991 Hidden Acres Ct · Columbus, OH 43224

$135,000

2 bd · 2.0 ba · 1,139 sqft · Condo public records · 157 Days on market

Built 1980 $119/sqft · 29% above area Est $105k · 29% over

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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 +18.1/30.0
• DSCR +5.7/10.0
• 1% rule +4.5/10.0
• Livability +4.0/5.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor's Dream - Turnkey Rental with Strong ROI! Fee Simple ownership with no HOA fees. Start earning immediate cash flow with this beautifully remodeled, income-producing property, currently rented at $1,100/month to a reliable tenant. A truly hands-off investment from day one. This end-unit condo features 2 spacious bedrooms, 1 full bath, and 2 half baths, located at 991 hidden acres ct Columbus Ohio 43224, thoughtfully updated for comfort and appeal. The modern eat-in kitchen boasts brand-new cabinets, counter tops, and stainless-steel appliances. Plush new carpet runs throughout, while the finished basement offers ceramic tile flooring and a cozy fireplace—perfect for added living space. Freshly painted from top to bottom, with a new roof installed in 2023, the major updates are already complete, offering peace of mind and low maintenance costs. Step outside to a private back patio, ideal for tenant enjoyment and long-term retention. Conveniently located near major highways, shopping, and dining, this property is easy to rent and well-positioned for long-term appreciation. With strong rental income and a solid tenant in place, this is a high-yield investment you don't want to miss. Curb offers only. NOT disturb the tenant. Selling AS-IS.

Key facts

• Built 1980
• Listed 157 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $135k.

Deal economics

• At list price, monthly cash flow is $119 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $128k (5.4% below list).
• Recommended offer: $119k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.4% 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 (+4.2%/yr); 100 active listings in the ZIP; 39 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 $933 of loan paydown is wiped out by about $4k 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 157 days — a 12% lower offer ($119k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 30y 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 $30k; list at $135k implies a 350% gain — meaningful room to come down on a strong offer.

Recommended offer $118,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 157 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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?
7. 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.
8. 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.
9. 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: 0.95% ✗
• Cap rate: 7.35%
• Cash-on-cash: 3.79%
• DSCR: 1.17
• GRM: 8.8

CMA / ARV

• ARV (median comp): $104,947
• List price: $135,000
• Delta: 28.64%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 4.16% rent growth · sell at horizon

5-year hold

• IRR: -9.1%
• Equity multiple: 0.66×
• Total profit: $-12,777
• Equity at exit: $20,129

10-year hold

• IRR: 1.8%
• Equity multiple: 1.13×
• Total profit: $4,966
• Equity at exit: $11,672

Cash invested: $37,800 (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 43224

• Rents YoY: 4.2%
• Active inventory: 100
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,277 high
• Mortgage (P&I): −$708
• Tax from tax record: −$126 /mo · $1,508/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$268
• Net cashflow: $119

Break-even live

Break-even rent $1,126

Max offer price $135,000

Occupancy floor 86%

Sensitivity live

Price	-10% $196	-5% $158	+0% $119	+5% $81	+10% $43
Rent	-10% $18	-5% $69	+0% $119	+5% $170	+10% $220
Rate	-1.0pp $187	-0.5pp $154	base $119	+0.5pp $84	+1.0pp $49

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
965 Fairglade Ln Columbus, OH	2.0	1.0	850	$975	$1.15	44d	1	0.29mi
3601 Maize Rd Unit 955-B Columbus, OH	2.0	1.0	800	$975	$1.22	8d	1	0.29mi
3762 Beulah Rd Columbus, OH	3.0	2.0	825	$2,100	$2.55	44d	1	0.32mi
3709 Beulah Rd Unit A Columbus, OH	2.0	1.0	864	$975	$1.13	17d	1	0.32mi
854 Moon Rd Columbus, OH	2.0	1.0	864	$799	$0.92	20d	1	0.32mi
3971 Far Hills Dr Unit 3971 Columbus, OH	2.0	1.0	945	$1,400	$1.48	4d	1	0.38mi
3617 Beulah Rd Columbus, OH	2.0	1.0	900	$1,124	$1.25	24d	1	0.38mi
3421-3431 Maize Rd Unit 3421-A Columbus, OH	2.0	1.5	960	$1,295	$1.35	15d	1	0.53mi
3688 Brinell St W Columbus, OH	1.0–3.0	1.0–2.0	974	$1,885	$1.93	3d	22	0.57mi
1356 Acton Rd Columbus, OH	3.0	1.5	1184	$2,000	$1.69	17d	1	0.65mi
1358 Pauline Ave Columbus, OH	2.0	1.5	930	$1,650	$1.77	24d	1	0.72mi
4185 Indianola Ave Columbus, OH	2.0	1.0	957	$1,350	$1.41	45d	1	0.72mi
4183 Indianola Ave Unit 4185 Indianola Columbus, OH	2.0	1.0	957	$1,350	$1.41	44d	1	0.72mi
1449 Elmore Ave Columbus, OH	2.0	1.0	850	$1,025	$1.21	15d	1	0.76mi
3327 McGuffey Rd Columbus, OH	3.0	1.0	1100	$1,335	$1.21	8d	1	0.79mi
3450 Indianola Ave Columbus, OH	2.0	1.0–2.0	877	$2,099	$2.39	44d	13	0.81mi
1517 Elmore Ave Columbus, OH	2.0	1.0	720	$1,600	$2.22	15d	1	0.82mi
1011 Mohican Ave Columbus, OH	3.0	1.0	1091	$1,399	$1.28	44d	1	0.83mi
3998 Stonegate Sq W Columbus, OH	1.0–2.0	1.0	872	$1,100	$1.26	44d	5	0.83mi
3461 Gerbert Rd Columbus, OH	3.0	1.0	900	$1,350	$1.50	44d	1	0.85mi
3199 Maize Rd Columbus, OH	2.0	1.0	800	$1,150	$1.44	24d	1	0.87mi
4117 Karl Rd #304 Columbus, OH	2.0	2.0	966	$1,100	$1.14	13d	1	0.91mi
4141 Karl Rd #109 Columbus, OH	2.0	2.0	966	$975	$1.01	24d	1	0.94mi
3267 Walmar Dr Columbus, OH	3.0	1.0	1106	$1,550	$1.40	24d	1	0.95mi
780 E Brighton Rd Columbus, OH	3.0	1.0	1086	$1,500	$1.38	8d	1	0.96mi
3137 Mcguffey Rd Columbus, OH	2.0	1.0	950	$950	$1.00	44d	1	1.01mi
3120 Grasmere Ave Columbus, OH	2.0	1.0	842	$1,395	$1.66	4d	1	1.02mi
3088 Grasmere Ave Columbus, OH	2.0	1.0	800	$1,000	$1.25	24d	1	1.06mi
3086-3092 Grasmere Ave Unit 3088 Columbus, OH	2.0	1.0	800	$1,000	$1.25	24d	1	1.06mi
3054 McGuffey Rd Columbus, OH	3.0	1.0	1106	$1,450	$1.31	44d	1	1.13mi
2980 Reis Ave Columbus, OH	2.0	1.0	840	$1,099	$1.31	44d	1	1.21mi
1748 Ward Rd Columbus, OH	3.0	1.0	914	$1,425	$1.56	24d	1	1.21mi
1699 Shanley Dr Columbus, OH	1.0–3.0	1.0–2.0	800	$1,159	$1.45	2d	45	1.24mi
2942 Atwood Ter Columbus, OH	2.0	1.0	962	$1,200	$1.25	44d	1	1.24mi
870 Melrose Ave Columbus, OH	2.0	1.0	732	$1,345	$1.84	8d	1	1.24mi
1549-1551 Oakland Park Ave Columbus, OH	2.0	1.0	832	$1,100	$1.32	21d	1	1.26mi
4314 Dresden St Columbus, OH	1.0–3.0	1.0–1.5	732	$1,215	$1.66	2d	9	1.45mi
2767 Hiawatha St Columbus, OH	3.0	1.0	896	$1,475	$1.65	8d	1	1.48mi
116 E Cooke Rd Apt D Columbus, OH	2.0	1.0	1000	$1,195	$1.20	44d	1	1.50mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 31 events

1. 2026-06-18
   days on market $135,000 Active 157 DOM
2. 2026-06-17
   days on market $135,000 Active 156 DOM
3. 2026-06-16
   days on market $135,000 Active 155 DOM
4. 2026-06-15
   days on market $135,000 Active 154 DOM
5. 2026-06-13
   days on market $135,000 Active 152 DOM
6. 2026-06-13
   days on market $135,000 Active 151 DOM
7. 2026-06-09
   days on market $135,000 Active 148 DOM
8. 2026-06-08
   days on market $135,000 Active 147 DOM
9. 2026-06-07
   days on market $135,000 Active 146 DOM
10. 2026-06-05
    days on market $135,000 Active 143 DOM
11. 2026-06-03
    days on market $135,000 Active 142 DOM
12. 2026-06-02
    days on market $135,000 Active 141 DOM
13. 2026-06-01
    days on market $135,000 Active 140 DOM
14. 2026-05-31
    days on market $135,000 Active 139 DOM
15. 2026-01-12
    listed $135,000 Active 1272-char remark

    Show marketing remark (1272 chars)

    Investor's Dream - Turnkey Rental with Strong ROI! Fee Simple ownership with no HOA fees. Start earning immediate cash flow with this beautifully remodeled, income-producing property, currently rented at $1,100/month to a reliable tenant. A truly hands-off investment from day one. This end-unit condo features 2 spacious bedrooms, 1 full bath, and 2 half baths, located at 991 hidden acres ct Columbus Ohio 43224, thoughtfully updated for comfort and appeal. The modern eat-in kitchen boasts brand-new cabinets, counter tops, and stainless-steel appliances. Plush new carpet runs throughout, while the finished basement offers ceramic tile flooring and a cozy fireplace—perfect for added living space. Freshly painted from top to bottom, with a new roof installed in 2023, the major updates are already complete, offering peace of mind and low maintenance costs. Step outside to a private back patio, ideal for tenant enjoyment and long-term retention. Conveniently located near major highways, shopping, and dining, this property is easy to rent and well-positioned for long-term appreciation. With strong rental income and a solid tenant in place, this is a high-yield investment you don't want to miss. Curb offers only. NOT disturb the tenant. Selling AS-IS.

16. 2026-01-10
    historical $135,000 1272-char remark

    Show marketing remark (1272 chars)

    Investor's Dream - Turnkey Rental with Strong ROI! Fee Simple ownership with no HOA fees. Start earning immediate cash flow with this beautifully remodeled, income-producing property, currently rented at $1,100/month to a reliable tenant. A truly hands-off investment from day one. This end-unit condo features 2 spacious bedrooms, 1 full bath, and 2 half baths, located at 991 hidden acres ct Columbus Ohio 43224, thoughtfully updated for comfort and appeal. The modern eat-in kitchen boasts brand-new cabinets, counter tops, and stainless-steel appliances. Plush new carpet runs throughout, while the finished basement offers ceramic tile flooring and a cozy fireplace—perfect for added living space. Freshly painted from top to bottom, with a new roof installed in 2023, the major updates are already complete, offering peace of mind and low maintenance costs. Step outside to a private back patio, ideal for tenant enjoyment and long-term retention. Conveniently located near major highways, shopping, and dining, this property is easy to rent and well-positioned for long-term appreciation. With strong rental income and a solid tenant in place, this is a high-yield investment you don't want to miss. Curb offers only. NOT disturb the tenant. Selling AS-IS.

17. 2025-09-02
    historical
18. 2025-09-02
    historical Contingent
19. 2025-06-11
    listed $129,900 Active
20. 2011-06-23
    soldstatus $30,000
21. 2010-05-25
    soldstatus $21,000
22. 2010-05-17
    historical
23. 2010-03-26
    listed $28,000
24. 2001-09-04
    soldstatus $62,500
25. 2001-08-30
    soldstatus $62,500
26. 2001-08-17
    historical
27. 2001-07-26
    listed $63,900
28. 1996-09-17
    soldstatus $53,900
29. 1996-09-13
    soldstatus $53,900
30. 1996-07-25
    historical
31. 1996-04-12
    listed $53,900

ⓘ 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: $1,508 · $126/mo
• Projected year-2 tax: $1,807 · $151/mo
• Expected delta: +$299/yr (+$25/mo · 19.8%)

ⓘ 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 ≥99°F today · 17 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: $15,330
• − Mortgage interest: −$7,562
• − Property taxes: −$1,508
• − Insurance: −$675
• − Repairs & maintenance: −$1,226
• − Management: −$1,226
• − Depreciation: −$3,927
• Taxable loss: −$796
• Est. tax savings @ 24.0%: +$191
• After-tax cash flow: $1,623/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): 44,319
• Household income: $53,321
• Rent vs Own: 47.8% rent · 52.2% own
• Severe rent burden: 1730.0

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 0.66)
• Race & ethnicity: Black 43% White 39% Hispanic / Latino 10% Two or more races 9% Asian 2%
• Hispanic origin (detail): Mexican 6% Dominican 1%
• Common ancestry: Romanian 1% Hispanic 1% Italian 1%
• Foreign-born: 22% · Canada, Vietnam
• Languages at home: 71% English-only · Spanish 8% French/Haitian/Cajun 4% Arabic 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: ▼ -226.58%
• Current HPI: 274.6336
• Rent YoY: ▲ 4.16%
• 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

+150.5% since first listed

17 events — show timeline

• 2026-01-12 Listed $135,000 CBRMLS
• 2026-01-10 Coming Soon $135,000 CBRMLS
• 2025-09-02 Listing Removed — CBRMLS
• 2025-09-02 Contingent — CBRMLS
• 2025-06-11 Listed $129,900 CBRMLS
• 2011-06-23 Sold (Public Records) $30,000 Public Records
• 2010-05-25 Sold (MLS) $21,000 CBRMLS
• 2010-05-17 Listing Removed — CBRMLS
• 2010-03-26 Listed $28,000 CBRMLS
• 2001-09-04 Sold (Public Records) $62,500 Public Records
• 2001-08-30 Sold (MLS) $62,500 CBRMLS
• 2001-08-17 Listing Removed — CBRMLS
• 2001-07-26 Listed $63,900 CBRMLS
• 1996-09-17 Sold (Public Records) $53,900 Public Records
• 1996-09-13 Sold (MLS) $53,900 CBRMLS
• 1996-07-25 Listing Removed — CBRMLS
• 1996-04-12 Listed $53,900 CBRMLS

Property tax history

+6.3%/yr

Latest (2024): $1,508 · +1.3% YoY. Source: county tax records.