5970 Sharon Woods 100 Bl Blvd #100 · Columbus, OH 43229

$110,000

2 bd · 2.0 ba · 924 sqft · Condo public records · 63 Days on market

Built 1993 $180/mo HOA · 14% 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).

• Cash flow +18.3/30.0
• ARV discount +7.5/15.0
• 1% rule +6.8/10.0
• DSCR +5.7/10.0
• Livability +4.0/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Highly coveted 1st floor condo unit in quiet 55+ community! Rare extra-large living space is a huge bonus! Serene 3 season room with direct access to the beautiful courtyard, prime end unit location. All appliances stay with the property, including washer and dryer. Freshly painted, newer Rosati insulated windows, newer refrigerator and washer, HVAC serviced annually. Extra storage near entrance to building. Secured building with social hall that provides many activities for residents. Non-smoking, no pets permitted. Units cannot be rented out. A must-see!

Key facts

• First-floor condo
• Secure building
• Three-season room

Tags

• FIRST-FLOOR CONDO
• THREE-SEASON ROOM
• STAINLESS STEEL APPLIANCES
• SECURE BUILDING
• COMMUNITY SOCIAL HALL

Property features AI

Finance

• Other: 55+ community; Located in Sharon Woods Senior Vlg Condo II subdivision
• HOA & community: Homeowners association with monthly fee of $180; Association fee covers lawn care, insurance, security, sewer, trash, water, and snow removal; Association amenity: sidewalk

Exterior

• Parking: Common parking
• Utilities: Public water; Private sewer
• Home design: Condominium; One level; Built in 1993
• Construction: Built in 1993; Slab foundation
• Exterior features: Patio; Slab foundation; Small lot (approximately 0.02 acres); End unit with 2+ common walls

Interior

• Bedrooms: 2 main-level bedrooms
• Flooring: Carpet; Ceramic/porcelain
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Wall unit cooling
• Interior features: 924 total living area; Carpet and ceramic/porcelain flooring

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $110k.

Deal economics

• At list price, monthly cash flow is $100 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $103k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.4% 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 rising (+3.3%/yr); 56 active listings in the ZIP; 37 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 $761 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.

Negotiation context

• It's been on market 63 days — a 6% lower offer ($103k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 23y 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 $70k; list at $110k implies a 57% gain — meaningful room to come down on a strong offer.

Recommended offer $103,400 (6.0% below list)

Questions for the listing agent

1. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 6% 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. 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?
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. 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: 1.18% ✓
• Cap rate: 7.39%
• Cash-on-cash: 3.90%
• DSCR: 1.17
• GRM: 7.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.29% rent growth · sell at horizon

5-year hold

• IRR: -9.7%
• Equity multiple: 0.64×
• Total profit: $-10,946
• Equity at exit: $16,401

10-year hold

• IRR: 0.3%
• Equity multiple: 1.02×
• Total profit: $729
• Equity at exit: $9,511

Cash invested: $30,800 (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 43229

• Rents YoY: 3.3%
• Active inventory: 56
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,293 high
• Mortgage (P&I): −$577
• Tax from tax record: −$118 /mo · $1,422/yr
• Insurance: −$46
• HOA: −$180
• Vacancy / Maint / Mgmt: −$272
• Net cashflow: $100

Break-even live

Break-even rent $1,166

Max offer price $110,000

Occupancy floor 87%

Sensitivity live

Price	-10% $162	-5% $131	+0% $100	+5% $69	+10% $38
Rent	-10% $-2	-5% $49	+0% $100	+5% $151	+10% $202
Rate	-1.0pp $156	-0.5pp $128	base $100	+0.5pp $72	+1.0pp $43

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1881 Solera Dr Columbus, OH	1.0–2.0	1.0–1.5	1137	$1,475	$1.30	4d	9	0.06mi
5726 Beechcroft Rd Unit C Columbus, OH	2.0	1.0	1125	$1,300	$1.16	45d	1	0.42mi
5702 Beechcroft Rd Unit D Columbus, OH	2.0	1.0	810	$1,375	$1.70	25d	1	0.45mi
5811 Spring Run Dr Columbus, OH	1.0–2.0	1.0–2.0	847	$1,519	$1.79	3d	31	0.65mi
2380 Pinecrest Dr Columbus, OH	2.0	1.0	900	$1,220	$1.36	16d	2	0.83mi
2465 Ben Dougan Ln Columbus, OH	1.0	1.0	709	$1,000	$1.41	25d	2	0.92mi
1171 Sanborn Pl Apt C Columbus, OH	2.0	1.0	864	$899	$1.04	4d	1	0.92mi
5280 Tamarack Cir E Columbus, OH	3.0	1.0	775	$1,029	$1.33	45d	1	0.97mi
5787 Arborwood Ct Columbus, OH	2.0	1.0	810	$1,125	$1.39	45d	55	1.01mi
5626 Ironwood Ct Columbus, OH	2.0	1.0	1000	$1,295	$1.29	45d	1	1.11mi
5625 Ironwood Ct Unit B Columbus, OH	2.0	1.0	1000	$1,295	$1.29	45d	1	1.13mi
5596 Ironwood Ct Unit C Columbus, OH	2.0	1.5	1100	$1,195	$1.09	25d	1	1.13mi
5596 Ironwood Ct Unit B Columbus, OH	2.0	1.5	1100	$1,195	$1.09	45d	1	1.13mi
1833 Schrock Rd Columbus, OH	1.0–2.0	1.0	700	$1,175	$1.68	4d	5	1.14mi
5621 Ironwood Ct Unit B Columbus, OH	2.0	1.0	1000	$1,295	$1.29	45d	1	1.15mi
6797 Spring House Ln Columbus, OH	2.0	1.0	950	$1,124	$1.18	45d	1	1.15mi
5586 Ironwood Ct Unit A Columbus, OH	2.0	1.5	1100	$1,195	$1.09	45d	1	1.15mi
5586 Ironwood Ct Columbus, OH	2.0	1.0	1000	$1,295	$1.29	25d	1	1.15mi
5586 Ironwood Ct Columbus, OH	2.0	1.0	1000	$1,295	$1.29	4d	1	1.15mi
6785 Oakton Ln Columbus, OH	1.0–2.0	1.0–1.5	875	$1,462	$1.67	3d	6	1.16mi
5750 Roche Dr Columbus, OH	1.0–2.0	1.0	685	$999	$1.46	25d	1	1.20mi
1700 Bond Ave Columbus, OH	1.0	1.0	530	$1,089	$2.05	8d	3	1.24mi
6888 Garden Terrace Rd Columbus, OH	2.0	1.0	900	$1,100	$1.22	17d	1	1.26mi
5840 N Meadows Blvd Apt D Columbus, OH	2.0	1.0	810	$1,150	$1.42	25d	1	1.28mi
5840 N Meadows Blvd Apt D Columbus, OH	2.0	1.0	810	$1,150	$1.42	45d	1	1.28mi
6200 Busch Blvd Columbus, OH	1.0–2.0	1.0–2.5	1068	$1,695	$1.59	45d	3	1.30mi
3142 Vista View Blvd Columbus, OH	2.0	2.0	949	$1,275	$1.34	4d	1	1.31mi
5827 N Meadows Blvd Columbus, OH	1.0	1.0	530	$849	$1.60	8d	2	1.32mi
908 N Meadows Ct Unit K Columbus, OH	2.0	1.0	875	$1,150	$1.31	45d	1	1.34mi
908 N Meadows Ct Unit L Columbus, OH	2.0	1.0	875	$1,150	$1.31	22d	1	1.34mi
6175 Northgate Rd Columbus, OH	1.0	1.5	735	$900	$1.22	45d	1	1.35mi
905 N Meadows Ct Columbus, OH	2.0	1.0	1050	$1,200	$1.14	18d	1	1.35mi
5650 Knighthood Ln Columbus, OH	2.0	1.0–2.0	1250	$1,540	$1.23	4d	8	1.36mi
870 N Meadows Ct Unit F Columbus, OH	2.0	1.0	850	$945	$1.11	25d	1	1.39mi
873 N Meadows Ct Unit 2 Columbus, OH	2.0	1.0	810	$1,200	$1.48	4d	1	1.41mi
869 E Dublin Granville Rd Columbus, OH	1.0–2.0	1.0–1.5	850	$1,349	$1.59	4d	12	1.41mi
2608 Christine Blvd Columbus, OH	2.0	1.0	883	$1,195	$1.35	8d	1	1.43mi

HOA detail condo

• Monthly dues: $180 · $2,160/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 28 events

1. 2026-06-21
   days on market $110,000 Active 63 DOM
2. 2026-06-18
   days on market $110,000 Active 60 DOM
3. 2026-06-17
   days on market $110,000 Active 59 DOM
4. 2026-06-16
   days on market $110,000 Active 58 DOM
5. 2026-06-15
   days on market $110,000 Active 57 DOM
6. 2026-06-13
   days on market $110,000 Active 55 DOM
7. 2026-06-13
   statusdays on market $110,000 Active 54 DOM
8. 2026-06-09
   days on market $110,000 Contingent 51 DOM
9. 2026-06-08
   days on market $110,000 Contingent 50 DOM
10. 2026-06-07
    days on market $110,000 Contingent 49 DOM
11. 2026-06-05
    days on market $110,000 Contingent 46 DOM
12. 2026-06-03
    days on market $110,000 Contingent 45 DOM
13. 2026-06-02
    days on market $110,000 Contingent 44 DOM
14. 2026-06-01
    days on market $110,000 Contingent 43 DOM
15. 2026-05-31
    days on market $110,000 Contingent 42 DOM
16. 2026-04-20
    historical Contingent
17. 2026-04-19
    listed $110,000 Active
18. 2020-09-25
    soldstatus $70,000
19. 2020-08-05
    soldstatus $70,000 Closed 562-char remark

    Show marketing remark (562 chars)

    Highly coveted 1st floor condo unit in quiet 55+ community! Rare extra-large living space is a huge bonus! Serene 3 season room with direct access to the beautiful courtyard, prime end unit location. All appliances stay with the property, including washer and dryer. Freshly painted, newer Rosati insulated windows, newer refrigerator and washer, HVAC serviced annually. Extra storage near entrance to building. Secured building with social hall that provides many activities for residents. Non-smoking, no pets permitted. Units cannot be rented out. A must-see!

20. 2020-08-02
    historical Contingent Finance and Inspection 562-char remark

    Show marketing remark (562 chars)

    Highly coveted 1st floor condo unit in quiet 55+ community! Rare extra-large living space is a huge bonus! Serene 3 season room with direct access to the beautiful courtyard, prime end unit location. All appliances stay with the property, including washer and dryer. Freshly painted, newer Rosati insulated windows, newer refrigerator and washer, HVAC serviced annually. Extra storage near entrance to building. Secured building with social hall that provides many activities for residents. Non-smoking, no pets permitted. Units cannot be rented out. A must-see!

21. 2020-07-31
    status Active 562-char remark

    Show marketing remark (562 chars)

    Highly coveted 1st floor condo unit in quiet 55+ community! Rare extra-large living space is a huge bonus! Serene 3 season room with direct access to the beautiful courtyard, prime end unit location. All appliances stay with the property, including washer and dryer. Freshly painted, newer Rosati insulated windows, newer refrigerator and washer, HVAC serviced annually. Extra storage near entrance to building. Secured building with social hall that provides many activities for residents. Non-smoking, no pets permitted. Units cannot be rented out. A must-see!

22. 2020-06-21
    historical Contingent Finance and Inspection 562-char remark

    Show marketing remark (562 chars)

    Highly coveted 1st floor condo unit in quiet 55+ community! Rare extra-large living space is a huge bonus! Serene 3 season room with direct access to the beautiful courtyard, prime end unit location. All appliances stay with the property, including washer and dryer. Freshly painted, newer Rosati insulated windows, newer refrigerator and washer, HVAC serviced annually. Extra storage near entrance to building. Secured building with social hall that provides many activities for residents. Non-smoking, no pets permitted. Units cannot be rented out. A must-see!

23. 2020-06-18
    listed $75,000 Active 562-char remark

    Show marketing remark (562 chars)

    Highly coveted 1st floor condo unit in quiet 55+ community! Rare extra-large living space is a huge bonus! Serene 3 season room with direct access to the beautiful courtyard, prime end unit location. All appliances stay with the property, including washer and dryer. Freshly painted, newer Rosati insulated windows, newer refrigerator and washer, HVAC serviced annually. Extra storage near entrance to building. Secured building with social hall that provides many activities for residents. Non-smoking, no pets permitted. Units cannot be rented out. A must-see!

24. 2004-05-18
    soldstatus $77,400
25. 2004-05-10
    soldstatus $77,400 236-char remark

    Show marketing remark (236 chars)

    Converted to a 1 bedrm, 1st floor condo, beautiful 3 season porch, 55+ Senior Community, secured bldg. Large living/dining room, main suite w/ walk in closet, kit appliances. Porch overlooks private courtyard. Extremely well kept. EZ2C.

26. 2004-05-07
    historical 236-char remark

    Show marketing remark (236 chars)

    Converted to a 1 bedrm, 1st floor condo, beautiful 3 season porch, 55+ Senior Community, secured bldg. Large living/dining room, main suite w/ walk in closet, kit appliances. Porch overlooks private courtyard. Extremely well kept. EZ2C.

27. 2003-05-30
    listed $79,900 236-char remark

    Show marketing remark (236 chars)

    Converted to a 1 bedrm, 1st floor condo, beautiful 3 season porch, 55+ Senior Community, secured bldg. Large living/dining room, main suite w/ walk in closet, kit appliances. Porch overlooks private courtyard. Extremely well kept. EZ2C.

28. 1993-11-19
    soldstatus $62,600

ⓘ 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: $1,422 · $118/mo
• Projected year-2 tax: $1,569 · $131/mo
• Expected delta: +$147/yr (+$12/mo · 10.3%)

ⓘ 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 3/10 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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,514
• − Mortgage interest: −$6,162
• − Property taxes: −$1,422
• − Insurance: −$550
• − Repairs & maintenance: −$1,241
• − Management: −$1,241
• − HOA: −$2,160
• − Depreciation: −$3,200
• Taxable loss: −$461
• Est. tax savings @ 24.0%: +$111
• After-tax cash flow: $1,313/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): 55,020
• Household income: $57,561
• Rent vs Own: 58.1% rent · 41.9% own
• Severe rent burden: 2835.0

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 0.69)
• Race & ethnicity: Black 44% White 33% Two or more races 13% Hispanic / Latino 12% Asian 6%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 1% Hispanic 1% Estonian 1%
• Foreign-born: 27% · Canada, India, China
• Languages at home: 69% English-only · Spanish 10% Other Indo-European 5% French/Haitian/Cajun 3%

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: ▼ -236.52%
• Current HPI: 285.6606
• Rent YoY: ▲ 3.29%
• 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

+75.7% since first listed

13 events — show timeline

• 2026-04-20 Contingent — CBRMLS
• 2026-04-19 Listed $110,000 CBRMLS
• 2020-09-25 Sold (Public Records) $70,000 Public Records
• 2020-08-05 Sold (MLS) $70,000 CBRMLS
• 2020-08-02 Contingent — CBRMLS
• 2020-07-31 Relisted — CBRMLS
• 2020-06-21 Contingent — CBRMLS
• 2020-06-18 Listed $75,000 CBRMLS
• 2004-05-18 Sold (Public Records) $77,400 Public Records
• 2004-05-10 Sold (MLS) $77,400 CBRMLS
• 2004-05-07 Listing Removed — CBRMLS
• 2003-05-30 Listed $79,900 CBRMLS
• 1993-11-19 Sold (Public Records) $62,600 Public Records

Property tax history

+18.1%/yr

Latest (2024): $1,422 · +1.3% YoY. Source: county tax records.