3532 Tremaine Rd · Blacklick Estates, OH 43232

$169,900

3 bd · 1.0 ba · 912 sqft · SingleFamily public records · 35 Days on market

Built 1964 7,840 sqft lot $186/sqft · 19% below area Est $209k · 19% under

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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 +17.0/30.0
• ARV discount +15.0/15.0
• DSCR +5.3/10.0
• 1% rule +4.3/10.0
• Livability +3.7/5.0
• Rent growth +3.1/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming and move-in ready! This home on Tremaine Rd offers the perfect blend of interior and exterior comfort. Inside, you'll find laminate flooring throughout and a refreshed kitchen featuring updated cabinetry and ample workspace. The oversized full bathroom also provides plenty of space. Outdoor living is a breeze with an inviting front porch perfect for morning coffee, while the rear patio and privacy fence offer a secluded spot for entertaining. The entire yard is fully fenced, providing a secure space for pets or play. Peace of mind comes standard here, as the property includes a 1-car attached garage and a whole-home backup generator to ensure you're never left in the dark. Check th

Key facts

• Inviting front porch
• Ample workspace
• Updated cabinetry

Tags

• REFRESHED KITCHEN
• UPDATED CABINETRY
• AMPLE WORKSPACE
• OVERSIZED FULL BATHROOM
• INVITING FRONT PORCH
• REAR PATIO

Property features AI

Exterior

• Parking: Attached garage with garage door opener; 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single family residence; One story; Built in 1964; No shared/common walls
• Construction: Slab foundation
• Exterior features: Patio; Shed(s)

Interior

• Bedrooms: 3 main-level bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: 912 finished living area

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $114 ($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 $158k (7.1% below list).
• Recommended offer: $158k (7.1% below list) — sets the bar for 1% rule.
• Cap rate 7.1% vs local median 5.3% in Blacklick Estates — 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 73/100 on livability (#314 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, commute A-; Watch: crime C-, amenities F, health & safety F.
• Groveport Madison Local (suburban): math 23% / reading 38% proficiency, ranked #573 of 656 in OH (top 87%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 65% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Groveport Madison High School (math 14% / reading 46%, grade F, #616 of 781 statewide, top 79%, 1,831 students, 75% FRL).
• Market conditions: Rents rising (+2.4%/yr); 94 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 5d 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 37% 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 $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 35 days — a 3% lower offer ($165k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $37k; list at $170k implies a 361% gain — meaningful room to come down on a strong offer.

Recommended offer $157,806 (7.1% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 7% concession, seller financing, or rate buy-down credit?
2. Built in 1964 — 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. 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.
5. 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.
6. 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: 0.93% ✗
• Cap rate: 7.10%
• Cash-on-cash: 2.88%
• DSCR: 1.13
• GRM: 9.0

CMA / ARV

• ARV (median comp): $208,890
• List price: $169,900
• Delta: -18.67%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3492 Rodell Rd	0.14mi	3/1.0	936 (+3%)	2mo	$157,500	$168	88
5106 Harbor Blvd	0.15mi	3/1.0	936 (+3%)	3mo	$176,000	$188	86
3608 Clearwater Dr	0.26mi	3/1.0	936 (+3%)	2mo	$200,000	$214	82
3455 Tremaine Rd	0.11mi	4/1.5 (+1)	936 (+3%)	2mo	$235,000	$251	82
3333 Latonia Ct	0.33mi	3/1.0	936 (+3%)	3mo	$218,000	$233	78
3811 Glenfield Rd	0.35mi	3/1.0	884 (-3%)	1mo	$135,000	$153	77
3824 Wade Rd	0.40mi	3/1.0	936 (+3%)	3mo	$210,000	$224	75
5391 Newport Rd	0.36mi	3/1.0	936 (+3%)	5mo	$195,000	$208	75
3739 Atkinson Rd	0.28mi	3/1.0	975 (+7%)	6mo	$192,765	$198	70
5308 Fullerton Dr	0.53mi	2/1.0 (-1)	912 (0%)	1mo	$170,000	$186	69
5174 Fullerton Dr	0.53mi	3/1.5	952 (+4%)	4mo	$215,000	$226	62
5522 Newport Rd	0.52mi	3/1.0	1,008 (+10%)	4mo	$228,500	$227	55

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: -12.4%
• Equity multiple: 0.55×
• Total profit: $-21,261
• Equity at exit: $25,333

10-year hold

• IRR: -4.3%
• Equity multiple: 0.72×
• Total profit: $-13,236
• Equity at exit: $14,690

Cash invested: $47,572 (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: 9.0×

Monthly cashflow live

• Estimated rent: $1,578 high
• Mortgage (P&I): −$891
• Tax from tax record: −$171 /mo · $2,047/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$331
• Net cashflow: $114

Break-even live

Break-even rent $1,433

Max offer price $169,900

Occupancy floor 88%

Sensitivity live

Price	-10% $211	-5% $162	+0% $114	+5% $66	+10% $18
Rent	-10% $-10	-5% $52	+0% $114	+5% $177	+10% $239
Rate	-1.0pp $200	-0.5pp $158	base $114	+0.5pp $70	+1.0pp $26

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5106 Harbor Blvd Columbus, OH	3.0	1.0	936	$1,600	$1.71	16d	1	0.17mi
5400 Cove Ave Columbus, OH	4.0	1.0	912	$1,450	$1.59	45d	1	0.38mi
3399 Beachworth Dr Unit B Columbus, OH	2.0	1.5	942	$1,100	$1.17	19d	1	0.77mi
3417 Beachworth Dr Unit 3417B Columbus, OH	2.0	1.5	900	$1,200	$1.33	19d	1	0.77mi
5020 Chatterton Rd Columbus, OH	1.0–2.0	1.0	674	$1,163	$1.73	3d	6	0.78mi
3995 Cracker Cove Ln Canal Winchester, OH	1.0–2.0	1.0–2.0	914	$1,485	$1.62	4d	13	0.96mi
4100 Lakeview Xing Groveport, OH	1.0–3.0	1.0–2.0	953	$1,975	$2.07	3d	1	1.20mi
4261 Hamilton Square Blvd Groveport, OH	1.0–3.0	1.0–2.0	1106	$1,839	$1.66	3d	17	1.32mi
3995 S Hamilton Rd Groveport, OH	1.0–3.0	1.0–2.0	953	$1,829	$1.92	3d	30	1.33mi

Listing history 17 events

1. 2026-06-19
   status $169,900 Pending 35 DOM
2. 2026-06-18
   days on market $169,900 Contingent 35 DOM
3. 2026-06-17
   days on market $169,900 Contingent 34 DOM
4. 2026-06-16
   days on market $169,900 Contingent 33 DOM
5. 2026-06-15
   days on market $169,900 Contingent 32 DOM
6. 2026-06-13
   days on market $169,900 Contingent 30 DOM
7. 2026-06-13
   days on market $169,900 Contingent 29 DOM
8. 2026-06-09
   days on market $169,900 Contingent 26 DOM
9. 2026-06-08
   days on market $169,900 Contingent 25 DOM
10. 2026-06-07
    days on market $169,900 Contingent 24 DOM
11. 2026-06-03
    days on market $169,900 Contingent 20 DOM
12. 2026-06-02
    days on market $169,900 Contingent 19 DOM
13. 2026-06-01
    days on market $169,900 Contingent 18 DOM
14. 2026-05-31
    days on market $169,900 Contingent 17 DOM
15. 2026-05-16
    historical Contingent 717-char remark
16. 2026-05-14
    listed $169,900 Active 717-char remark
17. 1984-02-01
    soldstatus $36,879

ⓘ 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: $2,047 · $171/mo
• Projected year-2 tax: $2,349 · $196/mo
• Expected delta: +$302/yr (+$25/mo · 14.7%)

ⓘ 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 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: $18,937
• − Mortgage interest: −$9,517
• − Property taxes: −$2,047
• − Insurance: −$850
• − Repairs & maintenance: −$1,515
• − Management: −$1,515
• − Depreciation: −$4,943
• Taxable loss: −$1,449
• Est. tax savings @ 24.0%: +$348
• After-tax cash flow: $1,720/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: Groveport Madison Local
• NCES district ID: 3904697
• Math proficiency: 23% ▼ -25.00%
• Reading proficiency: 38% ▼ -16.00%
• Median HH income: $49,549
• Composite: 26.52/100
• National rank: #7200
• State rank: #573 of 656 in OH

Livability — Blacklick Estates

• Score: 73/100
• State rank: #314
• US rank: #5082

Category grades

Amenities F Commute A- Cost of living A+ Crime C- Employment C Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Blacklick Estates, OH
• County: Franklin County · 1,351,780 people
• 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

+360.7% since first listed

3 events — show timeline

• 2026-05-16 Contingent — CBRMLS
• 2026-05-14 Listed $169,900 CBRMLS
• 1984-02-01 Sold (Public Records) $36,879 Public Records

Property tax history

+9.0%/yr

Latest (2024): $2,047 · -0.9% YoY. Source: county tax records.