4314 Robin St · Grove City, OH 43123

$204,900

3 bd · 1.0 ba · 884 sqft · SingleFamily public records · 144 Days on market

Built 1954 5,227 sqft lot $232/sqft · 14% below area Est $238k · 14% under

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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 +14.6/30.0
• ARV discount +13.8/15.0
• DSCR +4.4/10.0
• Livability +3.9/5.0
• Schools +3.8/10.0
• 1% rule +3.6/10.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Shows like a model. Everything is new, painting, flooring, kitchen, windows, HVAC, Stainless Steel appliances, doors.

Key facts

• New kitchen
• New hvac
• New flooring

Tags

• NEW PAINTING
• NEW FLOORING
• NEW KITCHEN
• NEW WINDOWS
• NEW HVAC
• STAINLESS STEEL APPLIANCES

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $205k.

Deal economics

• At list price, monthly cash flow is $47 ($564/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 $175k (14.4% below list).
• Recommended offer: $175k (14.4% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 2.7% in Grove City — 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 77/100 on livability (#190 in OH, #2,911 nationally) — a middle-class / working-renter tenant base. Strengths: schools A+, employment A+, cost of living A+; Watch: commute D, amenities F, health & safety F.
• South-Western City (suburban): math 40% / reading 48% proficiency, ranked #500 of 656 in OH (top 76%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+3.7%/yr); 329 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 8,139 units permitted in Franklin County in 2024 (5,940 in 5+ unit buildings).

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 144 days — a 12% lower offer ($180k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $45k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $151k; 36% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $175,409 (14.4% below list)

Questions for the listing agent

1. It's been on market 144 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
2. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. 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?
7. 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.
8. 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.
9. 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: 0.86% ✗
• Cap rate: 6.57%
• Cash-on-cash: 0.98%
• DSCR: 1.04
• GRM: 9.7

CMA / ARV

• ARV (median comp): $237,999
• List price: $204,900
• Delta: -13.91%
• 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
4348 Joseph St	0.16mi	3/1.0	884 (0%)	10mo	$220,000	$249	84
3510 Stephen St	0.15mi	3/1.5	910 (+3%)	2mo	$245,000	$269	84
3476 Valerie St	0.08mi	3/1.0	884 (0%)	16mo	$245,900	$278	83
3477 Stephen St	0.14mi	3/1.0	884 (0%)	14mo	$246,000	$278	82
3529 Stephen St	0.19mi	3/1.0	896 (+1%)	9mo	$250,000	$279	81
3445 Woodlawn Ave	0.05mi	2/2.0 (-1)	912 (+3%)	10mo	$250,000	$274	75
3705 Casa Blvd	0.44mi	2/1.0 (-1)	984 (+11%)	2mo	$151,250	$154	54
4205 Patzer Ave	0.43mi	3/2.0	984 (+11%)	8mo	$265,000	$269	50
4419 Haughn Rd	0.49mi	2/1.0 (-1)	804 (-9%)	16mo	$165,000	$205	44
3908 Girbert St	0.74mi	3/1.0	960 (+9%)	10mo	$261,000	$272	42
3911 Breck Ave	0.59mi	3/1.5	1,004 (+14%)	17mo	$270,000	$269	34
3901 Girbert St	0.72mi	3/1.0	1,008 (+14%)	11mo	$280,000	$278	34

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 · 3.68% rent growth · sell at horizon

5-year hold

• IRR: -14.0%
• Equity multiple: 0.49×
• Total profit: $-29,022
• Equity at exit: $30,551

10-year hold

• IRR: -4.2%
• Equity multiple: 0.71×
• Total profit: $-16,475
• Equity at exit: $17,716

Cash invested: $57,372 (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 43123

• Rents YoY: 3.7%
• Active inventory: 329
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,754 high
• Mortgage (P&I): −$1,075
• Tax from tax record: −$179 /mo · $2,146/yr
• Insurance: −$85
• HOA: −$0
• Vacancy / Maint / Mgmt: −$368
• Net cashflow: $47

Break-even live

Break-even rent $1,695

Max offer price $204,900

Occupancy floor 92%

Sensitivity live

Price	-10% $163	-5% $105	+0% $47	+5% $-11	+10% $-69
Rent	-10% $-92	-5% $-22	+0% $47	+5% $116	+10% $186
Rate	-1.0pp $150	-0.5pp $99	base $47	+0.5pp $-6	+1.0pp $-60

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: $51,225
• Closing costs: $6,147
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3232 Townhouse Dr Grove City, OH	2.0	1.5	1050	$1,350	$1.29	2d	3	0.34mi
3443 Park St Grove City, OH	1.0–2.0	1.0–2.0	909	$1,784	$1.96	2d	16	0.45mi
3687 Park St Grove City, OH	2.0	1.0	1000	$1,650	$1.65	44d	1	0.73mi
2979 Columbus St Grove City, OH	2.0	1.0	650	$1,122	$1.73	2d	1	0.78mi
3451 Kells Way Grove City, OH	1.0–3.0	1.0–2.5	1144	$3,101	$2.71	2d	22	0.83mi
3081 Thomas Ave Grove City, OH	3.0	1.0	1015	$1,695	$1.67	24d	1	1.08mi
3077 Southwest Blvd Grove City, OH	2.0	1.0	750	$1,077	$1.44	2d	1	1.13mi
3466 Willowood Pl Grove City, OH	1.0–2.0	1.0–2.0	720	$1,345	$1.87	3d	5	1.37mi

Listing history 22 events

1. 2026-05-19
   status Pending 117-char remark

   Show marketing remark (117 chars)

   Shows like a model. Everything is new, painting, flooring, kitchen, windows, HVAC, Stainless Steel appliances, doors.

2. 2026-05-16
   price $204,900 117-char remark

   Show marketing remark (117 chars)

   Shows like a model. Everything is new, painting, flooring, kitchen, windows, HVAC, Stainless Steel appliances, doors.

3. 2026-05-11
   price $209,900 117-char remark

   Show marketing remark (117 chars)

   Shows like a model. Everything is new, painting, flooring, kitchen, windows, HVAC, Stainless Steel appliances, doors.

4. 2026-05-04
   price $214,900 117-char remark

   Show marketing remark (117 chars)

   Shows like a model. Everything is new, painting, flooring, kitchen, windows, HVAC, Stainless Steel appliances, doors.

5. 2026-04-21
   price $219,900 117-char remark

   Show marketing remark (117 chars)

   Shows like a model. Everything is new, painting, flooring, kitchen, windows, HVAC, Stainless Steel appliances, doors.

6. 2026-04-14
   price $224,900 117-char remark

   Show marketing remark (117 chars)

   Shows like a model. Everything is new, painting, flooring, kitchen, windows, HVAC, Stainless Steel appliances, doors.

7. 2026-04-06
   price $229,900 117-char remark

   Show marketing remark (117 chars)

   Shows like a model. Everything is new, painting, flooring, kitchen, windows, HVAC, Stainless Steel appliances, doors.

8. 2026-03-11
   status Active 117-char remark

   Show marketing remark (117 chars)

   Shows like a model. Everything is new, painting, flooring, kitchen, windows, HVAC, Stainless Steel appliances, doors.

9. 2026-02-26
   status Pending 117-char remark

   Show marketing remark (117 chars)

   Shows like a model. Everything is new, painting, flooring, kitchen, windows, HVAC, Stainless Steel appliances, doors.

10. 2026-02-09
    price $234,900 117-char remark

    Show marketing remark (117 chars)

    Shows like a model. Everything is new, painting, flooring, kitchen, windows, HVAC, Stainless Steel appliances, doors.

11. 2026-01-20
    price $239,900 117-char remark

    Show marketing remark (117 chars)

    Shows like a model. Everything is new, painting, flooring, kitchen, windows, HVAC, Stainless Steel appliances, doors.

12. 2026-01-14
    price $244,900 117-char remark

    Show marketing remark (117 chars)

    Shows like a model. Everything is new, painting, flooring, kitchen, windows, HVAC, Stainless Steel appliances, doors.

13. 2025-12-08
    listed $249,900 Active 117-char remark

    Show marketing remark (117 chars)

    Shows like a model. Everything is new, painting, flooring, kitchen, windows, HVAC, Stainless Steel appliances, doors.

14. 2025-11-06
    soldstatus $151,100
15. 2025-11-04
    soldstatus $151,100 Closed 314-char remark

    Show marketing remark (314 chars)

    MULTIPLE OFFERS. .HIGHEST AND BEST BY 8P SUNDAY 10-05. Welcome to 4314 Robin Street. Attention all Rehab Professionals ! Make this one your next project ! Cash offers only. Homes in this area do not sit on the market long . Great location the rear yard looks right into Windsor Park. .Walkable to the Town Center !

16. 2025-10-18
    status Pending 314-char remark

    Show marketing remark (314 chars)

    MULTIPLE OFFERS. .HIGHEST AND BEST BY 8P SUNDAY 10-05. Welcome to 4314 Robin Street. Attention all Rehab Professionals ! Make this one your next project ! Cash offers only. Homes in this area do not sit on the market long . Great location the rear yard looks right into Windsor Park. .Walkable to the Town Center !

17. 2025-10-18
    status Active 314-char remark

    Show marketing remark (314 chars)

    MULTIPLE OFFERS. .HIGHEST AND BEST BY 8P SUNDAY 10-05. Welcome to 4314 Robin Street. Attention all Rehab Professionals ! Make this one your next project ! Cash offers only. Homes in this area do not sit on the market long . Great location the rear yard looks right into Windsor Park. .Walkable to the Town Center !

18. 2025-10-18
    price $139,800 314-char remark

    Show marketing remark (314 chars)

    MULTIPLE OFFERS. .HIGHEST AND BEST BY 8P SUNDAY 10-05. Welcome to 4314 Robin Street. Attention all Rehab Professionals ! Make this one your next project ! Cash offers only. Homes in this area do not sit on the market long . Great location the rear yard looks right into Windsor Park. .Walkable to the Town Center !

19. 2025-10-06
    historical Contingent 314-char remark

    Show marketing remark (314 chars)

    MULTIPLE OFFERS. .HIGHEST AND BEST BY 8P SUNDAY 10-05. Welcome to 4314 Robin Street. Attention all Rehab Professionals ! Make this one your next project ! Cash offers only. Homes in this area do not sit on the market long . Great location the rear yard looks right into Windsor Park. .Walkable to the Town Center !

20. 2025-10-03
    listed $139,900 Active 314-char remark

    Show marketing remark (314 chars)

    MULTIPLE OFFERS. .HIGHEST AND BEST BY 8P SUNDAY 10-05. Welcome to 4314 Robin Street. Attention all Rehab Professionals ! Make this one your next project ! Cash offers only. Homes in this area do not sit on the market long . Great location the rear yard looks right into Windsor Park. .Walkable to the Town Center !

21. 2001-05-03
    soldstatus $60,000
22. 1971-07-01
    soldstatus $15,800

ⓘ 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: $2,146 · $179/mo
• Projected year-2 tax: $2,671 · $223/mo
• Expected delta: +$525/yr (+$44/mo · 24.5%)

ⓘ 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 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 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,049
• − Mortgage interest: −$11,478
• − Property taxes: −$2,146
• − Insurance: −$1,024
• − Repairs & maintenance: −$1,684
• − Management: −$1,684
• − Depreciation: −$5,961
• Taxable loss: −$2,928
• Est. tax savings @ 24.0%: +$703
• After-tax cash flow: $1,267/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: South-Western City
• NCES district ID: 3904480
• Math proficiency: 40% ▼ -18.00%
• Reading proficiency: 48% ▼ -10.00%
• Median HH income: $51,689
• Composite: 37.95/100
• National rank: #4305
• State rank: #500 of 656 in OH

Livability — Grove City

• Score: 77/100
• State rank: #190
• US rank: #2911

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Grove City, OH
• County: Franklin County · 1,351,780 people
• City population: 67,626
• Metro: Columbus, OH
• Population (ZIP): 67,626
• Household income: $91,008
• Rent vs Own: 26.1% rent · 73.9% own
• Severe rent burden: 1087.0

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 (84%)
• Race & ethnicity: White 84% Two or more races 6% Hispanic / Latino 5% Black 5% Asian 2%
• Common ancestry: Romanian 2% Slovak 2% Italian 2%
• Foreign-born: 4% · Canada, Vietnam, China
• Languages at home: 93% English-only · Spanish 3% Russian/Polish/Slavic 1% Other Indo-European 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: ▼ -241.42%
• Current HPI: 238.709
• Rent YoY: ▲ 3.68%
• 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

+1196.8% since first listed

22 events — show timeline

• 2026-05-19 Pending — CBRMLS
• 2026-05-16 Price Changed $204,900 CBRMLS
• 2026-05-11 Price Changed $209,900 CBRMLS
• 2026-05-04 Price Changed $214,900 CBRMLS
• 2026-04-21 Price Changed $219,900 CBRMLS
• 2026-04-14 Price Changed $224,900 CBRMLS
• 2026-04-06 Price Changed $229,900 CBRMLS
• 2026-03-11 Relisted — CBRMLS
• 2026-02-26 Pending — CBRMLS
• 2026-02-09 Price Changed $234,900 CBRMLS
• 2026-01-20 Price Changed $239,900 CBRMLS
• 2026-01-14 Price Changed $244,900 CBRMLS
• 2025-12-08 Listed $249,900 CBRMLS
• 2025-11-06 Sold (Public Records) $151,100 Public Records
• 2025-11-04 Sold (MLS) $151,100 CBRMLS
• 2025-10-18 Pending — CBRMLS
• 2025-10-18 Relisted — CBRMLS
• 2025-10-18 Price Changed $139,800 CBRMLS
• 2025-10-06 Contingent — CBRMLS
• 2025-10-03 Listed $139,900 CBRMLS
• 2001-05-03 Sold (Public Records) $60,000 Public Records
• 1971-07-01 Sold (Public Records) $15,800 Public Records

Property tax history

+1.9%/yr

Latest (2024): $2,146 · +1.4% YoY. Source: county tax records.