562 Ashwood Rd · Columbus, OH 43207

$89,900

3 bd · 1.0 ba · 871 sqft · SingleFamily public records · 120 Days on market

Built 1940 Fair condition 0.60 ac lot $103/sqft · 52% below area

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.7/10.0
• Livability +4.0/5.0
• Rent growth +3.1/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

2 bedroom 1 bath story and a half home on large flat city lot. Laundry on the main level. Close to schools. Detached 1 car garage and a storage shed are included. Call your Realtor for a viewing today.

Key facts

• 0.6 acre lot
• Garage
• Built 1940

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $388 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $82k (9.0% below list) — sets the bar for market timing.
• Cap rate 11.5% vs local median 3.9% 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.
• Hamilton Local (suburban): math 43% / reading 56% proficiency, ranked #445 of 656 in OH (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Hamilton Elementary School (math 66% / reading 50%, grade C+, #714 of 1,584 statewide, top 45%, 952 students, 56% FRL); Hamilton Intermediate School (math 47% / reading 58%, grade C+, #378 of 654 statewide, top 59%, 679 students, 53% FRL); Hamilton Township High School (math 17% / reading 59%, grade F, #560 of 781 statewide, top 72%, 775 students, 47% FRL) — zoned schools at 52% FRL track the district average.
• Market conditions: Rents rising (+2.3%/yr); 386 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals lingering (median 88d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 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.
• At projected returns (-3.0% appreciation + 2.3% rent growth), your $25k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 120 days — a 9% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $30k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $11k; list at $90k implies a 717% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price; built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $81,809 (9.0% below list)

Questions for the listing agent

1. It's been on market 120 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 1.59% ✓
• Cap rate: 11.47%
• Cash-on-cash: 18.50%
• DSCR: 1.82
• GRM: 5.2

CMA / ARV

• ARV (median comp): $185,843
• List price: $89,900
• Delta: -51.63%
• 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
3841 Frazier Rd W	0.31mi	3/1.0	896 (+3%)	1mo	$217,500	$243	80
504 Cedarwood Rd	0.18mi	2/1.0 (-1)	852 (-2%)	5mo	$80,000	$94	79
3677 Abney Rd	0.07mi	3/1.0	957 (+10%)	2mo	$149,987	$157	78
3723 Abney Rd	0.12mi	3/1.0	957 (+10%)	5mo	$140,000	$146	74
506 Rumsey Rd	0.42mi	2/1.0 (-1)	893 (+2%)	1mo	$194,500	$218	70
4002 Parsons Ave	0.57mi	3/1.0	896 (+3%)	1mo	$147,500	$165	67
922 Breathitt Ave	0.63mi	3/1.0	896 (+3%)	4mo	$249,900	$279	63
87 Rumsey Rd	0.66mi	2/1.0 (-1)	896 (+3%)	2mo	$120,000	$134	58
448 Basswood Rd	0.56mi	3/1.0	768 (-12%)	0mo	$185,000	$241	54
486 Basswood Rd	0.57mi	3/1.0	1,000 (+15%)	4mo	$210,000	$210	46
589 Basswood Rd	0.57mi	2/1.0 (-1)	768 (-12%)	4mo	$89,000	$116	46
852 Colton Rd	0.58mi	2/2.0 (-1)	768 (-12%)	2mo	$183,900	$239	42

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 · 2.32% rent growth · sell at horizon

5-year hold

• IRR: 9.4%
• Equity multiple: 1.37×
• Total profit: $9,278
• Equity at exit: $13,404

10-year hold

• IRR: 18.0%
• Equity multiple: 2.44×
• Total profit: $36,366
• Equity at exit: $7,773

Cash invested: $25,172 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 16 active · 28 under contract
• Months of supply: 4.2 mo (24%/mo absorbed)
• Median asking: $198,000 ($211/sqft)
• Median days on market: 45 d
• This list price: 12% of active listings are priced below it
• ARV vs active asking: +1.3% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 43207

• Rents YoY: 2.3%
• Active inventory: 386
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,434 high
• Mortgage (P&I): −$471
• Tax from tax record: −$236 /mo · $2,826/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$301
• Net cashflow: $388

Break-even live

Break-even rent $942

Max offer price $89,900

Occupancy floor 68%

Sensitivity live

Price	-10% $439	-5% $414	+0% $388	+5% $363	+10% $337
Rent	-10% $275	-5% $332	+0% $388	+5% $445	+10% $501
Rate	-1.0pp $433	-0.5pp $411	base $388	+0.5pp $365	+1.0pp $341

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: $22,475
• Closing costs: $2,697
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
504 Harland Dr Columbus, OH	3.0	1.0	936	$1,650	$1.76	121d	1	0.29mi
340 Williams Rd Columbus, OH	3.0	1.0	1100	$1,900	$1.73	105d	1	0.34mi
780 Colton Rd Columbus, OH	2.0	1.0	968	$900	$0.93	87d	1	0.48mi
3939 Rosland Dr Columbus, OH	2.0–3.0	1.0–1.5	910	$1,349	$1.48	0d	7	0.55mi
4020 Parsons Ave Columbus, OH	4.0	2.5	1098	$2,045	$1.86	55d	1	0.62mi
771 Redford Ave Columbus, OH	3.0	1.0	1040	$1,499	$1.44	103d	1	0.62mi
3169 Lee Ellen Pl Columbus, OH	3.0	1.0	963	$1,700	$1.77	112d	1	0.71mi
1008 Tobi Dr Columbus, OH	3.0	1.0	1032	$1,525	$1.48	7d	1	0.72mi
1074 Tobi Dr Columbus, OH	3.0	1.0	1066	$1,495	$1.40	184d	1	0.81mi
195 Currier Dr Unit 195D Columbus, OH	2.0	1.0	800	$850	$1.06	10d	1	0.84mi
187 Currier Dr Unit 187D Columbus, OH	2.0	1.0	800	$850	$1.06	49d	1	0.84mi
3069 Markham Rd Unit 3069C Columbus, OH	2.0	1.0	850	$850	$1.00	0d	1	0.86mi
60 Obetz Rd Columbus, OH	1.0–2.0	1.0	826	$1,282	$1.55	0d	1	0.86mi
3061 Markham Rd Unit 3061B Columbus, OH	2.0	1.0	1050	$850	$0.81	35d	1	0.87mi
3011 Markham Rd Unit 3011D Columbus, OH	2.0	1.0	1050	$899	$0.86	130d	1	0.93mi
3011 Markham Rd Unit 3011A Columbus, OH	2.0	1.0	750	$899	$1.20	164d	1	0.93mi
2997 S High St Columbus, OH	1.0–4.0	1.0–2.0	1151	$1,568	$1.36	0d	25	1.05mi
2866 Hillgate Rd Columbus, OH	3.0	1.0	1040	$1,693	$1.63	164d	1	1.11mi
4115 Southpoint Blvd Columbus, OH	2.0–4.0	2.0	1184	$1,638	$1.38	0d	12	1.12mi
1259 Caravel Dr Columbus, OH	2.0	1.0	1000	$900	$0.90	158d	1	1.18mi
3047 Baker Hill Rd Columbus, OH	3.0	1.0	896	$1,300	$1.45	184d	1	1.45mi

Listing history 48 events

1. 2026-11-08
   days on market $89,900 Active 120 DOM
2. 2026-11-07
   days on market $89,900 Active 119 DOM
3. 2026-11-07
   price $89,900 Active 118 DOM
4. 2026-11-06
   days on market $99,900 Active 118 DOM
5. 2026-11-05
   days on market $99,900 Active 117 DOM
6. 2026-11-04
   days on market $99,900 Active 116 DOM
7. 2026-11-02
   days on market $99,900 Active 114 DOM
8. 2026-11-01
   days on market $99,900 Active 113 DOM
9. 2026-10-31
   days on market $99,900 Active 112 DOM
10. 2026-10-30
    status $99,900 Active 111 DOM
11. 2026-07-15
    statusdays on market $99,900 Pending 111 DOM
12. 2026-07-14
    days on market $99,900 Active 110 DOM
13. 2026-07-13
    days on market $99,900 Active 109 DOM
14. 2026-07-13
    days on market $99,900 Active 108 DOM
15. 2026-07-11
    days on market $99,900 Active 107 DOM
16. 2026-07-10
    days on market $99,900 Active 106 DOM
17. 2026-07-09
    days on market $99,900 Active 105 DOM
18. 2026-07-07
    days on market $99,900 Active 103 DOM
19. 2026-07-06
    days on market $99,900 Active 102 DOM
20. 2026-07-05
    days on market $99,900 Active 101 DOM
21. 2026-07-03
    days on market $99,900 Active 99 DOM
22. 2026-07-02
    days on market $99,900 Active 98 DOM
23. 2026-07-01
    days on market $99,900 Active 97 DOM
24. 2026-06-30
    days on market $99,900 Active 96 DOM
25. 2026-06-29
    days on market $99,900 Active 95 DOM
26. 2026-06-28
    days on market $99,900 Active 94 DOM
27. 2026-06-27
    days on market $99,900 Active 93 DOM
28. 2026-06-27
    days on market $99,900 Active 92 DOM
29. 2026-06-25
    days on market $99,900 Active 90 DOM
30. 2026-06-22
    days on market $99,900 Active 88 DOM
31. 2026-06-21
    days on market $99,900 Active 87 DOM
32. 2026-06-18
    days on market $99,900 Active 84 DOM
33. 2026-06-17
    days on market $99,900 Active 83 DOM
34. 2026-06-16
    days on market $99,900 Active 82 DOM
35. 2026-06-15
    days on market $99,900 Active 81 DOM
36. 2026-06-13
    pricedays on market $99,900 Active 79 DOM
37. 2026-06-09
    days on market $109,900 Active 75 DOM
38. 2026-06-08
    days on market $109,900 Active 74 DOM
39. 2026-06-07
    days on market $109,900 Active 73 DOM
40. 2026-06-03
    days on market $109,900 Active 69 DOM
41. 2026-06-02
    days on market $109,900 Active 68 DOM
42. 2026-06-01
    days on market $109,900 Active 67 DOM
43. 2026-05-31
    days on market $109,900 Active 66 DOM
44. 2026-05-08
    price $109,900 201-char remark

    Show marketing remark (201 chars)

    2 bedroom 1 bath story and a half home on large flat city lot. Laundry on the main level. Close to schools. Detached 1 car garage and a storage shed are included. Call your Realtor for a viewing today.

45. 2026-03-26
    listed $119,900 Active 201-char remark

    Show marketing remark (201 chars)

    2 bedroom 1 bath story and a half home on large flat city lot. Laundry on the main level. Close to schools. Detached 1 car garage and a storage shed are included. Call your Realtor for a viewing today.

46. 2023-11-30
    historical $1,349
47. 2023-10-07
    listed $1,349
48. 1980-11-01
    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: $2,826 · $236/mo
• Projected year-2 tax: $2,826 · $236/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 ≥100°F today · 17 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: $17,204
• − Mortgage interest: −$5,036
• − Property taxes: −$2,826
• − Insurance: −$450
• − Repairs & maintenance: −$1,376
• − Management: −$1,376
• − Depreciation: −$2,615
• Taxable income: $3,525
• Est. tax owed @ 24.0%: −$846
• After-tax cash flow: $3,812/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

Fair 45/100 Moderate rehab Est. rehab $21,775–$39,195 screening

The home requires moderate repairs, particularly to the exterior and landscaping, but has good interior and structural conditions. Painting the exterior and trimming the landscaping would significantly enhance its value.

Components & finishes AI

Roof asphalt shingle · good

Deferred maintenance Est. $50,500–$152,000 screening

• Minor Roof (roof) — No visible signs of damage or wear
• Major Windows (windows) — Windows appear boarded up, indicating potential structural issues or severe damage
• Major Electrical (electrical) — Electrical panel appears damaged, indicating potential safety hazards and the need for immediate repair
• Major Plumbing (plumbing) — No visible signs of damage or wear
• Major Exterior (exterior) — Exterior siding appears damaged and in need of repair
• Major Other — No visible signs of damage or wear

Repairs flagged

• Major Boarded-up windows — Security and aesthetics
• Minor Landscaping — Overgrown and needs trimming

Value-add opportunities

• Resale Paint exterior siding — Fresh paint enhances curb appeal ↑
• Rental Trim landscaping — Well-maintained landscaping attracts tenants ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 47/100

Zoned Schools

Elementary Hamilton Elementary School C+ OH #714/1,584 Nat'l #8,292/41,679 Middle Hamilton Middle School D+ OH #467/654 Nat'l #4,522/14,009 High Hamilton Township High School F OH #560/781 Nat'l #8,877/17,239

Schools (NCES district)

• District: Hamilton Local
• NCES district ID: 3904695
• Math proficiency: 43% ▼ -26.00%
• Reading proficiency: 56% ▼ -8.00%
• Median HH income: $48,148
• Composite: 42.14/100
• National rank: #3308
• State rank: #445 of 656 in OH

A Composite livability gradescore 81/100

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

• County: Franklin County · 1,456,139 people
• City population: 612,189
• Metro: Columbus, OH
• Population (ZIP): 47,272
• Household income: $63,310
• Rent vs Own: 41.0% rent · 59.0% own
• Severe rent burden: 11% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 59% Black 28% Two or more races 7% Hispanic / Latino 5% Asian 1%
• Hispanic origin (detail): Mexican 3%
• Languages at home: 95% English-only · Spanish 3% Other Indo-European 1%

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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: ▼ -244.33%
• Current HPI: 268.3028
• Rent YoY: ▲ 2.32%
• Metro: Columbus, OH
• State GDP YoY: ▲ 1.98%
• F500 in state: 48

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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

+899.1% since first listed

5 events — show timeline

• 2026-05-08 Price Changed $109,900 CBRMLS
• 2026-03-26 Listed $119,900 CBRMLS
• 2023-11-30 Rental Removed $1,349 APPFOLIO
• 2023-10-07 Listed for Rent $1,349 APPFOLIO
• 1980-11-01 Sold (Public Records) $11,000 Public Records

Property tax history

+19.6%/yr

Latest (2024): $2,826 · +13.8% YoY. Source: county tax records.