562 Ashwood Rd · Columbus, OH 43207

$99,900

3 bd · 1.0 ba · 871 sqft · SingleFamily public records · 87 Days on market

Built 1940 0.60 ac lot $115/sqft · 46% below area Est $184k · 46% under

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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 +28.6/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.3/10.0
• Schools +4.2/10.0
• Livability +4.0/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• 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 $100k.

Deal economics

• At list price, monthly cash flow is $328 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $94k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.2% 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.
• 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); 198 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 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 $691 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 $28k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 87 days — a 6% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $20k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $11k; list at $100k implies a 808% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price; built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $93,906 (6.0% below list)

Questions for the listing agent

1. It's been on market 87 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 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.43% ✓
• Cap rate: 10.24%
• Cash-on-cash: 14.09%
• DSCR: 1.63
• GRM: 5.8

CMA / ARV

• ARV (median comp): $184,069
• List price: $99,900
• Delta: -45.73%
• 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
504 Cedarwood Rd	0.18mi	2/1.0 (-1)	852 (-2%)	0mo	$80,000	$94	83
3723 Abney Rd	0.12mi	3/1.0	957 (+10%)	0mo	$140,000	$146	78
3691 Ferman Rd	0.07mi	3/1.0	957 (+10%)	3mo	$206,400	$216	78
3724 Abney Rd	0.13mi	3/1.0	957 (+10%)	0mo	$140,000	$146	77
3691 Abney Rd	0.08mi	3/1.0	957 (+10%)	7mo	$201,500	$211	74
506 Rumsey Rd	0.42mi	2/1.0 (-1)	893 (+2%)	2mo	$101,000	$113	69
445 Basswood Rd	0.54mi	3/1.0	936 (+8%)	4mo	$177,614	$190	59
583 Rumsey Rd	0.41mi	3/1.0	980 (+12%)	4mo	$125,000	$128	57
3204 Lee Ellen Pl	0.68mi	3/1.0	924 (+6%)	4mo	$215,000	$233	55
3608 S Champion Ave	0.50mi	3/1.0	980 (+12%)	1mo	$197,000	$201	54
780 Colton Rd	0.50mi	2/1.0 (-1)	968 (+11%)	5mo	$172,000	$178	49
4125 Martinsburg Dr	0.75mi	2/2.0 (-1)	924 (+6%)	7mo	$52,000	$56	40

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: 3.6%
• Equity multiple: 1.14×
• Total profit: $3,846
• Equity at exit: $14,895

10-year hold

• IRR: 12.5%
• Equity multiple: 1.95×
• Total profit: $26,713
• Equity at exit: $8,638

Cash invested: $27,972 (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 43207

• Rents YoY: 2.3%
• Active inventory: 198
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,430 high
• Mortgage (P&I): −$524
• Tax from tax record: −$236 /mo · $2,826/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$300
• Net cashflow: $328

Break-even live

Break-even rent $1,014

Max offer price $99,900

Occupancy floor 72%

Sensitivity live

Price	-10% $385	-5% $357	+0% $328	+5% $300	+10% $272
Rent	-10% $215	-5% $272	+0% $328	+5% $385	+10% $441
Rate	-1.0pp $379	-0.5pp $354	base $328	+0.5pp $303	+1.0pp $276

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3939 Rosland Dr Columbus, OH	2.0–3.0	1.0–1.5	910	$1,349	$1.48	5d	8	0.55mi
1074 Tobi Dr Columbus, OH	3.0	1.0	1066	$1,495	$1.40	45d	1	0.81mi
60 Obetz Rd Columbus, OH	1.0–2.0	1.0	826	$1,282	$1.55	5d	18	0.86mi
3011 Markham Rd Unit 3011A Columbus, OH	2.0	1.0	750	$899	$1.20	25d	1	0.93mi
2997 S High St Columbus, OH	1.0–4.0	1.0–2.0	1151	$1,620	$1.41	3d	27	1.05mi
2866 Hillgate Rd Columbus, OH	3.0	1.0	1040	$1,693	$1.63	25d	1	1.11mi
1259 Caravel Dr Columbus, OH	2.0	1.0	1000	$900	$0.90	18d	1	1.18mi
3047 Baker Hill Rd Columbus, OH	3.0	1.0	896	$1,300	$1.45	45d	1	1.45mi

Listing history 18 events

1. 2026-06-21
   days on market $99,900 Active 87 DOM
2. 2026-06-18
   days on market $99,900 Active 84 DOM
3. 2026-06-17
   days on market $99,900 Active 83 DOM
4. 2026-06-16
   days on market $99,900 Active 82 DOM
5. 2026-06-15
   days on market $99,900 Active 81 DOM
6. 2026-06-13
   pricedays on market $99,900 Active 79 DOM
7. 2026-06-09
   days on market $109,900 Active 75 DOM
8. 2026-06-08
   days on market $109,900 Active 74 DOM
9. 2026-06-07
   days on market $109,900 Active 73 DOM
10. 2026-06-03
    days on market $109,900 Active 69 DOM
11. 2026-06-02
    days on market $109,900 Active 68 DOM
12. 2026-06-01
    days on market $109,900 Active 67 DOM
13. 2026-05-31
    days on market $109,900 Active 66 DOM
14. 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.

15. 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.

16. 2023-11-30
    historical $1,349
17. 2023-10-07
    listed $1,349
18. 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: $17,156
• − Mortgage interest: −$5,596
• − Property taxes: −$2,826
• − Insurance: −$500
• − Repairs & maintenance: −$1,372
• − Management: −$1,372
• − Depreciation: −$2,906
• Taxable income: $2,583
• Est. tax owed @ 24.0%: −$620
• After-tax cash flow: $3,321/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: 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

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 · 1,351,780 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: 1679.0

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 0.57)
• Race & ethnicity: White 59% Black 28% Two or more races 7% Hispanic / Latino 5% Asian 1%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Italian 2% Romanian 2% Slovak 1%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Spanish 3% Other Indo-European 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: ▼ -244.33%
• Current HPI: 268.3028
• Rent YoY: ▲ 2.32%
• 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

+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.