6449 Gunstock Ct · Columbus, OH 43068

$244,900

3 bd · 1.5 ba · 1,330 sqft · SingleFamily public records · 18 Days on market

Built 1983 8,276 sqft lot $184/sqft · 9% below area Est $269k · 9% 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 +11.9/30.0
• ARV discount +11.5/15.0
• Livability +4.0/5.0
• DSCR +3.5/10.0
• 1% rule +3.1/10.0
• Rent growth +3.0/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this inviting bi-level home nestled at the end of a quiet cul-de-sac in the Independence Village community! This 1,330-square-foot residence offers a functional layout with three spacious bedrooms and two full bathrooms. The upper level features a bright living area that flows into the kitchen, while the finished lower level boasts a versatile recreation room complete with a cozy wood-burning fireplace. Situated on a generous 0.19-acre pie-shaped lot, the property provides an expansive, private backyard--perfect for gardening or outdoor entertaining. With a one-car attached garage and a prime location near local parks and shopping, this home offers a wonderful blend of comfort and convenience in the Groveport Madison school district.

Key facts

• Recreation room
• Private backyard
• Near local parks

Tags

• FINISHED LOWER LEVEL
• RECREATION ROOM
• WOOD-BURNING FIREPLACE
• PRIVATE BACKYARD
• 0.19-ACRE LOT
• NEAR LOCAL PARKS

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $245k.

Deal economics

• At list price, monthly cash flow is $-64 ($-764/yr) — negative.
• To cash-flow at today's rent, offer at most $234k (4.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $198k (19.3% below list).
• Recommended offer: $198k (19.3% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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.
• Groveport Madison Local (suburban): math 23% / reading 38% proficiency, ranked #573 of 656 in OH (top 87%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 65% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Groveport Madison High School (math 14% / reading 46%, grade F, #616 of 781 statewide, top 79%, 1,831 students, 75% FRL).
• Market conditions: Rents rising (+2.0%/yr); 183 active listings in the ZIP; 37 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); 8,139 units permitted in Franklin County in 2024 (5,940 in 5+ unit buildings).
• This rent runs 34% of the median local income ($70k/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 $2k of loan paydown is wiped out by about $7k 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 18 days — a 2% lower offer ($241k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y 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 $189k; 30% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $197,620 (19.3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.81% ✗
• Cap rate: 5.98%
• Cash-on-cash: -1.11%
• DSCR: 0.95
• GRM: 10.3

CMA / ARV

• ARV (median comp): $268,753
• List price: $244,900
• Delta: -8.88%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6449 Gunstock Ct	0.00mi	3/1.5	1,330 (0%)	1mo	$244,500	$184	100
3009 High St	0.45mi	2/2.0 (-1)	1,326 (-0%)	0mo	$200,000	$151	71
6457 Mountaineer Trail Ct	0.15mi	3/2.5	1,468 (+10%)	0mo	$261,000	$178	71
2981 Hubbardton Pl	0.45mi	3/1.5	1,260 (-5%)	0mo	$249,900	$198	70
6783 Erindale Dr	0.60mi	3/1.5	1,368 (+3%)	1mo	$256,000	$187	67
2996 Hubbardton Pl	0.49mi	3/1.0	1,260 (-5%)	1mo	$230,000	$183	65
3014 Hubbardton Pl	0.51mi	3/2.5	1,260 (-5%)	1mo	$262,000	$208	62
6818 Bennell Dr	0.67mi	3/1.5	1,382 (+4%)	1mo	$304,500	$220	62
2973 Hubbardton Pl	0.44mi	3/1.5	1,448 (+9%)	4mo	$200,000	$138	61
3124 Creighton Pl	0.64mi	3/1.5	1,368 (+3%)	5mo	$186,000	$136	61
6806 Bennell Dr	0.66mi	3/1.5	1,272 (-4%)	2mo	$254,000	$200	61
6969 Britwell Ln	0.74mi	3/2.0	1,322 (-1%)	4mo	$289,000	$219	59

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 · 2.02% rent growth · sell at horizon

5-year hold

• IRR: -19.2%
• Equity multiple: 0.33×
• Total profit: $-45,680
• Equity at exit: $36,515

10-year hold

• IRR: -13.9%
• Equity multiple: 0.23×
• Total profit: $-52,810
• Equity at exit: $21,174

Cash invested: $68,572 (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 43068

• Rents YoY: 2.0%
• Active inventory: 183
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,976 high
• Mortgage (P&I): −$1,284
• Tax from tax record: −$239 /mo · $2,862/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$415
• Net cashflow: $-64

Break-even live

Break-even rent $2,057

Max offer price $233,654

Occupancy floor 98%

Sensitivity live

Price	-10% $75	-5% $6	+0% $-64	+5% $-133	+10% $-202
Rent	-10% $-220	-5% $-142	+0% $-64	+5% $14	+10% $92
Rate	-1.0pp $60	-0.5pp $-1	base $-64	+0.5pp $-127	+1.0pp $-192

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: $61,225
• Closing costs: $7,347
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2892 Teapot Ct Reynoldsburg, OH	3.0	2.5	1364	$2,265	$1.66	3d	1	0.03mi
6560 Benjamin Dr Reynoldsburg, OH	3.0	1.5	1434	$1,895	$1.32	45d	1	0.23mi
2871 Yankee Doodle Dr Reynoldsburg, OH	3.0	1.5	1323	$2,085	$1.58	45d	1	0.25mi
3028 Breed Dr Reynoldsburg, OH	3.0	2.5	1546	$2,295	$1.48	4d	1	0.28mi
6562 Bennell Dr Reynoldsburg, OH	4.0	2.0	1434	$2,280	$1.59	18d	1	0.31mi
3000 High St Columbus, OH	4.0	2.0	1436	$1,950	$1.36	14d	1	0.42mi
2830 Albemarle Dr Reynoldsburg, OH	2.0	2.5	1280	$1,525	$1.19	5d	5	0.54mi
3124 Creighton Pl Reynoldsburg, OH	3.0	1.5	1368	$1,985	$1.45	3d	1	0.61mi
3124 Creighton Pl Reynoldsburg, OH	3.0	1.5	1368	$2,100	$1.54	45d	1	0.61mi
6680 Oak Bend Commons Way Canal Winchester, OH	2.0	2.5	1750	$1,588	$0.91	9d	10	0.63mi
2680 Silver Oak Dr Columbus, OH	1.0–2.0	1.0–2.0	965	$1,549	$1.60	0d	20	0.69mi
6300 Refugee Rd Canal Winchester, OH	1.0–3.0	1.0–3.0	1052	$1,957	$1.86	4d	29	0.75mi
2269 Hughey Dr Reynoldsburg, OH	2.0	1.5	1225	$1,175	$0.96	9d	1	0.97mi
2800 John Steven Way Reynoldsburg, OH	2.0	1.5	987	$1,368	$1.39	5d	10	1.06mi
2710 Moundcrest St Columbus, OH	3.0	1.0	1316	$1,885	$1.43	45d	1	1.07mi
6592 Steinway Dr Reynoldsburg, OH	1.0–3.0	1.0–2.0	950	$1,495	$1.57	0d	8	1.08mi
3675 Cross Ridge Ln Canal Winchester, OH	1.0–3.0	1.0–2.5	866	$1,839	$2.12	3d	33	1.11mi
2859 Falcon Bridge Dr Columbus, OH	3.0	1.5	1350	$1,900	$1.41	21d	1	1.11mi
5623-5625 Chatford Dr Columbus, OH	2.0	1.5	1010	$1,085	$1.07	19d	1	1.14mi
5623-5625 Chatford Dr Unit 5623 Columbus, OH	2.0	1.5	1010	$1,085	$1.07	19d	1	1.14mi
3560 Woody Way Canal Winchester, OH	3.0	2.0	1660	$2,245	$1.35	3d	1	1.16mi
3003 Falcon Bridge Dr Columbus, OH	3.0	1.5	1350	$1,801	$1.33	45d	1	1.18mi
2870 Kengary Way Reynoldsburg, OH	2.0	1.5	987	$1,282	$1.30	3d	23	1.21mi
7253 Fablegate Ct Reynoldsburg, OH	3.0	2.0	1173	$2,295	$1.96	3d	1	1.25mi
6689 Dorothys Crk Canal Winchester, OH	2.0	2.0	1152	$1,350	$1.17	16d	1	1.29mi
6759 Dorothy's Crk Canal Winchester, OH	2.0	2.0	1152	$1,350	$1.17	25d	1	1.30mi
2011 Baldwin Rd Reynoldsburg, OH	2.0	1.5	1024	$1,147	$1.12	45d	1	1.30mi
6717 Dorothys Crk Canal Winchester, OH	3.0	2.0	1519	$1,450	$0.95	16d	1	1.30mi
6749 Dorothy's Crk Canal Winchester, OH	2.0	2.0	1152	$1,350	$1.17	25d	1	1.30mi
7287 Candlestone Dr Reynoldsburg, OH	3.0	2.5	1224	$2,235	$1.83	45d	1	1.31mi
6733 Dorothys Xing Canal Winchester, OH	3.0	2.0	1281	$1,550	$1.21	45d	1	1.32mi
5240 Carbondale Dr Columbus, OH	3.0	1.5	1239	$2,000	$1.61	45d	1	1.34mi
2705 Denmark Rd Columbus, OH	4.0	2.0	1504	$2,199	$1.46	25d	1	1.34mi
2564 Maybury Rd Columbus, OH	4.0	1.5	1185	$1,900	$1.60	18d	1	1.44mi
2564 Maybury Rd Columbus, OH	4.0	1.5	1185	$1,900	$1.60	5d	1	1.44mi
6613-6617 E Livingston Ave Unit 6615 Reynoldsburg, OH	3.0	1.5	1322	$1,495	$1.13	45d	1	1.47mi
3290 Beagle Blvd Columbus, OH	4.0	2.5	1787	$2,300	$1.29	3d	1	1.49mi

Listing history 14 events

1. 2026-05-05
   status Pending 754-char remark

   Show marketing remark (754 chars)

   Welcome to this inviting bi-level home nestled at the end of a quiet cul-de-sac in the Independence Village community! This 1,330-square-foot residence offers a functional layout with three spacious bedrooms and two full bathrooms. The upper level features a bright living area that flows into the kitchen, while the finished lower level boasts a versatile recreation room complete with a cozy wood-burning fireplace. Situated on a generous 0.19-acre pie-shaped lot, the property provides an expansive, private backyard--perfect for gardening or outdoor entertaining. With a one-car attached garage and a prime location near local parks and shopping, this home offers a wonderful blend of comfort and convenience in the Groveport Madison school district.

2. 2026-04-17
   listed $244,900 Active 754-char remark

   Show marketing remark (754 chars)

   Welcome to this inviting bi-level home nestled at the end of a quiet cul-de-sac in the Independence Village community! This 1,330-square-foot residence offers a functional layout with three spacious bedrooms and two full bathrooms. The upper level features a bright living area that flows into the kitchen, while the finished lower level boasts a versatile recreation room complete with a cozy wood-burning fireplace. Situated on a generous 0.19-acre pie-shaped lot, the property provides an expansive, private backyard--perfect for gardening or outdoor entertaining. With a one-car attached garage and a prime location near local parks and shopping, this home offers a wonderful blend of comfort and convenience in the Groveport Madison school district.

3. 2022-02-07
   soldstatus $189,000
4. 2022-01-18
   soldstatus $189,000 Closed 182-char remark

   Show marketing remark (182 chars)

   Beautiful home located in a quite cul de sac. This home features 3 bedrooms and one and a half baths. New updates including flooring and windows. Come see this home before it's gone!

5. 2022-01-10
   status Pending 182-char remark

   Show marketing remark (182 chars)

   Beautiful home located in a quite cul de sac. This home features 3 bedrooms and one and a half baths. New updates including flooring and windows. Come see this home before it's gone!

6. 2022-01-04
   listed $189,900 Active 182-char remark

   Show marketing remark (182 chars)

   Beautiful home located in a quite cul de sac. This home features 3 bedrooms and one and a half baths. New updates including flooring and windows. Come see this home before it's gone!

7. 2017-10-11
   soldstatus $119,900
8. 2017-09-29
   soldstatus $119,900 Closed
9. 2017-09-13
   historical Contingent Finance and Inspection
10. 2017-09-12
    listed $119,900 Active
11. 1994-02-01
    soldstatus $36,000
12. 1989-09-25
    soldstatus $72,900
13. 1984-01-01
    soldstatus $59,130
14. 1983-12-01
    soldstatus $11,000

ⓘ 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: $2,862 · $239/mo
• Projected year-2 tax: $3,341 · $278/mo
• Expected delta: +$479/yr (+$40/mo · 16.7%)

ⓘ 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 ≥99°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: $23,714
• − Mortgage interest: −$13,718
• − Property taxes: −$2,862
• − Insurance: −$1,224
• − Repairs & maintenance: −$1,897
• − Management: −$1,897
• − Depreciation: −$7,124
• Taxable loss: −$5,009
• Est. tax savings @ 24.0%: +$1,202
• After-tax cash flow: $438/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: Groveport Madison Local
• NCES district ID: 3904697
• Math proficiency: 23% ▼ -25.00%
• Reading proficiency: 38% ▼ -16.00%
• Median HH income: $49,549
• Composite: 26.52/100
• National rank: #7200
• State rank: #573 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): 60,148
• Household income: $70,477
• Rent vs Own: 42.4% rent · 57.6% own
• Severe rent burden: 2189.0

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 0.68)
• Race & ethnicity: White 46% Black 31% Asian 9% Two or more races 8% Hispanic / Latino 7%
• Hispanic origin (detail): Mexican 3% Dominican 2%
• Common ancestry: Lithuanian 2% Italian 2% Slovak 1%
• Foreign-born: 15% · Canada, India
• Languages at home: 81% English-only · Other Indo-European 7% Spanish 5% French/Haitian/Cajun 2%

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: ▼ -222.50%
• Current HPI: 233.8839
• Rent YoY: ▲ 2.02%
• 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

+2126.4% since first listed

14 events — show timeline

• 2026-05-05 Pending — CBRMLS
• 2026-04-17 Listed $244,900 CBRMLS
• 2022-02-07 Sold (Public Records) $189,000 Public Records
• 2022-01-18 Sold (MLS) $189,000 CBRMLS
• 2022-01-10 Pending — CBRMLS
• 2022-01-04 Listed $189,900 CBRMLS
• 2017-10-11 Sold (Public Records) $119,900 Public Records
• 2017-09-29 Sold (MLS) $119,900 CBRMLS
• 2017-09-13 Contingent — CBRMLS
• 2017-09-12 Listed $119,900 CBRMLS
• 1994-02-01 Sold (Public Records) $36,000 Public Records
• 1989-09-25 Sold (Public Records) $72,900 Public Records
• 1984-01-01 Sold (Public Records) $59,130 Public Records
• 1983-12-01 Sold (Public Records) $11,000 Public Records

Property tax history

+5.4%/yr

Latest (2024): $2,862 · +0.9% YoY. Source: county tax records.