1049 Harmon Ave Unit G7 · Columbus, OH 43223

$57,000

3 bd · 1.0 ba · 924 sqft · SingleFamily · 98 Days on market

Built 1985 Good condition $62/sqft · 12% above area Est $51k · 12% over $630/mo HOA · 41% of rent ↓ 6% since listing

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Why this score? — see what drove the B- 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 +27.9/30.0
• 1% rule +10.0/10.0
• DSCR +9.9/10.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• Schools +3.8/10.0
• Rent growth +3.7/5.0
• ARV discount +1.9/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

'Fully Renovated Manufactured Home - Move-In Ready!' Step into this beautifully updated manufactured home where everything is brand new, from the plumbing and electrical systems to modern finishes throughout. Enjoy a fresh, clean, and worry-free living space with all the conveniences of a newly built manufactured home. Perfect for buyers looking for a turnkey solution with modern comfort and reliability. Properties in this community are owner-occupied, only. No rentals allowed.

Key facts

• Updated appliances
• Updated carpet
• Updated drywall

Tags

• BRAND-NEW LVP FLOORING
• UPDATED DRYWALL
• UPDATED CARPET
• UPDATED HVAC
• UPDATED HOT WATER TANK
• UPDATED APPLIANCES

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $57k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $175 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $57k).
• Recommended offer: $52k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.0% 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.
• 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 fast (+4.6%/yr); 144 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 39% 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 $394 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 4.6% rent growth), your $16k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 98 days — a 9% lower offer ($52k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 41% of rent.

Recommended offer $51,870 (9.0% below list)

Questions for the listing agent

1. It's been on market 98 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 2.66% ✓
• Cap rate: 9.99%
• Cash-on-cash: 13.19%
• DSCR: 1.59
• GRM: 3.1

CMA / ARV

• ARV (median comp): $50,672
• List price: $57,000
• Delta: 12.49%
• Verdict: OVERPRICED
• Comps: 12 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 4.61% rent growth · sell at horizon

5-year hold

• IRR: 7.4%
• Equity multiple: 1.30×
• Total profit: $4,847
• Equity at exit: $8,499

10-year hold

• IRR: 19.7%
• Equity multiple: 2.93×
• Total profit: $30,871
• Equity at exit: $4,928

Cash invested: $15,960 (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: 3.1×

Monthly cashflow live

• Estimated rent: $1,518 high
• Mortgage (P&I): −$299
• Tax est. 1.5%: −$71 /mo · $855/yr
• Insurance: −$24
• HOA: −$630
• Vacancy / Maint / Mgmt: −$319
• Net cashflow: $175

Break-even live

Break-even rent $1,296

Max offer price $57,000

Occupancy floor 83%

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: $14,250
• Closing costs: $1,710
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
917 Eaton Ave Columbus, OH	1.0–2.0	1.0	675	$975	$1.44	10d	6	0.44mi
755 Canonby Pl Columbus, OH	3.0	1.5	950	$1,095	$1.15	43d	1	0.59mi
731 Canonby Pl Unit B Columbus, OH	3.0	1.5	950	$1,095	$1.15	43d	1	0.63mi
717 Canonby Pl Unit B Columbus, OH	3.0	1.5	950	$1,095	$1.15	43d	1	0.65mi
735 Canonby Pl Apt B Columbus, OH	3.0	1.5	950	$1,095	$1.15	19d	1	0.65mi
1475 Stimmel Rd Columbus, OH	1.0–4.0	1.0	868	$1,395	$1.61	16d	1	1.02mi
786 Thomas Ave Unit 786 Columbus, OH	2.0	1.5	876	$1,295	$1.48	23d	1	1.05mi
27 W Jenkins Ave Columbus, OH	2.0–3.0	1.0–1.5	1013	$1,458	$1.44	7d	4	1.11mi
100 Frankfort Sq Columbus, OH	1.0–2.0	1.0–2.0	986	$2,264	$2.30	2d	25	1.15mi
411 S Yale Ave Columbus, OH	2.0	1.0	784	$1,425	$1.82	43d	1	1.16mi
967-971 S High St Columbus, OH	2.0	1.0	1050	$1,700	$1.62	43d	1	1.18mi
6 Hanford St #6 Columbus, OH	2.0	1.0	1080	$1,850	$1.71	43d	1	1.19mi
33 W Morrill Ave Columbus, OH	1.0–3.0	1.0–2.0	935	$1,297	$1.39	7d	4	1.20mi
19 E Mithoff St Columbus, OH	2.0	1.0	828	$1,650	$1.99	43d	1	1.21mi
19 E Deshler Ave Columbus, OH	2.0	1.0	1104	$2,000	$1.81	21d	1	1.23mi
61 E Moler St #63 Columbus, OH	2.0	1.0	1050	$1,950	$1.86	14d	1	1.26mi
827 W Rich St Unit 827 Columbus, OH	2.0	1.0	1078	$1,175	$1.09	23d	1	1.30mi
821 W Rich St Unit 821 Columbus, OH	2.0	1.0	1078	$1,175	$1.09	23d	1	1.31mi
509 W Rich St Columbus, OH	2.0	1.0–2.0	870	$2,370	$2.72	7d	76	1.31mi
1287 Sullivant Ave Unit 1 Columbus, OH	2.0	1.0	650	$1,200	$1.85	23d	1	1.31mi
1287 Sullivant Ave Unit 3 Columbus, OH	2.0	1.0	650	$1,250	$1.92	23d	1	1.31mi
250 Liberty St Columbus, OH	1.0–3.0	1.0–2.0	1130	$2,595	$2.30	1d	25	1.34mi
1485 Walsh Ave Columbus, OH	2.0	1.0	720	$1,450	$2.01	23d	1	1.35mi
401 W Rich St Columbus, OH	1.0–2.0	1.0–2.0	957	$2,383	$2.49	2d	18	1.39mi
1598-1600 S 4th St Columbus, OH	2.0	1.0	855	$1,250	$1.46	43d	1	1.41mi
185 S Cypress Ave Columbus, OH	2.0	1.0	1104	$1,695	$1.54	43d	1	1.43mi
205 E Moler St Unit B Columbus, OH	2.0	1.0	891	$995	$1.12	7d	1	1.47mi

HOA detail

• Monthly dues: $630 · $7,560/yr
• Likely covers: electric

Listing history 14 events

1. 2026-06-18
   days on market $57,000 Active 98 DOM
2. 2026-06-17
   days on market $57,000 Active 97 DOM
3. 2026-06-16
   days on market $57,000 Active 96 DOM
4. 2026-06-15
   days on market $57,000 Active 95 DOM
5. 2026-06-13
   days on market $57,000 Active 93 DOM
6. 2026-06-10
   days on market $57,000 Active 89 DOM
7. 2026-06-08
   days on market $57,000 Active 88 DOM
8. 2026-06-07
   days on market $57,000 Active 87 DOM
9. 2026-06-03
   days on market $57,000 Active 83 DOM
10. 2026-06-02
    days on market $57,000 Active 82 DOM
11. 2026-06-01
    days on market $57,000 Active 81 DOM
12. 2026-05-31
    days on market $57,000 Active 80 DOM
13. 2026-03-29
    price $70,650 485-char remark

    Show marketing remark (485 chars)

    'Fully Renovated Manufactured Home - Move-In Ready!' Step into this beautifully updated manufactured home where everything is brand new, from the plumbing and electrical systems to modern finishes throughout. Enjoy a fresh, clean, and worry-free living space with all the conveniences of a newly built manufactured home. Perfect for buyers looking for a turnkey solution with modern comfort and reliability. Properties in this community are owner-occupied, only. No rentals allowed.

14. 2026-03-12
    listed $75,000 Active 485-char remark

    Show marketing remark (485 chars)

    'Fully Renovated Manufactured Home - Move-In Ready!' Step into this beautifully updated manufactured home where everything is brand new, from the plumbing and electrical systems to modern finishes throughout. Enjoy a fresh, clean, and worry-free living space with all the conveniences of a newly built manufactured home. Perfect for buyers looking for a turnkey solution with modern comfort and reliability. Properties in this community are owner-occupied, only. No rentals allowed.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 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: $18,218
• − Mortgage interest: −$3,193
• − Property taxes: −$855
• − Insurance: −$285
• − Repairs & maintenance: −$1,457
• − Management: −$1,457
• − HOA: −$7,560
• − Depreciation: −$1,658
• Taxable income: $1,752
• Est. tax owed @ 24.0%: −$421
• After-tax cash flow: $1,685/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.

Condition & rehab AI · 9 photos

Good 80/100 None rehab

This fully renovated manufactured home is move-in ready with modern finishes and a fresh, clean interior. It offers a worry-free living space with all the conveniences of a newly built manufactured home.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics.
• Both Landscaping and curb appeal improvements — Enhances curb appeal and can attract more buyers/renters.
• Both Addition of smart home features — Improves convenience and can be a selling point for buyers/renters.
• Both Upgrade to energy-efficient windows — Reduces energy costs and enhances home value.
• Both Addition of a smart thermostat — Improves comfort and can be a selling point for buyers/renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Landscaping and curb appeal improvements — Enhances curb appeal and can attract more buyers/renters. ↑
• Both Addition of smart home features — Improves convenience and can be a selling point for buyers/renters. ↑
• Both Upgrade to energy-efficient windows — Reduces energy costs and enhances home value. ↑
• Both Addition of a smart thermostat — Improves comfort and can be a selling point for buyers/renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — 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

-5.8% since first listed

2 events — show timeline

• 2026-03-29 Price Changed $70,650 CBRMLS
• 2026-03-12 Listed $75,000 CBRMLS