2516 Nassau Dr Unit A · Columbus, OH 43232

$129,900

2 bd · 1.0 ba · 864 sqft · Condo public records · 49 Days on market

Built 1972 $160/mo HOA · 14% of rent

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Why this score? — see what drove the F 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 +9.2/30.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• 1% rule +3.7/10.0
• Rent growth +3.1/5.0
• DSCR +2.6/10.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 2516 Nassau! Located in East Columbus in a Condo Community, close to Shopping, Childcare, Grocery Stores and schools. This Condo features 2 Bed 1 bathrooms and 1 Car Garage with an assigned spot. What reallly stands out about the condo is the size and space, you will be amazed as you enter, you are welcomed by a bright and open style. The kitchen that gives you plenty of space for entertainment, cooking and dining. The Two First floor bedrooms include a hallway bathroom. Bathroom has a clean appeal and tub! This home has a large garage that can be used for storage or a vehicle. Outside you will see a large deck with space for pets, cookouts and fun. Community landscaping is spacious and well manicured. Great for future owner occupant or an investor beacuse condo assocaition has no rental restriction. Schedule your showing today!

Key facts

• Large deck
• $160 HOA
• Garage

Tags

• LARGE DECK
• COMMUNITY LANDSCAPING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $130k.

Deal economics

• At list price, monthly cash flow is $-99 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $112k (13.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $113k (12.7% below list).
• Recommended offer: $112k (13.4% below list) — sets the bar for cash-flow.
• Cap rate 5.4% 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.
• Zoned schools: Indianola Informal K-8 School (math 43% / reading 58%, grade D+, #896 of 1,584 statewide, top 57%, 684 students, 0% FRL); Arts Impact Middle School (Aims) (math 17% / reading 25%, grade F, #608 of 654 statewide, top 93%, 532 students, 0% FRL); Columbus Alternative High School (math 27% / reading 74%, grade D+, #380 of 781 statewide, top 49%, 758 students, 0% FRL) — zoned schools average 0% FRL vs 72% district-wide (72 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 41% at this address vs 20% district-wide (+20 pts) — the actual schools serving this property are materially stronger than the Columbus City School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+2.4%/yr); 94 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 $898 of loan paydown is wiped out by about $4k 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 49 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 32y 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 $15k; list at $130k implies a 795% gain — meaningful room to come down on a strong offer.

Recommended offer $112,494 (13.4% 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 49 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
3. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
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. 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?
9. 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.
10. 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.
11. 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: 0.87% ✗
• Cap rate: 5.38%
• Cash-on-cash: -3.25%
• DSCR: 0.86
• GRM: 9.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.36% rent growth · sell at horizon

5-year hold

• IRR: -22.5%
• Equity multiple: 0.23×
• Total profit: $-27,974
• Equity at exit: $19,369

10-year hold

• IRR: -18.3%
• Equity multiple: 0.04×
• Total profit: $-35,068
• Equity at exit: $11,231

Cash invested: $36,372 (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 43232

• Rents YoY: 2.4%
• Active inventory: 94
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,134 high
• Mortgage (P&I): −$681
• Tax from tax record: −$99 /mo · $1,187/yr
• Insurance: −$54
• HOA: −$160
• Vacancy / Maint / Mgmt: −$238
• Net cashflow: $-99

Break-even live

Break-even rent $1,259

Max offer price $112,494

Occupancy floor —

Sensitivity live

Price	-10% $-25	-5% $-62	+0% $-99	+5% $-135	+10% $-172
Rent	-10% $-188	-5% $-143	+0% $-99	+5% $-54	+10% $-9
Rate	-1.0pp $-33	-0.5pp $-65	base $-99	+0.5pp $-132	+1.0pp $-166

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2440 Burgandy Ln Columbus, OH	2.0	1.0	960	$1,195	$1.24	45d	1	0.14mi
2483 Courtright Rd Unit 2503 Columbus, OH	1.0	1.0	693	$799	$1.15	25d	1	0.27mi
2233 Courtside Dr Columbus, OH	3.0	1.0	812	$1,030	$1.27	0d	9	0.44mi
2510 Kimberly Pkwy E Unit 2510-207 Columbus, OH	1.0	1.0	626	$800	$1.28	5d	1	0.46mi
2510 Kimberly Pkwy E Unit 2510-105 Columbus, OH	1.0	1.0	626	$850	$1.36	45d	1	0.46mi
2510 Kimberly Pkwy E Columbus, OH	1.0	1.0	626	$800	$1.28	9d	1	0.47mi
2209 Wabash Ct W Columbus, OH	1.0–2.0	1.0–1.5	826	$1,456	$1.76	0d	6	0.88mi
2400 Shore Blvd W Columbus, OH	1.0–2.0	1.0–1.5	729	$1,249	$1.71	4d	34	1.00mi
1789 Elaine Rd Columbus, OH	2.0	1.5	960	$1,232	$1.28	0d	2	1.18mi
1718 Carstare Dr Columbus, OH	2.0	1.5	720	$950	$1.32	45d	1	1.26mi
3170 Melissa Pl Unit MR 3175A Columbus, OH	2.0	1.0	850	$1,000	$1.18	25d	1	1.26mi
3170 Melissa Pl Unit El Columbus, OH	2.0	1.0	850	$1,000	$1.18	0d	1	1.26mi
3399 Beachworth Dr Unit B Columbus, OH	2.0	1.5	942	$1,100	$1.17	19d	1	1.27mi
1705 Carstare Dr Columbus, OH	2.0	1.5	720	$950	$1.32	45d	1	1.27mi
3417 Beachworth Dr Unit 3417B Columbus, OH	2.0	1.5	900	$1,200	$1.33	19d	1	1.29mi
3170 Melissa Pl Columbus, OH	2.0	1.0	850	$1,000	$1.18	5d	1	1.31mi
3486 Roswell Dr Columbus, OH	3.0	2.0	1116	$1,625	$1.46	45d	1	1.34mi
3417 Bexvie Ave Unit 3417-E Columbus, OH	2.0	1.5	880	$1,000	$1.14	0d	1	1.34mi
3409 Bexvie Ave Columbus, OH	2.0–3.0	1.5	990	$1,000	$1.01	4d	3	1.37mi
2842 Kingsrowe Ct Unit 2842 Columbus, OH	3.0	1.5	871	$1,975	$2.27	45d	1	1.46mi
4056 Carlton Ave Columbus, OH	2.0	1.5	1100	$1,250	$1.14	25d	1	1.46mi

HOA detail condo

• Monthly dues: $160 · $1,920/yr
• Likely covers: landscaping
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 17 events

1. 2026-06-03
   days on market $129,900 Active 49 DOM
2. 2026-06-02
   days on market $129,900 Active 48 DOM
3. 2026-06-01
   days on market $129,900 Active 47 DOM
4. 2026-05-31
   days on market $129,900 Active 46 DOM
5. 2026-04-15
   listed $129,900 Active 851-char remark

   Show marketing remark (851 chars)

   Welcome to 2516 Nassau! Located in East Columbus in a Condo Community, close to Shopping, Childcare, Grocery Stores and schools. This Condo features 2 Bed 1 bathrooms and 1 Car Garage with an assigned spot. What reallly stands out about the condo is the size and space, you will be amazed as you enter, you are welcomed by a bright and open style. The kitchen that gives you plenty of space for entertainment, cooking and dining. The Two First floor bedrooms include a hallway bathroom. Bathroom has a clean appeal and tub! This home has a large garage that can be used for storage or a vehicle. Outside you will see a large deck with space for pets, cookouts and fun. Community landscaping is spacious and well manicured. Great for future owner occupant or an investor beacuse condo assocaition has no rental restriction. Schedule your showing today!

6. 2014-06-20
   soldstatus $14,521 286-char remark

   Show marketing remark (286 chars)

   Located close to shopping and parks, you’ll love calling this Kimberly Villa your home! Features include huge deck perfect for entertaining, updated living room flooring, and lots of natural light throughout. Case#413-422046. Please see A2A remarks for the online bidding process.

7. 2014-05-28
   historical 286-char remark

   Show marketing remark (286 chars)

   Located close to shopping and parks, you’ll love calling this Kimberly Villa your home! Features include huge deck perfect for entertaining, updated living room flooring, and lots of natural light throughout. Case#413-422046. Please see A2A remarks for the online bidding process.

8. 2014-05-22
   listed $16,000 286-char remark

   Show marketing remark (286 chars)

   Located close to shopping and parks, you’ll love calling this Kimberly Villa your home! Features include huge deck perfect for entertaining, updated living room flooring, and lots of natural light throughout. Case#413-422046. Please see A2A remarks for the online bidding process.

9. 2003-10-16
   soldstatus $44,900
10. 1998-07-10
    soldstatus $30,000
11. 1998-07-10
    soldstatus $300,000
12. 1998-07-02
    soldstatus $30,000
13. 1998-06-15
    historical
14. 1994-01-13
    listed $29,900
15. 1990-04-09
    soldstatus $28,234
16. 1988-04-04
    soldstatus $27,142
17. 1980-10-01
    soldstatus $29,793

ⓘ 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: $1,187 · $99/mo
• Projected year-2 tax: $1,607 · $134/mo
• Expected delta: +$420/yr (+$35/mo · 35.3%)

ⓘ 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 ≥101°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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,606
• − Mortgage interest: −$7,276
• − Property taxes: −$1,187
• − Insurance: −$650
• − Repairs & maintenance: −$1,089
• − Management: −$1,089
• − HOA: −$1,920
• − Depreciation: −$3,779
• Taxable loss: −$3,383
• Est. tax savings @ 24.0%: +$812
• After-tax cash flow: $-370/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): 47,364
• Household income: $51,417
• Rent vs Own: 60.6% rent · 39.4% own
• Severe rent burden: 2584.0

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 0.58)
• Race & ethnicity: Black 58% White 26% Hispanic / Latino 8% Two or more races 7% Asian 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 1% Dominican 1%
• Common ancestry: Swiss 1% Slovak 1% Italian 1%
• Foreign-born: 13% · Canada, China
• Languages at home: 86% English-only · Spanish 6% French/Haitian/Cajun 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: ▼ -203.49%
• Current HPI: 249.3708
• Rent YoY: ▲ 2.36%
• 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

+336.0% since first listed

13 events — show timeline

• 2026-04-15 Listed $129,900 CBRMLS
• 2014-06-20 Sold (MLS) $14,521 CBRMLS
• 2014-05-28 Listing Removed — CBRMLS
• 2014-05-22 Listed $16,000 CBRMLS
• 2003-10-16 Sold (Public Records) $44,900 Public Records
• 1998-07-10 Sold (Public Records) $300,000 Public Records
• 1998-07-10 Sold (Public Records) $30,000 Public Records
• 1998-07-02 Sold (MLS) $30,000 CBRMLS
• 1998-06-15 Listing Removed — CBRMLS
• 1994-01-13 Listed $29,900 CBRMLS
• 1990-04-09 Sold (Public Records) $28,234 Public Records
• 1988-04-04 Sold (Public Records) $27,142 Public Records
• 1980-10-01 Sold (Public Records) $29,793 Public Records

Property tax history

+3.5%/yr

Latest (2024): $1,187 · +3.3% YoY. Source: county tax records.