5780 N Meadows Blvd · Columbus, OH 43229

$750,000

12 bd · 0.0 ba · 7,290 sqft · MultiFamily public records · 71 Days on market

Built 1963 9,583 sqft lot

---

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 +24.0/30.0
• DSCR +7.7/10.0
• ARV discount +7.5/15.0
• 1% rule +5.5/10.0
• Livability +4.0/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 6 units. confirmed

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

A rare opportunity to own a well-maintained 6-unit in N Meadows. All units are 2 bedroom and 1 bath townhome style units. This property is on its own parcel. Opportunity to condo out and sell individually for new owner. Columbus taxes! Roof is from 2021, Brand-New Hot Water Tanks, New HVAC systems that are serviced and maintained every year, has polished hardwood floors all throughout, water is sub-metered, Updated Windows, and all units have 100 amp electrical panels. PLEASE DO NOT DISTURB TENANTS. CURB OFFERS ONLY.

Key facts

• 9,583 sq ft lot
• 6 parking spots
• Built 1963

What this means for you Summary

Snapshot

• This is a 6 × 2-bed/1-bath units multifamily listed at $750k.

Deal economics

• At list price, monthly cash flow is $1k ($18k/yr) — positive. Per door: $244/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($8k rent vs $750k).
• Recommended offer: $705k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.6% 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.
• Zoned schools: Indianola Informal K-8 School (math 43% / reading 58%, grade D+, #896 of 1,584 statewide, top 57%, 684 students, 0% FRL); Dominion Middle School (math 39% / reading 50%, grade D, #477 of 654 statewide, top 74%, 717 students, 0% FRL); Whetstone High School (math 17% / reading 44%, grade F, #615 of 781 statewide, top 79%, 976 students, 0% FRL) — zoned schools average 0% FRL vs 72% district-wide (72 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 42% at this address vs 20% district-wide (+21 pts) — the actual schools serving this property are materially stronger than the Columbus City School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+3.3%/yr); 55 active listings in the ZIP; 8,139 units permitted in Franklin County in 2024 (5,940 in 5+ unit buildings).
• At $7,876/mo this rent would consume 164% of the median local household income ($58k/yr) (locally 2835% 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 $5k of loan paydown is wiped out by about $22k 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 71 days — a 6% lower offer ($705k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 10y ago; this cycle's ask has dropped $70k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $573k; 31% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $705,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 71 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
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: 1.05% ✓
• Cap rate: 8.64%
• Cash-on-cash: 8.37%
• DSCR: 1.37
• GRM: 7.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.29% rent growth · sell at horizon

5-year hold

• IRR: -3.3%
• Equity multiple: 0.88×
• Total profit: $-26,126
• Equity at exit: $111,827

10-year hold

• IRR: 6.7%
• Equity multiple: 1.51×
• Total profit: $106,251
• Equity at exit: $64,846

Cash invested: $210,000 (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 43229

• Rents YoY: 3.3%
• Active inventory: 55
• Price-to-rent: 47.6×

Monthly cashflow live

• Estimated rent: $7,876 high
• Mortgage (P&I): −$3,933
• Tax from tax record: −$512 /mo · $6,149/yr
• Insurance: −$312
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,654
• Net cashflow: $1,464

Break-even live

Break-even rent $6,023

Max offer price $750,000

Occupancy floor 76%

Sensitivity live

Price	-10% $1,889	-5% $1,676	+0% $1,464	+5% $1,252	+10% $1,039
Rent	-10% $842	-5% $1,153	+0% $1,464	+5% $1,775	+10% $2,086
Rate	-1.0pp $1,842	-0.5pp $1,655	base $1,464	+0.5pp $1,270	+1.0pp $1,072

6-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 6× units	2	1	$7,878
Total (6 units)			$7,876

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: $187,500
• Closing costs: $22,500
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-17
   days on market $750,000 Active 71 DOM
2. 2026-06-16
   days on market $750,000 Active 70 DOM
3. 2026-06-15
   days on market $750,000 Active 69 DOM
4. 2026-06-13
   days on market $750,000 Active 67 DOM
5. 2026-06-13
   days on market $750,000 Active 66 DOM
6. 2026-06-09
   days on market $750,000 Active 63 DOM
7. 2026-06-08
   days on market $750,000 Active 62 DOM
8. 2026-06-07
   days on market $750,000 Active 61 DOM
9. 2026-06-05
   days on market $750,000 Active 58 DOM
10. 2026-06-03
    days on market $750,000 Active 57 DOM
11. 2026-06-02
    days on market $750,000 Active 56 DOM
12. 2026-06-01
    days on market $750,000 Active 55 DOM
13. 2026-05-31
    days on market $750,000 Active 54 DOM
14. 2026-05-06
    price $750,000 522-char remark

    Show marketing remark (522 chars)

    A rare opportunity to own a well-maintained 6-unit in N Meadows. All units are 2 bedroom and 1 bath townhome style units. This property is on its own parcel. Opportunity to condo out and sell individually for new owner. Columbus taxes! Roof is from 2021, Brand-New Hot Water Tanks, New HVAC systems that are serviced and maintained every year, has polished hardwood floors all throughout, water is sub-metered, Updated Windows, and all units have 100 amp electrical panels. PLEASE DO NOT DISTURB TENANTS. CURB OFFERS ONLY.

15. 2026-04-14
    status Active 522-char remark

    Show marketing remark (522 chars)

    A rare opportunity to own a well-maintained 6-unit in N Meadows. All units are 2 bedroom and 1 bath townhome style units. This property is on its own parcel. Opportunity to condo out and sell individually for new owner. Columbus taxes! Roof is from 2021, Brand-New Hot Water Tanks, New HVAC systems that are serviced and maintained every year, has polished hardwood floors all throughout, water is sub-metered, Updated Windows, and all units have 100 amp electrical panels. PLEASE DO NOT DISTURB TENANTS. CURB OFFERS ONLY.

16. 2026-04-13
    status Pending 522-char remark

    Show marketing remark (522 chars)

    A rare opportunity to own a well-maintained 6-unit in N Meadows. All units are 2 bedroom and 1 bath townhome style units. This property is on its own parcel. Opportunity to condo out and sell individually for new owner. Columbus taxes! Roof is from 2021, Brand-New Hot Water Tanks, New HVAC systems that are serviced and maintained every year, has polished hardwood floors all throughout, water is sub-metered, Updated Windows, and all units have 100 amp electrical panels. PLEASE DO NOT DISTURB TENANTS. CURB OFFERS ONLY.

17. 2026-04-06
    listed $820,000 Active 522-char remark

    Show marketing remark (522 chars)

    A rare opportunity to own a well-maintained 6-unit in N Meadows. All units are 2 bedroom and 1 bath townhome style units. This property is on its own parcel. Opportunity to condo out and sell individually for new owner. Columbus taxes! Roof is from 2021, Brand-New Hot Water Tanks, New HVAC systems that are serviced and maintained every year, has polished hardwood floors all throughout, water is sub-metered, Updated Windows, and all units have 100 amp electrical panels. PLEASE DO NOT DISTURB TENANTS. CURB OFFERS ONLY.

18. 2026-04-01
    historical $820,000 522-char remark

    Show marketing remark (522 chars)

    A rare opportunity to own a well-maintained 6-unit in N Meadows. All units are 2 bedroom and 1 bath townhome style units. This property is on its own parcel. Opportunity to condo out and sell individually for new owner. Columbus taxes! Roof is from 2021, Brand-New Hot Water Tanks, New HVAC systems that are serviced and maintained every year, has polished hardwood floors all throughout, water is sub-metered, Updated Windows, and all units have 100 amp electrical panels. PLEASE DO NOT DISTURB TENANTS. CURB OFFERS ONLY.

19. 2021-07-01
    soldstatus $572,700
20. 2021-06-11
    soldstatus $572,698 Closed 369-char remark

    Show marketing remark (369 chars)

    SIX 2 Bedroom Brick Townhouses! NEW ROOF 5/2021! Hardwood Floors, Tile Kitchens and Baths. Stove, Fridge, Gas Heat & Central Air in ALL units. Updated 100 amp Electric Boxes in ALL units. Water is Submetered so tenants Pay ALL Utilities! Full Unfinished Basement in All Units. 6 Car Off Street Assigned Parking. Fully Leased so this is a TURN-KEY Investment!!

21. 2021-05-28
    status Pending 369-char remark

    Show marketing remark (369 chars)

    SIX 2 Bedroom Brick Townhouses! NEW ROOF 5/2021! Hardwood Floors, Tile Kitchens and Baths. Stove, Fridge, Gas Heat & Central Air in ALL units. Updated 100 amp Electric Boxes in ALL units. Water is Submetered so tenants Pay ALL Utilities! Full Unfinished Basement in All Units. 6 Car Off Street Assigned Parking. Fully Leased so this is a TURN-KEY Investment!!

22. 2021-05-23
    historical Contingent Finance and Inspection 369-char remark

    Show marketing remark (369 chars)

    SIX 2 Bedroom Brick Townhouses! NEW ROOF 5/2021! Hardwood Floors, Tile Kitchens and Baths. Stove, Fridge, Gas Heat & Central Air in ALL units. Updated 100 amp Electric Boxes in ALL units. Water is Submetered so tenants Pay ALL Utilities! Full Unfinished Basement in All Units. 6 Car Off Street Assigned Parking. Fully Leased so this is a TURN-KEY Investment!!

23. 2021-05-19
    listed $599,900 Active 369-char remark

    Show marketing remark (369 chars)

    SIX 2 Bedroom Brick Townhouses! NEW ROOF 5/2021! Hardwood Floors, Tile Kitchens and Baths. Stove, Fridge, Gas Heat & Central Air in ALL units. Updated 100 amp Electric Boxes in ALL units. Water is Submetered so tenants Pay ALL Utilities! Full Unfinished Basement in All Units. 6 Car Off Street Assigned Parking. Fully Leased so this is a TURN-KEY Investment!!

24. 2017-02-02
    historical
25. 2016-08-02
    listed $399,900 Active
26. 1996-05-24
    soldstatus $121,500

ⓘ 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: $6,149 · $512/mo
• Projected year-2 tax: $8,925 · $744/mo
• Expected delta: +$2,775/yr (+$231/mo · 45.1%)

ⓘ 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 ≥100°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $94,512
• − Mortgage interest: −$42,012
• − Property taxes: −$6,149
• − Insurance: −$3,750
• − Repairs & maintenance: −$7,561
• − Management: −$7,561
• − Depreciation: −$21,818
• Taxable income: $5,661
• Est. tax owed @ 24.0%: −$1,359
• After-tax cash flow: $16,210/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): 55,020
• Household income: $57,561
• Rent vs Own: 58.1% rent · 41.9% own
• Severe rent burden: 2835.0

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 0.69)
• Race & ethnicity: Black 44% White 33% Two or more races 13% Hispanic / Latino 12% Asian 6%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 1% Hispanic 1% Estonian 1%
• Foreign-born: 27% · Canada, India, China
• Languages at home: 69% English-only · Spanish 10% Other Indo-European 5% French/Haitian/Cajun 3%

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: ▼ -236.52%
• Current HPI: 285.6606
• Rent YoY: ▲ 3.29%
• 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

+517.3% since first listed

13 events — show timeline

• 2026-05-06 Price Changed $750,000 CBRMLS
• 2026-04-14 Relisted — CBRMLS
• 2026-04-13 Pending — CBRMLS
• 2026-04-06 Listed $820,000 CBRMLS
• 2026-04-01 Coming Soon $820,000 CBRMLS
• 2021-07-01 Sold (Public Records) $572,700 Public Records
• 2021-06-11 Sold (MLS) $572,698 CBRMLS
• 2021-05-28 Pending — CBRMLS
• 2021-05-23 Contingent — CBRMLS
• 2021-05-19 Listed $599,900 CBRMLS
• 2017-02-02 Listing Removed — CBRMLS
• 2016-08-02 Listed $399,900 CBRMLS
• 1996-05-24 Sold (Public Records) $121,500 Public Records

Property tax history

+0.9%/yr

Latest (2024): $6,149 · +1.6% YoY. Source: county tax records.