606 Reynolds Ave · Columbus, OH 43201

$211,900

3 bd · 1.0 ba · 1,056 sqft · SingleFamily public records · 86 Days on market

Built 1990 3,049 sqft lot $201/sqft · 19% above area Est $178k · 19% over

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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 +25.7/30.0
• DSCR +8.6/10.0
• 1% rule +6.1/10.0
• Livability +4.0/5.0
• Rent growth +3.0/5.0
• 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

Turnkey rental bringing in $2079 per month. This is a super clean 3 bed 1 bath home. Renovated Kitchen, Updated bathroom, new LVP flooring throughout, updated vinyl windows, fenced in yard, with two off street parking and a shed. This was built as infill housing in the 90's so they are significantly newer than almost all of the surrounding homes. Much less maintenance as an owner!

Key facts

• Off street parking
• Renovated kitchen
• New lvp flooring

Tags

• RENOVATED KITCHEN
• UPDATED BATHROOM
• NEW LVP FLOORING
• UPDATED VINYL WINDOWS
• FENCED IN YARD
• OFF STREET PARKING

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $212k.

Deal economics

• At list price, monthly cash flow is $509 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $212k).
• Recommended offer: $199k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.2% 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 (+2.1%/yr); 136 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 8d on market — plan ~1-2 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 8,139 units permitted in Franklin County in 2024 (5,940 in 5+ unit buildings).
• At $2,345/mo this rent would consume 64% of the median local household income ($44k/yr) (locally 4913% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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 86 days — a 6% lower offer ($199k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 28y 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 $77k; list at $212k implies a 175% gain — meaningful room to come down on a strong offer.

Recommended offer $199,186 (6.0% below list)

Questions for the listing agent

1. It's been on market 86 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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: 1.11% ✓
• Cap rate: 9.18%
• Cash-on-cash: 10.30%
• DSCR: 1.46
• GRM: 7.5

CMA / ARV

• ARV (median comp): $178,240
• List price: $211,900
• Delta: 18.88%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
675 E Starr Ave	0.12mi	3/1.0	1,056 (0%)	10mo	$193,500	$183	86
499 E Starr Ave	0.20mi	2/1.5 (-1)	1,050 (-1%)	14mo	$145,000	$138	71
819 Gibbard Ave	0.35mi	3/1.0	1,156 (+10%)	6mo	$174,900	$151	63
162 E 2nd Ave	0.66mi	2/1.5 (-1)	1,068 (+1%)	5mo	$390,000	$365	56
879 E 4th Ave	0.45mi	2/1.0 (-1)	1,148 (+9%)	5mo	$181,000	$158	56
1146 Walters St	0.56mi	3/1.5	1,110 (+5%)	12mo	$170,000	$153	54
1112 Peters Ave	0.60mi	3/1.5	1,144 (+8%)	4mo	$95,000	$83	52
1158 Lexington Ave	0.61mi	3/1.0	1,144 (+8%)	6mo	$143,000	$125	52
254 E 2nd Ave	0.53mi	2/1.0 (-1)	960 (-9%)	7mo	$315,000	$328	49
923 Leona Ave	0.68mi	3/2.0	1,144 (+8%)	12mo	$160,000	$140	41
885 Camden Ave	0.70mi	3/1.0	1,204 (+14%)	8mo	$95,000	$79	37
242 E 4th Ave	0.66mi	2/1.5 (-1)	1,184 (+12%)	13mo	$317,400	$268	31

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 · 2.14% rent growth · sell at horizon

5-year hold

• IRR: -1.8%
• Equity multiple: 0.93×
• Total profit: $-3,968
• Equity at exit: $31,595

10-year hold

• IRR: 7.0%
• Equity multiple: 1.51×
• Total profit: $30,019
• Equity at exit: $18,321

Cash invested: $59,332 (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 43201

• Rents YoY: 2.1%
• Active inventory: 136
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $2,345 high
• Mortgage (P&I): −$1,111
• Tax from tax record: −$144 /mo · $1,728/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$492
• Net cashflow: $509

Break-even live

Break-even rent $1,701

Max offer price $211,900

Occupancy floor 73%

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: $52,975
• Closing costs: $6,357
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
990 N 9th St Unit 990 Columbus, OH	2.0	1.0	1264	$1,345	$1.06	17d	1	0.25mi
791-793 E Starr Ave Unit 793 Columbus, OH	3.0	1.0	1144	$1,230	$1.08	23d	1	0.28mi
793 E Starr Ave Columbus, OH	3.0	1.0	1144	$1,230	$1.08	23d	1	0.28mi
773 Waldron St Columbus, OH	1.0–2.0	1.0–2.0	931	$2,453	$2.63	1d	23	0.37mi
866 E Starr Ave Columbus, OH	2.0	1.0	1168	$1,600	$1.37	43d	1	0.39mi
367 Auden Ave #311 Columbus, OH	2.0	2.0	1275	$2,950	$2.31	3d	1	0.39mi
680 Civitas Ave Columbus, OH	1.0–2.0	1.0–2.0	855	$2,488	$2.91	1d	42	0.42mi
283 E 1st Ave Columbus, OH	1.0–2.0	1.0–2.5	1076	$2,867	$2.66	2d	17	0.45mi
301 Dickenson St Columbus, OH	2.0	1.0–2.0	694	$2,229	$3.21	2d	16	0.48mi
1055 Lusso Ave Columbus, OH	1.0–2.0	1.0–2.0	905	$1,738	$1.92	3d	13	0.51mi
1020 Lusso Ave Unit 206 Columbus, OH	2.0	2.0	975	$1,599	$1.64	43d	1	0.52mi
1020 Lusso Ave Unit 320 Columbus, OH	2.0	2.0	975	$1,676	$1.72	21d	1	0.52mi
818 N 4th St Columbus, OH	2.0	2.5	1336	$2,850	$2.13	23d	1	0.54mi
772 N 4th St Columbus, OH	1.0–2.0	1.0–2.0	883	$2,384	$2.70	3d	6	0.54mi
1174 Walters St Columbus, OH	3.0	1.0	1200	$1,549	$1.29	43d	1	0.61mi
153 Punta Aly Columbus, OH	3.0	1.5	1358	$2,100	$1.55	43d	1	0.68mi
303 E 6th Ave Columbus, OH	2.0	1.0–2.0	900	$3,180	$3.53	2d	173	0.70mi
138 Sommerfeld Pl Columbus, OH	1.0–3.0	1.0–2.5	1212	$2,030	$1.67	2d	21	0.72mi
1206 N 4th St Columbus, OH	3.0	1.0–3.0	971	$3,279	$3.38	2d	44	0.74mi
96 Brickel St Unit 1265642P Columbus, OH	2.0	1.0	1496	$5,074	$3.39	3d	1	0.74mi
98 Brickel St Unit 1265625P Columbus, OH	2.0	1.0	1496	$5,427	$3.63	7d	1	0.74mi
74 E Prescott St Unit 1265638P Columbus, OH	2.0	1.0	1496	$4,908	$3.28	3d	1	0.75mi
70 E Prescott St Unit 1265619P Columbus, OH	2.0	1.0	1496	$4,112	$2.75	7d	1	0.75mi
726 Kerr St Columbus, OH	3.0	1.0	986	$2,200	$2.23	43d	1	0.75mi
1063 Summit St Columbus, OH	2.0	1.5	1300	$1,875	$1.44	43d	1	0.77mi
35 E Hubbard Ave Columbus, OH	1.0–2.0	1.0–2.0	1252	$7,495	$5.98	2d	1	0.78mi
94 E 3rd Ave Columbus, OH	2.0	2.0	1075	$1,795	$1.67	3d	1	0.78mi
1045 Leona Ave Unit A Columbus, OH	2.0	1.0	710	$829	$1.17	7d	1	0.79mi
63 E Russell St Unit 1265613P Columbus, OH	2.0	1.0	1496	$4,078	$2.73	3d	1	0.80mi
59 E Russell St Unit 1265648P Columbus, OH	2.0	2.0	1291	$6,189	$4.79	16d	1	0.81mi
20 E Hubbard Ave Columbus, OH	1.0–2.0	1.5–2.5	1039	$2,395	$2.30	2d	5	0.82mi
1094 Say Ave Columbus, OH	3.0	2.0	1400	$2,995	$2.14	43d	1	0.83mi
1001 Atcheson St Columbus, OH	1.0–2.0	1.0	821	$1,295	$1.58	2d	16	0.84mi
854 N High St Unit H Columbus, OH	2.0	1.0	768	$1,850	$2.41	43d	1	0.84mi
936 N High St Columbus, OH	2.0	2.0	1277	$3,245	$2.54	7d	1	0.85mi
1427 Grogan Ave Columbus, OH	3.0	1.0	768	$1,475	$1.92	43d	1	0.86mi
769 N High St Columbus, OH	2.0	1.0	990	$1,700	$1.72	3d	1	0.87mi
115 E 5th Ave Columbus, OH	2.0	1.0–2.0	840	$1,915	$2.28	7d	9	0.87mi
984 N High St Unit 302 Columbus, OH	2.0	1.0	956	$1,495	$1.56	43d	1	0.87mi
9 Buttles Ave Columbus, OH	1.0–2.0	1.5–2.0	1037	$1,995	$1.92	7d	1	0.89mi

Listing history 24 events

1. 2026-06-18
   days on market $211,900 Active 86 DOM
2. 2026-06-17
   days on market $211,900 Active 85 DOM
3. 2026-06-16
   days on market $211,900 Active 84 DOM
4. 2026-06-15
   days on market $211,900 Active 83 DOM
5. 2026-06-13
   days on market $211,900 Active 81 DOM
6. 2026-06-13
   days on market $211,900 Active 80 DOM
7. 2026-06-09
   days on market $211,900 Active 77 DOM
8. 2026-06-08
   days on market $211,900 Active 76 DOM
9. 2026-06-07
   days on market $211,900 Active 75 DOM
10. 2026-06-05
    days on market $211,900 Active 72 DOM
11. 2026-06-03
    days on market $211,900 Active 71 DOM
12. 2026-06-02
    days on market $211,900 Active 70 DOM
13. 2026-06-01
    days on market $211,900 Active 69 DOM
14. 2026-05-31
    days on market $211,900 Active 68 DOM
15. 2026-05-07
    price $211,900 383-char remark

    Show marketing remark (383 chars)

    Turnkey rental bringing in $2079 per month. This is a super clean 3 bed 1 bath home. Renovated Kitchen, Updated bathroom, new LVP flooring throughout, updated vinyl windows, fenced in yard, with two off street parking and a shed. This was built as infill housing in the 90's so they are significantly newer than almost all of the surrounding homes. Much less maintenance as an owner!

16. 2026-04-21
    price $212,000 383-char remark

    Show marketing remark (383 chars)

    Turnkey rental bringing in $2079 per month. This is a super clean 3 bed 1 bath home. Renovated Kitchen, Updated bathroom, new LVP flooring throughout, updated vinyl windows, fenced in yard, with two off street parking and a shed. This was built as infill housing in the 90's so they are significantly newer than almost all of the surrounding homes. Much less maintenance as an owner!

17. 2026-03-23
    listed $212,500 Active 383-char remark

    Show marketing remark (383 chars)

    Turnkey rental bringing in $2079 per month. This is a super clean 3 bed 1 bath home. Renovated Kitchen, Updated bathroom, new LVP flooring throughout, updated vinyl windows, fenced in yard, with two off street parking and a shed. This was built as infill housing in the 90's so they are significantly newer than almost all of the surrounding homes. Much less maintenance as an owner!

18. 2021-01-12
    soldstatus $77,000
19. 2002-04-30
    soldstatus $51,850 228-char remark

    Show marketing remark (228 chars)

    Interior completely remoldeled! New bath fxtures, vanity kitchen cabinets, sink disposal, light fixtures, paneled dining room, wainscot front door, interior doors, vinyl, carpet. Assistance available to qualified owner occupant.

20. 2002-04-11
    historical 228-char remark

    Show marketing remark (228 chars)

    Interior completely remoldeled! New bath fxtures, vanity kitchen cabinets, sink disposal, light fixtures, paneled dining room, wainscot front door, interior doors, vinyl, carpet. Assistance available to qualified owner occupant.

21. 2002-01-02
    listed $57,900 228-char remark

    Show marketing remark (228 chars)

    Interior completely remoldeled! New bath fxtures, vanity kitchen cabinets, sink disposal, light fixtures, paneled dining room, wainscot front door, interior doors, vinyl, carpet. Assistance available to qualified owner occupant.

22. 1998-10-11
    historical
23. 1998-04-13
    listed $44,900
24. 1994-04-13
    soldstatus $38,000

ⓘ 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: $1,728 · $144/mo
• Projected year-2 tax: $2,517 · $210/mo
• Expected delta: +$789/yr (+$66/mo · 45.7%)

ⓘ 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 3/10 Moderate 6 d/yr ≥100°F today · 16 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: $28,140
• − Mortgage interest: −$11,870
• − Property taxes: −$1,728
• − Insurance: −$1,060
• − Repairs & maintenance: −$2,251
• − Management: −$2,251
• − Depreciation: −$6,164
• Taxable income: $2,816
• Est. tax owed @ 24.0%: −$676
• After-tax cash flow: $5,432/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): 34,322
• Household income: $43,731
• Rent vs Own: 83.4% rent · 16.6% own
• Severe rent burden: 4913.0

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 (68%)
• Race & ethnicity: White 68% Black 14% Two or more races 8% Asian 7% Hispanic / Latino 5%
• Hispanic origin (detail): Mexican 1% Puerto Rican 1%
• Common ancestry: Romanian 4% Lithuanian 2% Italian 2%
• Foreign-born: 8% · Canada, China, Jamaica
• Languages at home: 90% English-only · Chinese 3% Spanish 2% Other Indo-European 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: ▼ -207.90%
• Current HPI: 321.7282
• Rent YoY: ▲ 2.14%
• 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

+457.6% since first listed

10 events — show timeline

• 2026-05-07 Price Changed $211,900 CBRMLS
• 2026-04-21 Price Changed $212,000 CBRMLS
• 2026-03-23 Listed $212,500 CBRMLS
• 2021-01-12 Sold (Public Records) $77,000 Public Records
• 2002-04-30 Sold (MLS) $51,850 CBRMLS
• 2002-04-11 Listing Removed — CBRMLS
• 2002-01-02 Listed $57,900 CBRMLS
• 1998-10-11 Listing Removed — CBRMLS
• 1998-04-13 Listed $44,900 CBRMLS
• 1994-04-13 Sold (Public Records) $38,000 Public Records

Property tax history

+4.4%/yr

Latest (2024): $1,728 · -45.0% YoY. Source: county tax records.