4996 Palmetto St · Lincoln Village, OH 43228

$110,000

3 bd · 1.0 ba · 996 sqft · SingleFamily public records · 1 Days on market

Built 1957 6,098 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 +24.8/30.0
• DSCR +8.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.3/10.0
• Livability +4.2/5.0
• Schools +3.8/10.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move incondition, Newer Roof, carpet, vinyl floor, paint, bathroom, double pain windows,

Key facts

• Off street parking
• Large corner lot
• Complete rehab

Tags

• COMPLETE REHAB
• LARGE CORNER LOT
• OFF STREET PARKING
• DESIRED LOCATION

Property features AI

Finance

• HOA & community: Community sidewalk

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story; Built in 1957; No common walls
• Construction: Block foundation
• Exterior features: Patio; Sidewalk (community/association)

Interior

• Bedrooms: 3 main-level bedrooms
• Flooring: Wood flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Forced-air heating
• Interior features: Full basement; Living area approximately 996

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $232 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Cap rate 8.8% vs local median 4.0% in Lincoln Village — 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 85/100 on livability (#42 in OH, #549 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+; Watch: employment C-.
• 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 soft (-0.6%/yr); 192 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $761 of loan paydown is wiped out by about $3k 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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 14y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $65k; list at $110k implies a 69% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $110,000

Questions for the listing agent

1. Built in 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.23% ✓
• Cap rate: 8.82%
• Cash-on-cash: 9.03%
• DSCR: 1.40
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $227,088
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4996 Palmetto St	0.00mi	3/1.0	996 (0%)	0mo	$120,000	$120	100
102 Redmond Rd	0.23mi	3/1.0	980 (-2%)	1mo	$240,000	$245	86
117 Postle Blvd	0.08mi	3/2.0	1,080 (+8%)	7mo	$249,900	$231	72
255 Postle Blvd	0.20mi	2/1.0 (-1)	936 (-6%)	8mo	$214,000	$229	69
377 S Murray Hill Rd	0.46mi	3/1.0	1,055 (+6%)	3mo	$245,100	$232	66
435 Redmond Rd	0.42mi	3/1.0	1,055 (+6%)	6mo	$205,000	$194	66
4681 Henley Ave	0.43mi	3/1.5	1,082 (+9%)	0mo	$183,000	$169	63
196 Maple Dr	0.59mi	2/1.5 (-1)	1,044 (+5%)	2mo	$135,000	$129	56
93 Buena Vista Ave	0.48mi	4/1.5 (+1)	1,137 (+14%)	0mo	$260,000	$229	46
323 Sturbridge Rd	0.69mi	3/1.5	1,107 (+11%)	2mo	$179,900	$163	46
110 Pasadena Ave	0.57mi	2/1.0 (-1)	885 (-11%)	6mo	$190,000	$215	44
159 Pasadena Ave	0.63mi	2/2.0 (-1)	1,138 (+14%)	1mo	$260,000	$228	37

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -6.3%
• Equity multiple: 0.77×
• Total profit: $-6,953
• Equity at exit: $16,401

10-year hold

• IRR: -1.1%
• Equity multiple: 0.93×
• Total profit: $-2,059
• Equity at exit: $9,511

Cash invested: $30,800 (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 43228

• Rents YoY: -0.6%
• Active inventory: 192
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,349 high
• Mortgage (P&I): −$577
• Tax from tax record: −$211 /mo · $2,533/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$283
• Net cashflow: $232

Break-even live

Break-even rent $1,055

Max offer price $110,000

Occupancy floor 78%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4688 Hilton Ave Unit B Columbus, OH	2.0	1.0	800	$1,025	$1.28	43d	1	0.45mi
4651 Hilton Ave Unit B Columbus, OH	2.0	1.0	900	$945	$1.05	43d	1	0.49mi
4696 Tarryton Ct S Columbus, OH	1.0–2.0	1.0	818	$949	$1.16	43d	2	0.59mi
4696 Tarryton Ct S Columbus, OH	2.0	1.0	852	$949	$1.11	23d	1	0.59mi
80 Tarryton Ct E Unit 80 Columbus, OH	2.0	1.5	992	$1,650	$1.66	43d	1	0.60mi
5591 Rustling Way LN Galloway, OH	1.0–3.0	1.0–2.5	962	$1,649	$1.71	1d	8	0.67mi
90 Old Village Rd Columbus, OH	3.0	1.0	1100	$995	$0.90	43d	1	0.68mi
550 Brandenbush Ln Columbus, OH	2.0	1.0	878	$1,060	$1.21	3d	7	0.69mi
5445 Eaglecrest Dr Galloway, OH	1.0–2.0	1.0–2.0	800	$1,290	$1.61	14d	7	0.83mi
5605 W Broad St Columbus, OH	1.0–2.0	1.0–2.0	823	$1,465	$1.78	1d	30	0.88mi
5500 Floral Cir S Columbus, OH	1.0–3.0	1.0–2.0	762	$1,420	$1.86	3d	22	0.89mi
4436 Westport Rd Columbus, OH	2.0	1.0	866	$1,004	$1.16	21d	7	0.90mi
4573 Westport Rd Unit 670-205 Columbus, OH	2.0	1.5	919	$1,471	$1.60	12d	1	0.93mi
4573 Westport Rd Unit 4507-107 Columbus, OH	3.0	1.5	1095	$1,417	$1.29	12d	1	0.93mi
4573 Westport Rd Unit 690-205 Columbus, OH	2.0	1.5	919	$1,471	$1.60	43d	1	0.93mi
4573 Westport Rd Unit 4567-101 Columbus, OH	3.0	1.5	1095	$1,701	$1.55	43d	1	0.93mi
4573 Westport Rd Unit 670-106 Columbus, OH	3.0	1.5	1095	$1,417	$1.29	43d	1	0.93mi
4573 Westport Rd Unit 670-201 Columbus, OH	2.0	1.5	919	$1,226	$1.33	43d	1	0.93mi
5580 Leigh Run Ct Columbus, OH	2.0	1.0	950	$1,244	$1.31	2d	3	1.02mi
5809-5811 Pepperwood Ct Unit 5809 Galloway, OH	2.0	1.0	910	$1,349	$1.48	20d	1	1.18mi
931 Muirwood Village Dr Columbus, OH	1.0–2.0	1.0	800	$1,399	$1.75	3d	11	1.22mi
500 Dove Tree Dr Galloway, OH	1.0–2.0	1.0–1.5	804	$1,419	$1.76	1d	1	1.27mi
5930 W Broad St Galloway, OH	1.0–2.0	1.0–2.0	819	$1,290	$1.58	1d	24	1.31mi
4800 Hall Rd Columbus, OH	1.0–3.0	1.0–2.0	880	$1,289	$1.46	2d	24	1.32mi
1112 Ashberry Village Dr Columbus, OH	2.0	1.0	850	$974	$1.15	1d	6	1.39mi
600 Trinity Marsh Columbus, OH	1.0–2.0	1.0–2.0	819	$1,408	$1.72	2d	8	1.45mi
2791 Chopper Ln Columbus, OH	1.0–2.0	1.0–2.5	1004	$2,884	$2.87	1d	25	1.48mi

Listing history 1 events

1. 2026-05-31
   status $110,000 Pending 1 DOM

ⓘ 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: $2,533 · $211/mo
• Projected year-2 tax: $2,533 · $211/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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: $16,184
• − Mortgage interest: −$6,162
• − Property taxes: −$2,533
• − Insurance: −$550
• − Repairs & maintenance: −$1,295
• − Management: −$1,295
• − Depreciation: −$3,200
• Taxable income: $1,150
• Est. tax owed @ 24.0%: −$276
• After-tax cash flow: $2,505/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 — Lincoln Village

• Score: 85/100
• State rank: #42
• US rank: #549

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lincoln Village, OH
• County: Franklin County · 1,351,780 people
• City population: 59,077
• Metro: Columbus, OH
• Population (ZIP): 59,077
• Household income: $61,713
• Rent vs Own: 55.8% rent · 44.2% own
• Severe rent burden: 3284.0

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 0.64)
• Race & ethnicity: White 54% Black 23% Hispanic / Latino 14% Two or more races 11% Asian 3%
• Hispanic origin (detail): Mexican 8% Dominican 1%
• Common ancestry: Slovak 2% Italian 1% Romanian 1%
• Foreign-born: 19% · Canada, Jamaica
• Languages at home: 74% English-only · Spanish 12% Other Indo-European 1% 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: ▼ -245.97%
• Current HPI: 234.1992
• Rent YoY: ▼ -0.63%
• 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

+62.0% since first listed

5 events — show timeline

• 2026-05-29 Listed $110,000 CBRMLS
• 2012-06-27 Sold (Public Records) $65,000 Public Records
• 2012-06-14 Sold (MLS) $65,000 CBRMLS
• 2012-05-15 Listing Removed — CBRMLS
• 2012-05-14 Listed $67,900 CBRMLS

Property tax history

+4.5%/yr

Latest (2024): $2,533 · +4.8% YoY. Source: county tax records.