6064 Georges Park Dr Unit 4D · Columbus, OH 43110

$160,000

3 bd · 1.5 ba · 1,320 sqft · Condo public records · 1 Days on market

Built 1999 $190/mo HOA · 9% of rent

---

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 +25.3/30.0
• DSCR +8.3/10.0
• 1% rule +7.9/10.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This bright, recently updated, light and airy condo could be exactly what you are looking for! Located in the Brice Green community, 6064 Georges Park is a 3 bedroom, 1.5 bathroom home that has gone though a total facelift within the last year. Flooring, kitchen appliances and baths have all been updated and entire condo has been painted a fresh, neutral color. All you need to do is move into this great, spacious condo! Please see A2A

Key facts

• Fresh paint
• New carpet
• $190 HOA

Tags

• NEW CARPET
• FRESH PAINT
• STAINLESS STEEL DISHWASHER
• STAINLESS STEEL RANGE
• QUICK ACCESS TO HIGHWAY

Property features AI

Finance

• HOA & community: Homeowners association with a $190 monthly fee; Subdivision: Brice Green Condominium

Exterior

• Parking: Assigned parking
• Utilities: Public water; Public sewer
• Home design: Condominium; Two-story building; Two or more common walls; Built in 1999
• Exterior features: Poured foundation

Interior

• Flooring: Laminate flooring; Carpeted areas
• Bathrooms: 1 full bathroom; 1 half bathroom (total 1.5 bathrooms)
• Heating & cooling: Central air conditioning
• Interior features: Insulated windows throughout

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath condo listed at $160k.

Deal economics

• At list price, monthly cash flow is $365 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Cap rate 9.0% 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.
• 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 soft (-0.5%/yr); 209 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 8,139 units permitted in Franklin County in 2024 (5,940 in 5+ unit buildings).
• This rent runs 32% of the median local income ($77k/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 $1k of loan paydown is wiped out by about $5k 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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 22y 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 $83k; list at $160k implies a 93% gain — meaningful room to come down on a strong offer.

Recommended offer $160,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.29% ✓
• Cap rate: 9.03%
• Cash-on-cash: 9.77%
• DSCR: 1.43
• GRM: 6.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -5.4%
• Equity multiple: 0.81×
• Total profit: $-8,626
• Equity at exit: $23,857

10-year hold

• IRR: -0.2%
• Equity multiple: 0.99×
• Total profit: $-505
• Equity at exit: $13,834

Cash invested: $44,800 (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 43110

• Home prices YoY: -32.0%
• Rents YoY: -0.5%
• Active inventory: 209
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $2,071 high
• Mortgage (P&I): −$839
• Tax from tax record: −$176 /mo · $2,107/yr
• Insurance: −$67
• HOA: −$190
• Vacancy / Maint / Mgmt: −$435
• Net cashflow: $365

Break-even live

Break-even rent $1,609

Max offer price $160,000

Occupancy floor 77%

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6060 Rossi Dr Canal Winchester, OH	1.0–3.0	1.0–2.5	1186	$2,312	$1.95	1d	19	0.09mi
4020 Brice Rd Canal Winchester, OH	1.0–3.0	1.0–2.0	953	$1,920	$2.01	1d	1	0.31mi
4843 Ballentine Dr Canal Winchester, OH	4.0	2.5	1808	$2,250	$1.24	10d	1	0.34mi
4900 Gender Rd Canal Winchester, OH	1.0–2.0	1.0–2.0	819	$1,475	$1.80	1d	1	0.49mi
6460 Chelsea Glen Dr Canal Winchester, OH	1.0–2.0	1.0–2.5	1028	$1,825	$1.78	1d	22	0.50mi
6400 Birch Trail Ln Canal Winchester, OH	2.0	2.0	1192	$1,975	$1.66	1d	6	0.53mi
6471 Crab Apple Dr Canal Winchester, OH	2.0	2.5	1680	$1,899	$1.13	3d	1	0.59mi
6117 Bristol Ridge Dr Canal Winchester, OH	3.0	2.0	1274	$2,160	$1.70	7d	1	0.71mi
6820 Axtel Dr Unit 22D Canal Winchester, OH	2.0	1.5	1280	$1,695	$1.32	43d	1	0.75mi
4540 Gender Rd Canal Winchester, OH	1.0–2.0	1.0–2.0	829	$1,475	$1.78	2d	19	0.87mi
6340 Saddler Way Canal Winchester, OH	1.0–2.0	1.0–1.5	872	$1,461	$1.68	1d	22	0.98mi
6671 Warriner Way Canal Winchester, OH	3.0	2.5	1224	$1,975	$1.61	43d	1	1.16mi
5724 Bixby Rd Canal Winchester, OH	1.0–3.0	1.0–2.0	953	$1,950	$2.05	1d	1	1.19mi
7127 Emerald Tree Dr Canal Winchester, OH	3.0	2.0	1838	$2,296	$1.25	21d	1	1.19mi
3995 Cracker Cove Ln Canal Winchester, OH	1.0–2.0	1.0–2.0	914	$1,485	$1.62	2d	13	1.46mi

HOA detail condo

• Monthly dues: $190 · $2,280/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 2 events

1. 2026-06-18
   remarks 222-char remark
2. 2026-06-18
   listed $160,000 Active 1 DOM

ⓘ 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: $2,107 · $176/mo
• Projected year-2 tax: $2,301 · $192/mo
• Expected delta: +$195/yr (+$16/mo · 9.2%)

ⓘ 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 ≥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: $24,853
• − Mortgage interest: −$8,962
• − Property taxes: −$2,107
• − Insurance: −$800
• − Repairs & maintenance: −$1,988
• − Management: −$1,988
• − HOA: −$2,280
• − Depreciation: −$4,655
• Taxable income: $2,073
• Est. tax owed @ 24.0%: −$497
• After-tax cash flow: $3,881/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): 43,544
• Household income: $77,442
• Rent vs Own: 35.7% rent · 64.3% own
• Severe rent burden: 1240.0

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 0.60)
• Race & ethnicity: White 54% Black 32% Two or more races 8% Asian 4% Hispanic / Latino 3%
• Common ancestry: Romanian 2% Italian 2% Slovak 2%
• Foreign-born: 11% · India, Canada, China
• Languages at home: 87% English-only · French/Haitian/Cajun 3% Other Indo-European 3% Spanish 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: ▼ -105.16%
• Current HPI: 223.7824
• Rent YoY: ▼ -0.54%
• 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

+100.3% since first listed

15 events — show timeline

• 2026-06-17 Listed $160,000 CBRMLS
• 2018-06-21 Sold (Public Records) $82,700 Public Records
• 2018-06-11 Sold (MLS) $82,700 CBRMLS
• 2018-04-30 Contingent — CBRMLS
• 2018-04-25 Listed $79,900 CBRMLS
• 2017-03-24 Sold (MLS) $56,000 CBRMLS
• 2017-02-05 Pending — CBRMLS
• 2017-01-26 Relisted — CBRMLS
• 2016-12-10 Pending — CBRMLS
• 2016-11-26 Relisted — CBRMLS
• 2016-10-18 Pending — CBRMLS
• 2016-09-20 Listed $59,900 CBRMLS
• 2005-05-18 Sold (Public Records) $79,900 Public Records
• 2005-05-09 Sold (MLS) $79,900 CBRMLS
• 2004-10-11 Listed $79,900 CBRMLS

Property tax history

+8.0%/yr

Latest (2024): $2,107 · +1.3% YoY. Source: county tax records.