6%
• Active inventory: 192
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,712 high
• Mortgage (P&I): −$865
• Tax est. 1.5%: −$206 /mo · $2,475/yr
• Insurance: −$69
• HOA: −$215
• Vacancy / Maint / Mgmt: −$359
• Net cashflow: $-3

Break-even live

Break-even rent $1,716

Max offer price $164,564

Occupancy floor 95%

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5580 Leigh Run Ct Columbus, OH	2.0	1.0	950	$1,244	$1.31	2d	3	0.08mi
5500 Floral Cir S Columbus, OH	1.0–3.0	1.0–2.0	762	$1,420	$1.86	3d	22	0.27mi
794 Wallinger Dr Galloway, OH	3.0	2.5	1428	$2,125	$1.49	24d	1	0.27mi
931 Muirwood Village Dr Columbus, OH	1.0–2.0	1.0	800	$1,399	$1.75	3d	11	0.28mi
5445 Eaglecrest Dr Galloway, OH	1.0–2.0	1.0–2.0	800	$1,290	$1.61	15d	7	0.35mi
550 Brandenbush Ln Columbus, OH	2.0	1.0	878	$1,060	$1.21	3d	7	0.39mi
560 Corral Gate Ct Galloway, OH	3.0	2.0	1658	$2,286	$1.38	21d	1	0.42mi
5816 Oreily Dr Galloway, OH	3.0	2.5	1248	$2,300	$1.84	12d	1	0.44mi
5335 Cherry Bud Ct Columbus, OH	3.0	2.0	1456	$2,298	$1.58	44d	1	0.49mi
2791 Chopper Ln Columbus, OH	1.0–2.0	1.0–2.5	1004	$2,884	$2.87	2d	25	0.55mi
500 Dove Tree Dr Galloway, OH	1.0–2.0	1.0–1.5	804	$1,419	$1.76	2d	1	0.63mi
1284 Falene Pl Galloway, OH	3.0	2.0	1510	$2,355	$1.56	2d	1	0.67mi
1097 Leclerc Pl Galloway, OH	3.0	2.0	1850	$2,520	$1.36	4d	1	0.67mi
815 Galloway Rd Galloway, OH	1.0–3.0	1.0–2.0	953	$1,950	$2.05	2d	1	0.77mi
5809-5811 Pepperwood Ct Unit 5809 Galloway, OH	2.0	1.0	910	$1,349	$1.48	20d	1	0.78mi
6203 Streaming Ave Galloway, OH	3.0	2.0	1159	$1,745	$1.51	12d	1	0.80mi
5095 Maple Valley Dr Columbus, OH	3.0	2.5	1709	$2,300	$1.35	21d	1	0.81mi
859 Eliots Oak Rd Columbus, OH	3.0	1.0	1232	$1,950	$1.58	15d	1	0.82mi
5591 Rustling Way LN Galloway, OH	1.0–3.0	1.0–2.5	962	$1,649	$1.71	2d	8	0.88mi
950 Brushfield Dr Galloway, OH	1.0–2.0	1.0–2.0	819	$1,231	$1.50	2d	10	0.88mi
6160 Hall Rd Galloway, OH	1.0–3.0	1.0–2.0	953	$1,950	$2.05	2d	1	0.92mi
349 Cloverhill Dr Galloway, OH	3.0	2.0	1472	$2,510	$1.71	2d	1	0.98mi
6245 Jolliff St Galloway, OH	3.0	2.5	1806	$2,455	$1.36	16d	1	0.99mi
4800 Hall Rd Columbus, OH	1.0–3.0	1.0–2.0	880	$1,289	$1.46	2d	24	1.05mi
5605 W Broad St Columbus, OH	1.0–2.0	1.0–2.0	823	$1,465	$1.78	2d	30	1.06mi
5761 Ricardo Dr Galloway, OH	3.0	2.0	1102	$2,010	$1.82	44d	1	1.15mi
6370 Bellinger Dr Galloway, OH	3.0	2.5	1676	$2,400	$1.43	44d	1	1.22mi
1595 Georgesville Rd Columbus, OH	1.0–3.0	1.0–2.0	953	$1,900	$1.99	2d	1	1.27mi
5930 W Broad St Galloway, OH	1.0–2.0	1.0–2.0	819	$1,290	$1.58	2d	24	1.31mi
6145 W Broad St Galloway, OH	1.0–3.0	1.0–2.0	1131	$1,525	$1.35	2d	13	1.38mi
4551 Durrow Dr Columbus, OH	1.0–2.0	1.0–2.5	970	$1,645	$1.70	3d	22	1.42mi
4573 Westport Rd Unit 4507-303 Columbus, OH	4.0	2.0	1558	$1,897	$1.22	44d	1	1.42mi
4573 Westport Rd Unit 670-205 Columbus, OH	2.0	1.5	919	$1,471	$1.60	12d	1	1.42mi
4573 Westport Rd Unit 670-106 Columbus, OH	3.0	1.5	1095	$1,417	$1.29	44d	1	1.42mi
4573 Westport Rd Unit 670-201 Columbus, OH	2.0	1.5	919	$1,226	$1.33	44d	1	1.42mi
4573 Westport Rd Unit 4567-101 Columbus, OH	3.0	1.5	1095	$1,701	$1.55	44d	1	1.42mi
4573 Westport Rd Unit 4507-107 Columbus, OH	3.0	1.5	1095	$1,417	$1.29	12d	1	1.42mi
4573 Westport Rd Unit 690-205 Columbus, OH	2.0	1.5	919	$1,471	$1.60	44d	1	1.42mi
4510 Switchback Trl Columbus, OH	3.0	2.0	1244	$2,170	$1.74	4d	1	1.44mi
4651 Hilton Ave Unit B Columbus, OH	2.0	1.0	900	$945	$1.05	44d	1	1.46mi

HOA detail condo

• Monthly dues: $215 · $2,580/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 7 events

1. 2026-06-13
   statusdays on market $165,000 Pending 19 DOM
2. 2026-06-07
   days on market $165,000 Active 18 DOM
3. 2026-06-03
   days on market $165,000 Active 14 DOM
4. 2026-06-02
   days on market $165,000 Active 13 DOM
5. 2026-06-01
   days on market $165,000 Active 12 DOM
6. 2026-05-31
   days on market $165,000 Active 11 DOM
7. 2026-05-20
   listed $165,000 Active

ⓘ 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 4/10 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 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,541
• − Mortgage interest: −$9,243
• − Property taxes: −$2,475
• − Insurance: −$825
• − Repairs & maintenance: −$1,643
• − Management: −$1,643
• − HOA: −$2,580
• − Depreciation: −$4,800
• Taxable loss: −$2,668
• Est. tax savings @ 24.0%: +$640
• After-tax cash flow: $604/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 · 20 photos

Good 75/100 Cosmetic rehab

This townhouse is in good condition with a fresh paint job and well-maintained landscaping. It's a good candidate for a cosmetic renovation to further enhance its value.

Value-add opportunities

• Resale painting — Fresh paint can make a significant difference in curb appeal and overall look
• Both landscaping — Well-maintained landscaping can enhance curb appeal and increase property value
• Resale minor repairs — Small repairs can make a big difference in the home's overall condition and appeal

Renovation cost estimate screening

Value-add ROI direction

• Resale painting — Fresh paint can make a significant difference in curb appeal and overall look ↑
• Both landscaping — Well-maintained landscaping can enhance curb appeal and increase property value ↑
• Resale minor repairs — Small repairs can make a big difference in the home's overall condition and appeal ↑

ⓘ 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: South-Western City
• NCES district ID: 3904480
• Math proficiency: 40% ▼ -18.00%
• Reading proficiency: 48% ▼ -10.00%
• Median HH income: $51,689
• Composite: 37.95/100
• National rank: #4305
• State rank: #500 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): 59,077
• Household income: $61,713
• Rent vs Own: 55.8% rent · 44.2% own
• Severe rent burden: 3284.0

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 0.64)
• Race & ethnicity: White 54% Black 23% Hispanic / Latino 14% Two or more races 11% Asian 3%
• Hispanic origin (detail): Mexican 8% Dominican 1%
• Common ancestry: Slovak 2% Italian 1% Romanian 1%
• Foreign-born: 19% · Canada, Jamaica
• Languages at home: 74% English-only · Spanish 12% Other Indo-European 1% Other Asian/Pacific 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: ▼ -245.97%
• Current HPI: 234.1992
• Rent YoY: ▼ -0.63%
• 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

1 event — show timeline

• 2026-05-20 Listed $165,000 CBRMLS