529 Larcomb Ave · Columbus, OH 43223

$124,900

2 bd · 1.0 ba · 1,132 sqft · SingleFamily public records · 62 Days on market

Built 1959 5,227 sqft lot $110/sqft · 32% below area Est $184k · 32% 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 +20.6/30.0
• ARV discount +15.0/15.0
• DSCR +6.5/10.0
• 1% rule +5.1/10.0
• Livability +4.0/5.0
• Rent growth +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This charming 2-bedroom ranch in the established Hilltonia neighborhood offers a comfortable and practical layout. The home features 1,132 sqft of living space, highlighted by a bright, inviting atmosphere and classic hardwood flooring. The functional kitchen and living areas provide a great foundation for personal touches and everyday living. Downstairs, a full basement offers a wealth of possibilities for a workshop, hobby area, or significant extra storage. The exterior includes a detached garage and a deep 35 times 146 lot, perfect for outdoor activities or gardening. Conveniently located within the Columbus CSD and close to local parks and city amenities, this home presents a wonderful opportunity for those seeking a manageable and versatile property.

Key facts

• Hardwood flooring
• Deep lot
• Full basement

Tags

• HARDWOOD FLOORING
• FULL BASEMENT
• DETACHED GARAGE
• DEEP LOT
• CLOSE TO LOCAL PARKS
• CLOSE TO CITY AMENITIES

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $166 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $117k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.9% 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.
• Market conditions: Rents rising fast (+4.6%/yr); 144 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; 8,139 units permitted in Franklin County in 2024 (5,940 in 5+ unit buildings).
• This rent runs 32% of the median local income ($47k/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 $864 of loan paydown is wiped out by about $4k 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 62 days — a 6% lower offer ($117k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $54k; list at $125k implies a 131% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $117,406 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1959 — 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. 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?
6. 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.
7. 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.
8. 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: 1.01% ✓
• Cap rate: 7.89%
• Cash-on-cash: 5.69%
• DSCR: 1.25
• GRM: 8.2

CMA / ARV

• ARV (median comp): $184,350
• List price: $124,900
• Delta: -32.25%
• 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
550 Helen St	0.20mi	3/1.0 (+1)	1,110 (-2%)	3mo	$169,900	$153	80
481 Wrexham Ave	0.36mi	2/1.0	1,064 (-6%)	5mo	$139,000	$131	69
635 Clark Ave	0.19mi	2/1.0	997 (-12%)	4mo	$172,500	$173	68
1538 Union Ave	0.41mi	3/1.0 (+1)	1,064 (-6%)	0mo	$44,000	$41	66
611 Whitethorne Ave	0.52mi	3/1.0 (+1)	1,110 (-2%)	3mo	$110,000	$99	65
2188 Amherst Ave	0.57mi	3/1.0 (+1)	1,136 (+0%)	4mo	$165,000	$145	65
258 Wrexham Ave	0.50mi	3/2.0 (+1)	1,068 (-6%)	1mo	$194,000	$182	57
676 Butler Ave	0.46mi	3/1.5 (+1)	1,054 (-7%)	4mo	$165,000	$157	56
1476 Thomas Ave	0.47mi	2/1.0	978 (-14%)	3mo	$150,000	$153	53
1864 Rosemont Ave	0.64mi	3/1.5 (+1)	1,186 (+5%)	4mo	$222,000	$187	52
151 Columbian Ave	0.56mi	3/1.0 (+1)	1,012 (-11%)	2mo	$146,500	$145	50
379 Midland Ave	0.61mi	3/1.0 (+1)	1,279 (+13%)	4mo	$168,000	$131	41

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 · 4.61% rent growth · sell at horizon

5-year hold

• IRR: -5.7%
• Equity multiple: 0.78×
• Total profit: $-7,591
• Equity at exit: $18,623

10-year hold

• IRR: 5.7%
• Equity multiple: 1.45×
• Total profit: $15,813
• Equity at exit: $10,799

Cash invested: $34,972 (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 43223

• Rents YoY: 4.6%
• Active inventory: 144
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,263 high
• Mortgage (P&I): −$655
• Tax from tax record: −$125 /mo · $1,495/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$265
• Net cashflow: $166

Break-even live

Break-even rent $1,053

Max offer price $124,900

Occupancy floor 82%

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
488 Woodbury Ave Columbus, OH	3.0	1.5	1222	$1,250	$1.02	43d	1	0.08mi
543 Woodbury Ave Unit NA Columbus, OH	3.0	1.0	1308	$1,645	$1.26	14d	1	0.10mi
490 Helen St Columbus, OH	2.0	1.0	840	$1,200	$1.43	43d	1	0.17mi
1773 W Mound St Unit 1799 Columbus, OH	1.0	1.0	700	$900	$1.29	43d	1	0.21mi
1773 W Mound St Unit 1803 Columbus, OH	1.0	1.0	700	$925	$1.32	43d	1	0.21mi
436 Catherine St Columbus, OH	2.0	1.5	960	$1,300	$1.35	7d	1	0.24mi
432 Catherine St Columbus, OH	3.0	1.0	1073	$1,325	$1.23	14d	1	0.25mi
432 Catherine St Columbus, OH	3.0	1.0	1073	$1,325	$1.23	12d	1	0.25mi
1928-1930 Vaughn St Unit 1928 Columbus, OH	2.0	1.0	919	$957	$1.04	43d	1	0.35mi
1485 Walsh Ave Columbus, OH	2.0	1.0	720	$1,450	$2.01	23d	1	0.43mi
800 Harrisburg Pike Unit 2 bedroom townhomes Columbus, OH	2.0	1.0	1250	$995	$0.80	43d	1	0.49mi
802 Harrisburg Pike Columbus, OH	2.0	1.0	1250	$995	$0.80	3d	1	0.50mi
190 Nashoba Ave Columbus, OH	2.0	1.0	1030	$1,450	$1.41	12d	1	0.50mi
190 Nashoba Ave Columbus, OH	2.0	1.0	1030	$1,450	$1.41	20d	1	0.50mi
394 S Guilford Ave Columbus, OH	3.0	1.5	1404	$1,450	$1.03	7d	1	0.52mi
255 Belvidere Ave Columbus, OH	2.0	1.0	1144	$1,195	$1.04	16d	1	0.57mi
108 Columbian Ave Unit B Columbus, OH	2.0	1.0	820	$900	$1.10	7d	1	0.58mi
2174 Sullivant Ave Columbus, OH	1.0	1.0	800	$775	$0.97	43d	1	0.59mi
791-793 Butler Ave Unit 791 Columbus, OH	3.0	1.0	1000	$1,395	$1.40	3d	1	0.59mi
2203 Clarendon Ln Unit 2203 Columbus, OH	2.0	1.0	835	$1,000	$1.20	12d	1	0.60mi
287 S Central Ave Unit 285 Columbus, OH	1.0	1.0	704	$870	$1.24	17d	1	0.62mi
2205 Sullivant Ave Columbus, OH	3.0	1.0	1275	$1,200	$0.94	43d	1	0.63mi
2157 W Mound St Unit C Columbus, OH	2.0	1.0	825	$900	$1.09	43d	1	0.64mi
2167 W Mound St Unit C Columbus, OH	2.0	1.0	825	$900	$1.09	43d	1	0.67mi
2173 W Mound St Unit A Columbus, OH	2.0	1.0	825	$900	$1.09	43d	1	0.68mi
257 Clarendon Ave Unit 257,259,261,263 Columbus, OH	2.0	1.0	1000	$1,200	$1.20	43d	1	0.75mi
95-97 Whitethorne Ave Columbus, OH	3.0	1.5	1260	$1,475	$1.17	20d	1	0.79mi
95-97 Whitethorne Ave Columbus, OH	3.0	1.5	1260	$1,375	$1.09	3d	1	0.79mi
664 S Wheatland Ave Unit 1 Columbus, OH	1.0	1.0	700	$895	$1.28	12d	1	0.79mi
120 S Central Ave Columbus, OH	1.0–3.0	1.0–2.0	944	$912	$0.97	14d	12	0.80mi
32 Schultz Ave Columbus, OH	3.0	1.0	1218	$1,250	$1.03	21d	1	0.85mi
142 Dana Ave Unit 142 Columbus, OH	2.0	1.0	700	$825	$1.18	43d	1	0.86mi
170 S Highland Ave Columbus, OH	2.0	1.0	950	$895	$0.94	43d	1	0.87mi
87-89 Dana Ave Columbus, OH	2.0	1.0	948	$1,100	$1.16	21d	1	0.89mi
411 S Yale Ave Columbus, OH	2.0	1.0	784	$1,425	$1.82	43d	1	0.90mi
189 W Park Ave Unit 189 Columbus, OH	3.0	2.0	1276	$1,395	$1.09	7d	1	0.90mi
548 S Wayne Ave Columbus, OH	3.0	1.0	1008	$1,225	$1.22	20d	1	0.90mi
58 Stevens Ave Columbus, OH	3.0	1.0	1176	$1,250	$1.06	43d	1	0.91mi
85 Stevens Ave Columbus, OH	2.0	1.0	816	$995	$1.22	43d	1	0.94mi
521-523 S Wayne Ave Columbus, OH	3.0	1.0	1092	$1,195	$1.09	3d	1	0.94mi

Listing history 19 events

1. 2026-06-18
   days on market $124,900 Active 62 DOM
2. 2026-06-17
   days on market $124,900 Active 61 DOM
3. 2026-06-16
   pricedays on market $124,900 Active 60 DOM
4. 2026-06-15
   days on market $129,900 Active 59 DOM
5. 2026-06-13
   days on market $129,900 Active 57 DOM
6. 2026-06-13
   days on market $129,900 Active 56 DOM
7. 2026-06-09
   days on market $129,900 Active 53 DOM
8. 2026-06-08
   days on market $129,900 Active 52 DOM
9. 2026-06-07
   pricedays on market $129,900 Active 51 DOM
10. 2026-06-05
    days on market $144,900 Active 48 DOM
11. 2026-06-03
    days on market $144,900 Active 47 DOM
12. 2026-06-02
    days on market $144,900 Active 46 DOM
13. 2026-06-01
    days on market $144,900 Active 45 DOM
14. 2026-05-31
    days on market $144,900 Active 44 DOM
15. 2026-05-14
    price $144,900 766-char remark

    Show marketing remark (766 chars)

    This charming 2-bedroom ranch in the established Hilltonia neighborhood offers a comfortable and practical layout. The home features 1,132 sqft of living space, highlighted by a bright, inviting atmosphere and classic hardwood flooring. The functional kitchen and living areas provide a great foundation for personal touches and everyday living. Downstairs, a full basement offers a wealth of possibilities for a workshop, hobby area, or significant extra storage. The exterior includes a detached garage and a deep 35 times 146 lot, perfect for outdoor activities or gardening. Conveniently located within the Columbus CSD and close to local parks and city amenities, this home presents a wonderful opportunity for those seeking a manageable and versatile property.

16. 2026-04-17
    listed $149,900 Active 766-char remark

    Show marketing remark (766 chars)

    This charming 2-bedroom ranch in the established Hilltonia neighborhood offers a comfortable and practical layout. The home features 1,132 sqft of living space, highlighted by a bright, inviting atmosphere and classic hardwood flooring. The functional kitchen and living areas provide a great foundation for personal touches and everyday living. Downstairs, a full basement offers a wealth of possibilities for a workshop, hobby area, or significant extra storage. The exterior includes a detached garage and a deep 35 times 146 lot, perfect for outdoor activities or gardening. Conveniently located within the Columbus CSD and close to local parks and city amenities, this home presents a wonderful opportunity for those seeking a manageable and versatile property.

17. 2020-08-13
    soldstatus $54,000
18. 1989-05-31
    soldstatus $44,900
19. 1985-11-07
    soldstatus $34,000

ⓘ 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: $1,495 · $125/mo
• Projected year-2 tax: $1,722 · $143/mo
• Expected delta: +$227/yr (+$19/mo · 15.2%)

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

Taxation est. · year 1

• Rental income: $15,153
• − Mortgage interest: −$6,996
• − Property taxes: −$1,495
• − Insurance: −$624
• − Repairs & maintenance: −$1,212
• − Management: −$1,212
• − Depreciation: −$3,633
• Taxable loss: −$21
• Est. tax savings @ 24.0%: +$5
• After-tax cash flow: $1,997/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): 28,187
• Household income: $46,911
• Rent vs Own: 55.7% rent · 44.3% own
• Severe rent burden: 1689.0

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 0.55)
• Race & ethnicity: White 63% Black 22% Two or more races 8% Hispanic / Latino 8%
• Hispanic origin (detail): Mexican 4% Puerto Rican 3%
• Common ancestry: Romanian 4% Italian 1% Slovak 1%
• Foreign-born: 5% · Canada
• Languages at home: 91% English-only · Spanish 5%

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: ▼ -135.33%
• Current HPI: 211.6742
• Rent YoY: ▲ 4.61%
• 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

+326.2% since first listed

5 events — show timeline

• 2026-05-14 Price Changed $144,900 CBRMLS
• 2026-04-17 Listed $149,900 CBRMLS
• 2020-08-13 Sold (Public Records) $54,000 Public Records
• 1989-05-31 Sold (Public Records) $44,900 Public Records
• 1985-11-07 Sold (Public Records) $34,000 Public Records

Property tax history

+1.2%/yr

Latest (2024): $1,495 · +1.3% YoY. Source: county tax records.