545 Chardonnay Ln · Columbus, OH 43035

$345,000

3 bd · 3.0 ba · 1,880 sqft · Condo public records · 43 Days on market

Built 1997 $184/sqft · 19% below area Est $425k · 19% under $310/mo HOA · 12% of rent

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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).

• ARV discount +15.0/15.0
• Schools +7.6/10.0
• Cash flow +5.7/30.0
• Livability +4.0/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• DSCR +0.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Wow! Talk about Move-In Ready! This Spacious 3 Bedroom/3 Bath Condo Simply Sparkles. New Granite Counters, Upgraded Cabinetry, New Stainless Steel Appliances, New Fixtures, and Freshly Painted. Gleaming Laminate Flooring. Open Concept Floor Plan with Vaulted Ceilings and a Cozy Gas Fireplace. 1st Floor features the Owners’ Suite with Newly Updated En-Suite, a Guest Bedroom and Hall Bath. 1st Floor Laundry. 2nd Floor features a Roomy Loft with Wet Bar, and a 3rd Bedroom and 3rd Bath. Attached 2-Car Garage. Gated Community near All the Fun Shopping, Dining and Amenities of Lewis Center AND Polaris. Easy Access to Route 23 and the Freeways. Olentangy Schools. Washer and Dryer Negotiable. It Just Feels Like Home!

Key facts

• $310 HOA
• 2 garage spots
• Built 1997

Property features AI

Finance

• HOA & community: Homeowners association with monthly fee of $310; HOA covers lawn care, trash, and snow removal

Exterior

• Parking: Attached garage with 2 spaces
• Security: Gated community
• Utilities: Public water; Public sewer
• Home design: Condominium; End unit with one common wall; Two stories; Built in 1997
• Exterior features: Slab foundation

Interior

• Bedrooms: Two main-level bedrooms
• Flooring: Wood; Laminate; Ceramic/Porcelain; Vinyl
• Bathrooms: Three full bathrooms
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: Insulated windows; Fireplace with gas log (one)

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath condo listed at $345k.

Deal economics

• At list price, monthly cash flow is $-710 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $220k (36.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $255k (26.1% below list).
• Recommended offer: $220k (36.4% below list) — sets the bar for cash-flow.

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.
• Olentangy Local (rural): math 81% / reading 84% proficiency, ranked #18 of 656 in OH (top 3%) — strong family-tenant draw, lease renewals of 3-5y typical; only 5% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising (+1.9%/yr); 178 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 2,233 units permitted in Delaware County in 2024 (304 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.
• Delaware County population projected at +37% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($335k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 10y 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 $184k; list at $345k implies a 87% gain — meaningful room to come down on a strong offer.

Recommended offer $219,578 (36.4% 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. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 36% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
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. 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?
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 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: 0.74% ✗
• Cap rate: 3.82%
• Cash-on-cash: -8.82%
• DSCR: 0.61
• GRM: 11.3

CMA / ARV

• ARV (median comp): $424,681
• List price: $345,000
• Delta: -18.76%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.89% rent growth · sell at horizon

5-year hold

• IRR: -33.3%
• Equity multiple: -0.07×
• Total profit: $-103,694
• Equity at exit: $51,441

10-year hold

• IRR: -48.6%
• Equity multiple: -0.64×
• Total profit: $-158,822
• Equity at exit: $29,829

Cash invested: $96,600 (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 43035

• Home prices YoY: -12.0%
• Rents YoY: 1.9%
• Active inventory: 178
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $2,551 high
• Mortgage (P&I): −$1,809
• Tax from tax record: −$462 /mo · $5,545/yr
• Insurance: −$144
• HOA: −$310
• Vacancy / Maint / Mgmt: −$536
• Net cashflow: $-710

Break-even live

Break-even rent $3,449

Max offer price $219,578

Occupancy floor —

Sensitivity live

Price	-10% $-515	-5% $-612	+0% $-710	+5% $-808	+10% $-905
Rent	-10% $-911	-5% $-811	+0% $-710	+5% $-609	+10% $-508
Rate	-1.0pp $-536	-0.5pp $-622	base $-710	+0.5pp $-799	+1.0pp $-890

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: $86,250
• Closing costs: $10,350
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1208 Briarshore Way Lewis Center, OH	4.0	2.5	2542	$2,999	$1.18	24d	1	0.61mi
7521 Daisy Ln Lewis Center, OH	3.0	2.5	1856	$2,800	$1.51	24d	1	0.65mi
79 Cheswick Village Dr Powell, OH	3.0	2.5	1724	$2,580	$1.50	44d	1	0.73mi
1558 Royal Oak Dr Lewis Center, OH	3.0	2.5	2020	$2,676	$1.32	44d	1	0.94mi
7322 Lavender Ln Lewis Center, OH	4.0	2.5	2330	$2,699	$1.16	44d	1	0.96mi
7735 Royal Park Dr Lewis Center, OH	4.0	2.5	2287	$2,650	$1.16	5d	1	1.18mi
484 Greenmont Dr Lewis Center, OH	1.0–3.0	1.0–2.5	1320	$2,970	$2.25	4d	15	1.31mi
7390 Falls View Cir Unit 7390 Delaware, OH	2.0	2.0	1670	$2,400	$1.44	44d	1	1.41mi

HOA detail condo

• Monthly dues: $310 · $3,720/yr
• Likely covers: gassecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-06-21
   days on market $345,000 Active 43 DOM
2. 2026-06-18
   days on market $345,000 Active 40 DOM
3. 2026-06-17
   days on market $345,000 Active 39 DOM
4. 2026-06-16
   days on market $345,000 Active 38 DOM
5. 2026-06-15
   days on market $345,000 Active 37 DOM
6. 2026-06-13
   days on market $345,000 Active 35 DOM
7. 2026-06-13
   days on market $345,000 Active 34 DOM
8. 2026-06-09
   days on market $345,000 Active 31 DOM
9. 2026-06-08
   days on market $345,000 Active 30 DOM
10. 2026-06-07
    days on market $345,000 Active 29 DOM
11. 2026-06-05
    days on market $345,000 Active 26 DOM
12. 2026-06-03
    days on market $345,000 Active 25 DOM
13. 2026-06-02
    days on market $345,000 Active 24 DOM
14. 2026-06-01
    days on market $345,000 Active 23 DOM
15. 2026-05-31
    days on market $345,000 Active 22 DOM
16. 2026-05-09
    listed $345,000 Active 990-char remark
17. 2026-05-09
    historical $345,000 990-char remark
18. 2016-04-15
    soldstatus $184,500 Closed 724-char remark

    Show marketing remark (724 chars)

    Wow! Talk about Move-In Ready! This Spacious 3 Bedroom/3 Bath Condo Simply Sparkles. New Granite Counters, Upgraded Cabinetry, New Stainless Steel Appliances, New Fixtures, and Freshly Painted. Gleaming Laminate Flooring. Open Concept Floor Plan with Vaulted Ceilings and a Cozy Gas Fireplace. 1st Floor features the Owners’ Suite with Newly Updated En-Suite, a Guest Bedroom and Hall Bath. 1st Floor Laundry. 2nd Floor features a Roomy Loft with Wet Bar, and a 3rd Bedroom and 3rd Bath. Attached 2-Car Garage. Gated Community near All the Fun Shopping, Dining and Amenities of Lewis Center AND Polaris. Easy Access to Route 23 and the Freeways. Olentangy Schools. Washer and Dryer Negotiable. It Just Feels Like Home!

19. 2016-02-22
    historical Contingent Finance and Inspection 724-char remark

    Show marketing remark (724 chars)

    Wow! Talk about Move-In Ready! This Spacious 3 Bedroom/3 Bath Condo Simply Sparkles. New Granite Counters, Upgraded Cabinetry, New Stainless Steel Appliances, New Fixtures, and Freshly Painted. Gleaming Laminate Flooring. Open Concept Floor Plan with Vaulted Ceilings and a Cozy Gas Fireplace. 1st Floor features the Owners’ Suite with Newly Updated En-Suite, a Guest Bedroom and Hall Bath. 1st Floor Laundry. 2nd Floor features a Roomy Loft with Wet Bar, and a 3rd Bedroom and 3rd Bath. Attached 2-Car Garage. Gated Community near All the Fun Shopping, Dining and Amenities of Lewis Center AND Polaris. Easy Access to Route 23 and the Freeways. Olentangy Schools. Washer and Dryer Negotiable. It Just Feels Like Home!

20. 2016-02-16
    listed $185,000 Active 724-char remark

    Show marketing remark (724 chars)

    Wow! Talk about Move-In Ready! This Spacious 3 Bedroom/3 Bath Condo Simply Sparkles. New Granite Counters, Upgraded Cabinetry, New Stainless Steel Appliances, New Fixtures, and Freshly Painted. Gleaming Laminate Flooring. Open Concept Floor Plan with Vaulted Ceilings and a Cozy Gas Fireplace. 1st Floor features the Owners’ Suite with Newly Updated En-Suite, a Guest Bedroom and Hall Bath. 1st Floor Laundry. 2nd Floor features a Roomy Loft with Wet Bar, and a 3rd Bedroom and 3rd Bath. Attached 2-Car Garage. Gated Community near All the Fun Shopping, Dining and Amenities of Lewis Center AND Polaris. Easy Access to Route 23 and the Freeways. Olentangy Schools. Washer and Dryer Negotiable. It Just Feels Like Home!

ⓘ 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: $5,545 · $462/mo
• Projected year-2 tax: $5,545 · $462/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 · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,609
• − Mortgage interest: −$19,325
• − Property taxes: −$5,545
• − Insurance: −$1,725
• − Repairs & maintenance: −$2,449
• − Management: −$2,449
• − HOA: −$3,720
• − Depreciation: −$10,036
• Taxable loss: −$14,641
• Est. tax savings @ 24.0%: +$3,514
• After-tax cash flow: $-5,006/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: Olentangy Local
• NCES district ID: 3904676
• Math proficiency: 81% ▼ -8.00%
• Reading proficiency: 84% ▼ -5.00%
• Median HH income: $111,074
• Composite: 75.56/100
• National rank: #132
• State rank: #18 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: Delaware County · 203,207 people
• City population: 612,189
• Metro: Columbus, OH
• Population (ZIP): 36,012
• Household income: $154,683
• Rent vs Own: 27.3% rent · 72.7% own
• Severe rent burden: 599.0

Population outlook (Delaware County) Hauer SSP2

• Today (2025): 230,854 people
• By 2030: 249,294 · +8.0%
• By 2040: 284,223 · +23.1%
• By 2050: 315,314 · +36.6%
• By 2075: 379,462 · +64.4%
• By 2100: 403,158 · +74.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (66%)
• Race & ethnicity: White 66% Asian 18% Black 8% Two or more races 6% Hispanic / Latino 3%
• Common ancestry: Slovak 5% Italian 3% Lithuanian 2%
• Foreign-born: 19% · Canada, China, Vietnam
• Languages at home: 79% English-only · Other Indo-European 8% Other Asian/Pacific 5% Chinese 3%

Political lean MEDSL · Delaware

• 2024 margin: Lean R (+6.6) · D 46.2% · R 52.8%
• 2008→2024 swing: +13.0pp toward D · 2008: -19.6pp · 2024: -6.6pp
• All cycles: 2024: R+6.6 2020: R+6.8 2016: R+16.1 2012: R+23.7 2008: R+19.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -29.23%
• Current HPI: 214.3911
• Rent YoY: ▲ 1.89%
• 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

+86.5% since first listed

5 events — show timeline

• 2026-05-09 Listed $345,000 CBRMLS
• 2026-05-09 Coming Soon $345,000 CBRMLS
• 2016-04-15 Sold (MLS) $184,500 CBRMLS
• 2016-02-22 Contingent — CBRMLS
• 2016-02-16 Listed $185,000 CBRMLS

Property tax history

+4.7%/yr

Latest (2025): $5,545 · +1.6% YoY. Source: county tax records.