786 Spring Valley Dr · Columbus, OH 43035

$309,900

2 bd · 2.5 ba · 1,443 sqft · Condo public records · 63 Days on market

Built 2002 $215/sqft · at area comps Est $379k · 18% under $408/mo HOA · 18% of rent

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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).

• ARV discount +15.0/15.0
• Schools +7.6/10.0
• Cash flow +4.6/30.0
• Livability +4.0/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move-in-ready condo in highly desirable Lewis Center within the Olentangy Local School District! This beautifully maintained home offers over 1,800 sq ft across three levels, featuring two spacious primary suites with private baths and walk-in closets, plus a convenient main-floor half bath. Enjoy high ceilings, great natural light, and a finished basement (~400 sq ft) already plumbed for an additional bath--perfect for a media room or extra living space. Comes fully furnished with brand-new king beds, dining set, newer appliances, washer & dryer, and all window treatments--truly turnkey. Relax on your private deck with peaceful pond and tree views and no rear neighbors. Prime location near Polaris Parkway shopping, dining, and parks. Low-maintenance living with space to grow--schedule your showing today!

Key facts

• $408 HOA
• Garage
• Community pool

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath condo listed at $310k.

Deal economics

• At list price, monthly cash flow is $-781 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $172k (44.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $226k (26.9% below list).
• Recommended offer: $172k (44.5% below list) — sets the bar for cash-flow.

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.
• Olentangy Local (rural): math 81% / reading 84% proficiency, ranked #18 of 656 in OH (top 3%) — strong family-tenant draw, lease renewals of 3-5y typical; only 5% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising (+1.9%/yr); 172 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 2,233 units permitted in Delaware County in 2024 (304 in 5+ unit buildings).
• This rent is only 18% of the median local income ($155k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.
• Delaware County population projected at +37% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 63 days — a 6% lower offer ($291k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $20k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $172,013 (44.5% 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 63 days. Have you received any prior offers? Is the seller open to a 44% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
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. 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?
9. 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.
10. 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.
11. 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: 0.73% ✗
• Cap rate: 3.27%
• Cash-on-cash: -10.79%
• DSCR: 0.52
• GRM: 11.4

CMA / ARV

• ARV (median comp): $378,805
• List price: $309,900
• Delta: -18.19%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.89% rent growth · sell at horizon

5-year hold

• IRR: -37.3%
• Equity multiple: -0.18×
• Total profit: $-102,135
• Equity at exit: $46,207

10-year hold

• IRR: -63.6%
• Equity multiple: -0.86×
• Total profit: $-161,781
• Equity at exit: $26,794

Cash invested: $86,772 (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 43035

• Home prices YoY: -12.0%
• Rents YoY: 1.9%
• Active inventory: 172
• Price-to-rent: 11.4×

Monthly cashflow live

• Estimated rent: $2,264 medium
• Mortgage (P&I): −$1,625
• Tax from tax record: −$407 /mo · $4,883/yr
• Insurance: −$129
• HOA: −$408
• Vacancy / Maint / Mgmt: −$475
• Net cashflow: $-781

Break-even live

Break-even rent $3,252

Max offer price $172,013

Occupancy floor —

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: $77,475
• Closing costs: $9,297
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7521 Daisy Ln Lewis Center, OH	3.0	2.5	1856	$2,800	$1.51	24d	1	0.57mi
79 Cheswick Village Dr Powell, OH	3.0	2.5	1724	$2,580	$1.50	44d	1	0.75mi
860 Candlelite Ln Lewis Center, OH	1.0–3.0	1.0–2.0	1021	$2,041	$2.00	2d	9	1.46mi
484 Greenmont Dr Lewis Center, OH	1.0–3.0	1.0–2.5	1320	$2,180	$1.65	3d	15	1.49mi

HOA detail condo

• Monthly dues: $408 · $4,896/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 28 events

1. 2026-06-18
   days on market $309,900 Active 63 DOM
2. 2026-06-17
   days on market $309,900 Active 62 DOM
3. 2026-06-16
   days on market $309,900 Active 61 DOM
4. 2026-06-15
   days on market $309,900 Active 60 DOM
5. 2026-06-13
   days on market $309,900 Active 58 DOM
6. 2026-06-13
   pricedays on market $309,900 Active 57 DOM
7. 2026-06-09
   remarks 699-char remark
8. 2026-06-09
   days on market $314,900 Active 54 DOM
9. 2026-06-08
   days on market $314,900 Active 53 DOM
10. 2026-06-07
    days on market $314,900 Active 52 DOM
11. 2026-06-05
    days on market $314,900 Active 49 DOM
12. 2026-06-03
    days on market $314,900 Active 48 DOM
13. 2026-06-02
    days on market $314,900 Active 47 DOM
14. 2026-06-01
    days on market $314,900 Active 46 DOM
15. 2026-05-31
    days on market $314,900 Active 45 DOM
16. 2026-05-15
    price $319,900 822-char remark

    Show marketing remark (822 chars)

    Move-in-ready condo in highly desirable Lewis Center within the Olentangy Local School District! This beautifully maintained home offers over 1,800 sq ft across three levels, featuring two spacious primary suites with private baths and walk-in closets, plus a convenient main-floor half bath. Enjoy high ceilings, great natural light, and a finished basement (~400 sq ft) already plumbed for an additional bath--perfect for a media room or extra living space. Comes fully furnished with brand-new king beds, dining set, newer appliances, washer & dryer, and all window treatments--truly turnkey. Relax on your private deck with peaceful pond and tree views and no rear neighbors. Prime location near Polaris Parkway shopping, dining, and parks. Low-maintenance living with space to grow--schedule your showing today!

17. 2026-04-23
    price $324,900 822-char remark

    Show marketing remark (822 chars)

    Move-in-ready condo in highly desirable Lewis Center within the Olentangy Local School District! This beautifully maintained home offers over 1,800 sq ft across three levels, featuring two spacious primary suites with private baths and walk-in closets, plus a convenient main-floor half bath. Enjoy high ceilings, great natural light, and a finished basement (~400 sq ft) already plumbed for an additional bath--perfect for a media room or extra living space. Comes fully furnished with brand-new king beds, dining set, newer appliances, washer & dryer, and all window treatments--truly turnkey. Relax on your private deck with peaceful pond and tree views and no rear neighbors. Prime location near Polaris Parkway shopping, dining, and parks. Low-maintenance living with space to grow--schedule your showing today!

18. 2026-04-16
    listed $329,900 Active 822-char remark

    Show marketing remark (822 chars)

    Move-in-ready condo in highly desirable Lewis Center within the Olentangy Local School District! This beautifully maintained home offers over 1,800 sq ft across three levels, featuring two spacious primary suites with private baths and walk-in closets, plus a convenient main-floor half bath. Enjoy high ceilings, great natural light, and a finished basement (~400 sq ft) already plumbed for an additional bath--perfect for a media room or extra living space. Comes fully furnished with brand-new king beds, dining set, newer appliances, washer & dryer, and all window treatments--truly turnkey. Relax on your private deck with peaceful pond and tree views and no rear neighbors. Prime location near Polaris Parkway shopping, dining, and parks. Low-maintenance living with space to grow--schedule your showing today!

19. 2026-04-10
    historical $329,900 822-char remark

    Show marketing remark (822 chars)

    Move-in-ready condo in highly desirable Lewis Center within the Olentangy Local School District! This beautifully maintained home offers over 1,800 sq ft across three levels, featuring two spacious primary suites with private baths and walk-in closets, plus a convenient main-floor half bath. Enjoy high ceilings, great natural light, and a finished basement (~400 sq ft) already plumbed for an additional bath--perfect for a media room or extra living space. Comes fully furnished with brand-new king beds, dining set, newer appliances, washer & dryer, and all window treatments--truly turnkey. Relax on your private deck with peaceful pond and tree views and no rear neighbors. Prime location near Polaris Parkway shopping, dining, and parks. Low-maintenance living with space to grow--schedule your showing today!

20. 2025-08-07
    soldstatus $305,000
21. 2025-07-28
    soldstatus $305,000 Closed 946-char remark

    Show marketing remark (946 chars)

    Discover the perfect blend of comfort and flexibility in this beautifully maintained condo in Lewis Center! Featuring two spacious primary suites, each with its own private full bathroom and walk-in closet, this home offers an ideal layout for multi-generational living, guests, or luxurious everyday comfort. A convenient half bath on the main floor adds functionality and style. With over 1,400 square feet of finished living space, plus an additional 250 sq ft in the partially finished lower level, there's room to grow, entertain, and relax. The basement is already plumbed for an additional half bath, perfect for future expansion. Enjoy your morning coffee or evening wine from the private deck overlooking a tranquil pond, offering a peaceful retreat just steps from your living room. Located in the top-rated Olentangy School District and close to shopping, dining, parks, and Polaris Parkway. Low-maintenance living in a prime location.

22. 2025-06-24
    historical Contingent 946-char remark

    Show marketing remark (946 chars)

    Discover the perfect blend of comfort and flexibility in this beautifully maintained condo in Lewis Center! Featuring two spacious primary suites, each with its own private full bathroom and walk-in closet, this home offers an ideal layout for multi-generational living, guests, or luxurious everyday comfort. A convenient half bath on the main floor adds functionality and style. With over 1,400 square feet of finished living space, plus an additional 250 sq ft in the partially finished lower level, there's room to grow, entertain, and relax. The basement is already plumbed for an additional half bath, perfect for future expansion. Enjoy your morning coffee or evening wine from the private deck overlooking a tranquil pond, offering a peaceful retreat just steps from your living room. Located in the top-rated Olentangy School District and close to shopping, dining, parks, and Polaris Parkway. Low-maintenance living in a prime location.

23. 2025-06-19
    listed $309,900 Active 946-char remark

    Show marketing remark (946 chars)

    Discover the perfect blend of comfort and flexibility in this beautifully maintained condo in Lewis Center! Featuring two spacious primary suites, each with its own private full bathroom and walk-in closet, this home offers an ideal layout for multi-generational living, guests, or luxurious everyday comfort. A convenient half bath on the main floor adds functionality and style. With over 1,400 square feet of finished living space, plus an additional 250 sq ft in the partially finished lower level, there's room to grow, entertain, and relax. The basement is already plumbed for an additional half bath, perfect for future expansion. Enjoy your morning coffee or evening wine from the private deck overlooking a tranquil pond, offering a peaceful retreat just steps from your living room. Located in the top-rated Olentangy School District and close to shopping, dining, parks, and Polaris Parkway. Low-maintenance living in a prime location.

24. 2025-06-15
    historical $309,900 946-char remark

    Show marketing remark (946 chars)

    Discover the perfect blend of comfort and flexibility in this beautifully maintained condo in Lewis Center! Featuring two spacious primary suites, each with its own private full bathroom and walk-in closet, this home offers an ideal layout for multi-generational living, guests, or luxurious everyday comfort. A convenient half bath on the main floor adds functionality and style. With over 1,400 square feet of finished living space, plus an additional 250 sq ft in the partially finished lower level, there's room to grow, entertain, and relax. The basement is already plumbed for an additional half bath, perfect for future expansion. Enjoy your morning coffee or evening wine from the private deck overlooking a tranquil pond, offering a peaceful retreat just steps from your living room. Located in the top-rated Olentangy School District and close to shopping, dining, parks, and Polaris Parkway. Low-maintenance living in a prime location.

25. 2024-07-12
    soldstatus $292,000
26. 2024-06-28
    soldstatus $292,000 Closed
27. 2024-06-09
    historical Contingent Finance and Inspection
28. 2024-06-07
    listed $279,900 Active

ⓘ 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: $4,883 · $407/mo
• Projected year-2 tax: $4,883 · $407/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $27,169
• − Mortgage interest: −$17,359
• − Property taxes: −$4,883
• − Insurance: −$1,550
• − Repairs & maintenance: −$2,174
• − Management: −$2,174
• − HOA: −$4,896
• − Depreciation: −$9,015
• Taxable loss: −$14,881
• Est. tax savings @ 24.0%: +$3,571
• After-tax cash flow: $-5,795/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: Olentangy Local
• NCES district ID: 3904676
• Math proficiency: 81% ▼ -8.00%
• Reading proficiency: 84% ▼ -5.00%
• Median HH income: $111,074
• Composite: 75.56/100
• National rank: #132
• State rank: #18 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: Delaware County · 203,207 people
• City population: 612,189
• Metro: Columbus, OH
• Population (ZIP): 36,012
• Household income: $154,683
• Rent vs Own: 27.3% rent · 72.7% own
• Severe rent burden: 599.0

Population outlook (Delaware County) Hauer SSP2

• Today (2025): 230,854 people
• By 2030: 249,294 · +8.0%
• By 2040: 284,223 · +23.1%
• By 2050: 315,314 · +36.6%
• By 2075: 379,462 · +64.4%
• By 2100: 403,158 · +74.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (66%)
• Race & ethnicity: White 66% Asian 18% Black 8% Two or more races 6% Hispanic / Latino 3%
• Common ancestry: Slovak 5% Italian 3% Lithuanian 2%
• Foreign-born: 19% · Canada, China, Vietnam
• Languages at home: 79% English-only · Other Indo-European 8% Other Asian/Pacific 5% Chinese 3%

Political lean MEDSL · Delaware

• 2024 margin: Lean R (+6.6) · D 46.2% · R 52.8%
• 2008→2024 swing: +13.0pp toward D · 2008: -19.6pp · 2024: -6.6pp
• All cycles: 2024: R+6.6 2020: R+6.8 2016: R+16.1 2012: R+23.7 2008: R+19.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -29.23%
• Current HPI: 214.3911
• Rent YoY: ▲ 1.89%
• 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

+14.3% since first listed

13 events — show timeline

• 2026-05-15 Price Changed $319,900 CBRMLS
• 2026-04-23 Price Changed $324,900 CBRMLS
• 2026-04-16 Listed $329,900 CBRMLS
• 2026-04-10 Coming Soon $329,900 CBRMLS
• 2025-08-07 Sold (Public Records) $305,000 Public Records
• 2025-07-28 Sold (MLS) $305,000 CBRMLS
• 2025-06-24 Contingent — CBRMLS
• 2025-06-19 Listed $309,900 CBRMLS
• 2025-06-15 Coming Soon $309,900 CBRMLS
• 2024-07-12 Sold (Public Records) $292,000 Public Records
• 2024-06-28 Sold (MLS) $292,000 CBRMLS
• 2024-06-09 Contingent — CBRMLS
• 2024-06-07 Listed $279,900 CBRMLS

Property tax history

+4.0%/yr

Latest (2025): $4,883 · +3.7% YoY. Source: county tax records.