219 Buckeye Cir · Columbus, OH 43217

$112,000

2 bd · 1.5 ba · 1,085 sqft · Condo · 158 Days on market

Built 1962 Good condition $103/sqft · 12% above area Est $100k · 12% over $270/mo HOA · 21% of rent ↓ 4% since listing

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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 +10.8/30.0
• 1% rule +6.2/10.0
• Appreciation +5.0/10.0
• Schools +4.2/10.0
• Livability +4.0/5.0
• Condition / age +3.8/5.0
• DSCR +3.1/10.0
• Rent growth +2.5/5.0
• ARV discount +2.1/15.0

Listing remarks MLS

Step into a beautifully refreshed 2-bedroom townhouse condominium where every detail has been thoughtfully updated to create a bright, modern home. The main level welcomes you with fresh paint, soft new carpeting underfoot, and an easy, open flow that makes everyday living feel effortless. The kitchen shines with brand-new appliances, offering a crisp, contemporary look that pairs perfectly with the home's clean finishes. Upstairs, you'll find a full bath and well-proportioned bedrooms that feel calm and comfortable thanks to the recent repainting. A new furnace adds peace of mind and year-round comfort. The private 6-foot fenced patio creates a perfect outdoor retreat—ideal for morning coffee, evening unwinding, or container gardening, and enhances both security and curb appeal as well. Located in the highly desirable Hamilton School District, this townhouse blends practicality, style, and location into one inviting package. Whether you're a first-time buyer, downsizing, investor or seeking a low-maintenance home with modern upgrades, this property delivers a fresh start with all the right touches. Non-conforming condo

Key facts

• $270 HOA
• Built 1962
• Listed 158 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $112k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-51 ($-608/yr) — negative.
• To cash-flow at today's rent, offer at most $105k (6.5% below list).
• Meets the 1% rule at list price ($1k rent vs $112k).
• Recommended offer: $99k (12.0% below list) — sets the bar for market timing.
• Cap rate 5.8% 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.
• Hamilton Local (suburban): math 43% / reading 56% proficiency, ranked #445 of 656 in OH (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 4 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 8,139 units permitted in Franklin County in 2024 (5,940 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($774 loan paydown + $3k appreciation (3.0% local appreciation)).
• Franklin County population projected at +34% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 158 days — a 12% lower offer ($99k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $8k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 21% of rent.

Recommended offer $98,560 (12.0% 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. It's been on market 158 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 1.12% ✓
• Cap rate: 5.75%
• Cash-on-cash: -1.94%
• DSCR: 0.91
• GRM: 7.4

CMA / ARV

• ARV (median comp): $100,094
• List price: $112,000
• Delta: 11.89%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 5.8%
• Equity multiple: 1.33×
• Total profit: $10,451
• Equity at exit: $50,360

10-year hold

• IRR: 8.8%
• Equity multiple: 2.34×
• Total profit: $41,997
• Equity at exit: $77,611

Cash invested: $31,360 (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 43217

• Active inventory: 4
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,257 medium
• Mortgage (P&I): −$587
• Tax est. 1.5%: −$140 /mo · $1,680/yr
• Insurance: −$47
• HOA: −$270
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $-51

Break-even live

Break-even rent $1,322

Max offer price $104,670

Occupancy floor 99%

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: $28,000
• Closing costs: $3,360
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
166 Buckeye Cir Unit 166 Columbus, OH	3.0	1.5	1280	$1,275	$1.00	43d	1	0.05mi
2633 Air Haven Dr Unit B Groveport, OH	2.0	1.0	800	$1,200	$1.50	43d	1	0.28mi

HOA detail condo

• Monthly dues: $270 · $3,240/yr
• Likely covers: security
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 16 events

1. 2026-06-18
   days on market $112,000 Active 158 DOM
2. 2026-06-17
   days on market $112,000 Active 157 DOM
3. 2026-06-16
   days on market $112,000 Active 156 DOM
4. 2026-06-15
   days on market $112,000 Active 155 DOM
5. 2026-06-13
   days on market $112,000 Active 153 DOM
6. 2026-06-09
   days on market $112,000 Active 149 DOM
7. 2026-06-08
   pricedays on market $112,000 Active 148 DOM
8. 2026-06-07
   days on market $115,000 Active 147 DOM
9. 2026-06-03
   days on market $115,000 Active 143 DOM
10. 2026-06-02
    days on market $115,000 Active 142 DOM
11. 2026-06-01
    days on market $115,000 Active 141 DOM
12. 2026-05-31
    days on market $115,000 Active 140 DOM
13. 2026-04-08
    price $115,000 1143-char remark

    Show marketing remark (1143 chars)

    Step into a beautifully refreshed 2-bedroom townhouse condominium where every detail has been thoughtfully updated to create a bright, modern home. The main level welcomes you with fresh paint, soft new carpeting underfoot, and an easy, open flow that makes everyday living feel effortless. The kitchen shines with brand‑new appliances, offering a crisp, contemporary look that pairs perfectly with the home's clean finishes. Upstairs, you'll find a full bath and well‑proportioned bedrooms that feel calm and comfortable thanks to the recent repainting. A new furnace adds peace of mind and year‑round comfort. The private 6‑foot fenced patio creates a perfect outdoor retreat—ideal for morning coffee, evening unwinding, or container gardening, and enhances both security and curb appeal as well. Located in the highly desirable Hamilton School District, this townhouse blends practicality, style, and location into one inviting package. Whether you're a first‑time buyer, downsizing, investor or seeking a low‑maintenance home with modern upgrades, this property delivers a fresh start with all the right touches. Non-conforming condo

14. 2026-04-08
    price $115,000 1143-char remark

    Show marketing remark (1143 chars)

    Step into a beautifully refreshed 2-bedroom townhouse condominium where every detail has been thoughtfully updated to create a bright, modern home. The main level welcomes you with fresh paint, soft new carpeting underfoot, and an easy, open flow that makes everyday living feel effortless. The kitchen shines with brand‑new appliances, offering a crisp, contemporary look that pairs perfectly with the home's clean finishes. Upstairs, you'll find a full bath and well‑proportioned bedrooms that feel calm and comfortable thanks to the recent repainting. A new furnace adds peace of mind and year‑round comfort. The private 6‑foot fenced patio creates a perfect outdoor retreat—ideal for morning coffee, evening unwinding, or container gardening, and enhances both security and curb appeal as well. Located in the highly desirable Hamilton School District, this townhouse blends practicality, style, and location into one inviting package. Whether you're a first‑time buyer, downsizing, investor or seeking a low‑maintenance home with modern upgrades, this property delivers a fresh start with all the right touches. Non-conforming condo

15. 2026-01-12
    listed $120,000 Active 1143-char remark

    Show marketing remark (1143 chars)

    Step into a beautifully refreshed 2-bedroom townhouse condominium where every detail has been thoughtfully updated to create a bright, modern home. The main level welcomes you with fresh paint, soft new carpeting underfoot, and an easy, open flow that makes everyday living feel effortless. The kitchen shines with brand-new appliances, offering a crisp, contemporary look that pairs perfectly with the home's clean finishes. Upstairs, you'll find a full bath and well-proportioned bedrooms that feel calm and comfortable thanks to the recent repainting. A new furnace adds peace of mind and year-round comfort. The private 6-foot fenced patio creates a perfect outdoor retreat—ideal for morning coffee, evening unwinding, or container gardening, and enhances both security and curb appeal as well. Located in the highly desirable Hamilton School District, this townhouse blends practicality, style, and location into one inviting package. Whether you're a first-time buyer, downsizing, investor or seeking a low-maintenance home with modern upgrades, this property delivers a fresh start with all the right touches. Non-conforming condo

16. 2026-01-02
    listed $120,000 Active 1143-char remark

    Show marketing remark (1143 chars)

    Step into a beautifully refreshed 2-bedroom townhouse condominium where every detail has been thoughtfully updated to create a bright, modern home. The main level welcomes you with fresh paint, soft new carpeting underfoot, and an easy, open flow that makes everyday living feel effortless. The kitchen shines with brand‑new appliances, offering a crisp, contemporary look that pairs perfectly with the home's clean finishes. Upstairs, you'll find a full bath and well‑proportioned bedrooms that feel calm and comfortable thanks to the recent repainting. A new furnace adds peace of mind and year‑round comfort. The private 6‑foot fenced patio creates a perfect outdoor retreat—ideal for morning coffee, evening unwinding, or container gardening, and enhances both security and curb appeal as well. Located in the highly desirable Hamilton School District, this townhouse blends practicality, style, and location into one inviting package. Whether you're a first‑time buyer, downsizing, investor or seeking a low‑maintenance home with modern upgrades, this property delivers a fresh start with all the right touches. Non-conforming condo

ⓘ 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 ≥101°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: $15,089
• − Mortgage interest: −$6,274
• − Property taxes: −$1,680
• − Insurance: −$560
• − Repairs & maintenance: −$1,207
• − Management: −$1,207
• − HOA: −$3,240
• − Depreciation: −$3,258
• Taxable loss: −$2,337
• Est. tax savings @ 24.0%: +$561
• After-tax cash flow: $-47/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 · 12 photos

Good 75/100 Cosmetic rehab

This well-maintained, updated townhouse is move-in ready with fresh paint, new appliances, and a clean interior. It offers a good return on investment with minor updates that can significantly enhance its curb appeal and value.

Value-add opportunities

• Both Paint the exterior — Enhances curb appeal and resale value
• Resale Replace the shower curtain with a more modern design — Improves the bathroom's appearance
• Both Replace the carpet with a more durable material — Improves comfort and durability
• Rental Replace the ceiling fan with a more energy-efficient model — Reduces energy costs and improves comfort

Renovation cost estimate screening

Value-add ROI direction

• Both Paint the exterior — Enhances curb appeal and resale value ↑
• Resale Replace the shower curtain with a more modern design — Improves the bathroom's appearance ↑
• Both Replace the carpet with a more durable material — Improves comfort and durability ↑
• Rental Replace the ceiling fan with a more energy-efficient model — Reduces energy costs and improves comfort ↑

ⓘ 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: Hamilton Local
• NCES district ID: 3904695
• Math proficiency: 43% ▼ -26.00%
• Reading proficiency: 56% ▼ -8.00%
• Median HH income: $48,148
• Composite: 42.14/100
• National rank: #3308
• State rank: #445 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

• County: Franklin · 1,301,430 people
• City population: 612,189
• Metro: Columbus, OH
• Population (ZIP): 2,021
• Household income: $60,540
• Rent vs Own: 91.2% rent · 8.8% own
• Severe rent burden: 2.0

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 18% Two or more races 10% Hispanic / Latino 7%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Italian 3% Slovak 2% Iranian 1%
• Foreign-born: 7% · United Kingdom
• Languages at home: 89% English-only · Arabic 7% Spanish 2% 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: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• 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

-4.2% since first listed

4 events — show timeline

• 2026-04-08 Price Changed $115,000 MLSNOW
• 2026-04-08 Price Changed $115,000 CBRMLS
• 2026-01-12 Listed $120,000 MLSNOW
• 2026-01-02 Listed $120,000 CBRMLS