3286 Hilock Pl · Columbus, OH 43207

$110,000

3 bd · 1.0 ba · 896 sqft · SingleFamily public records · 1 Days on market

Built 1961 6,098 sqft lot Est $180k · 39% 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 +29.6/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.4/10.0
• Livability +4.0/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Call Listing agent for showings. Owner in '93 opened kitchen and added: new cabinets, corner sink & bar, sharp black R & R plus DW, also furnace & C/A. New roof in '01. Great first home. Wired for security system. Direct TV Sat. Dish & Softener stay. See & Buy!

Key facts

• Covered canopy
• Fenced yard
• Utility shed

Tags

• CUL-DE-SAC
• FENCED YARD
• DETACHED CONCRETE BLOCK GARAGE
• UTILITY SHED
• FRONT AND REAR PATIOS
• COVERED CANOPY

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story; No common walls; Built in 1961
• Construction: Block foundation
• Exterior features: Fenced yard; Shed(s) on the property

Interior

• Bedrooms: Three main-level bedrooms
• Flooring: Carpet
• Bathrooms: One full bathroom
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: Living area approximately 896; Carpet flooring

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $397 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Cap rate 10.6% 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 (+2.3%/yr); 196 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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.
• At projected returns (-3.0% appreciation + 2.3% rent growth), your $31k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 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 $84k; 31% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $110,000

Questions for the listing agent

1. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.34% ✓
• Cap rate: 10.63%
• Cash-on-cash: 15.48%
• DSCR: 1.69
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $180,096
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3286 Hilock Pl	0.00mi	3/1.0	896 (0%)	1mo	$110,000	$123	99
3302 Hilock Pl	0.03mi	2/1.0 (-1)	896 (0%)	2mo	$186,000	$208	92
884 Bruckner Rd	0.17mi	3/1.0	896 (0%)	2mo	$192,950	$215	91
1124 Rumsey Rd	0.34mi	3/1.0	864 (-4%)	3mo	$185,000	$214	76
506 Rumsey Rd	0.47mi	2/1.0 (-1)	893 (-0%)	2mo	$101,000	$113	70
445 Basswood Rd	0.47mi	3/1.0	936 (+4%)	4mo	$177,614	$190	67
460 Coulter Ave	0.50mi	3/1.0	936 (+4%)	3mo	$90,000	$96	67
583 Rumsey Rd	0.40mi	3/1.0	980 (+9%)	4mo	$125,000	$128	62
3127 Parsons Ave	0.66mi	3/1.0	924 (+3%)	3mo	$105,000	$114	62
3032 Baker Hill Rd	0.73mi	3/1.0	938 (+5%)	2mo	$202,900	$216	56
3608 S Champion Ave	0.59mi	3/1.0	980 (+9%)	1mo	$197,000	$201	56
3113 Hillgate Rd	0.72mi	3/2.0	960 (+7%)	1mo	$233,000	$243	50

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: 5.5%
• Equity multiple: 1.21×
• Total profit: $6,502
• Equity at exit: $16,401

10-year hold

• IRR: 14.3%
• Equity multiple: 2.11×
• Total profit: $34,298
• 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 43207

• Rents YoY: 2.3%
• Active inventory: 196
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,470 high
• Mortgage (P&I): −$577
• Tax from tax record: −$141 /mo · $1,693/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$309
• Net cashflow: $397

Break-even live

Break-even rent $967

Max offer price $110,000

Occupancy floor 68%

Sensitivity live

Price	-10% $460	-5% $428	+0% $397	+5% $366	+10% $335
Rent	-10% $281	-5% $339	+0% $397	+5% $455	+10% $513
Rate	-1.0pp $453	-0.5pp $425	base $397	+0.5pp $369	+1.0pp $340

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 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1074 Tobi Dr Columbus, OH	3.0	1.0	1066	$1,495	$1.40	44d	1	0.72mi
3047 Baker Hill Rd Columbus, OH	3.0	1.0	896	$1,300	$1.45	44d	1	0.73mi
2866 Hillgate Rd Columbus, OH	3.0	1.0	1040	$1,693	$1.63	24d	1	0.83mi
3011 Markham Rd Unit 3011A Columbus, OH	2.0	1.0	750	$899	$1.20	24d	1	0.88mi
1285 Evergreen Rd Columbus, OH	3.0	2.0	888	$1,750	$1.97	20d	1	1.07mi
1503 Southfield Dr S Columbus, OH	3.0	1.0	900	$1,395	$1.55	8d	1	1.12mi
2997 S High St Columbus, OH	1.0–4.0	1.0–2.0	1151	$1,620	$1.41	2d	27	1.15mi
1584 Southfield Dr S Columbus, OH	3.0	1.0	934	$1,495	$1.60	4d	1	1.23mi
3939 Rosland Dr Columbus, OH	2.0–3.0	1.0–1.5	910	$1,349	$1.48	4d	8	1.27mi
257 Benfield Ave Unit NA Columbus, OH	3.0	1.0	1094	$1,400	$1.28	8d	1	1.28mi
838 Lock Ave Columbus, OH	3.0	1.0	988	$1,578	$1.60	2d	1	1.32mi
54-56 Benfield Ave Unit 56 Columbus, OH	2.0	1.0	800	$925	$1.16	24d	1	1.49mi

Listing history 9 events

1. 2026-05-16
   status Pending
2. 2026-05-15
   listed $110,000 Active
3. 2005-04-07
   soldstatus $84,000
4. 2005-03-14
   soldstatus $84,000 289-char remark

   Show marketing remark (289 chars)

   Call Listing agent for showings. Owner in '93 opened kitchen and added: new cabinets, corner sink & bar, sharp black R & R plus DW, also furnace & C/A. New roof in '01. Great first home. Wired for security system. Direct TV Sat. Dish & Softener stay. See & Buy!

5. 2005-02-06
   historical 289-char remark

   Show marketing remark (289 chars)

   Call Listing agent for showings. Owner in '93 opened kitchen and added: new cabinets, corner sink & bar, sharp black R & R plus DW, also furnace & C/A. New roof in '01. Great first home. Wired for security system. Direct TV Sat. Dish & Softener stay. See & Buy!

6. 2004-10-10
   historical
7. 2004-10-08
   listed $84,000 289-char remark

   Show marketing remark (289 chars)

   Call Listing agent for showings. Owner in '93 opened kitchen and added: new cabinets, corner sink & bar, sharp black R & R plus DW, also furnace & C/A. New roof in '01. Great first home. Wired for security system. Direct TV Sat. Dish & Softener stay. See & Buy!

8. 2004-04-02
   listed $82,000
9. 1990-01-09
   soldstatus $43,700

ⓘ 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: $1,693 · $141/mo
• Projected year-2 tax: $1,705 · $142/mo
• Expected delta: +$11/yr (+$1/mo · 0.7%)

ⓘ 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 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: $17,636
• − Mortgage interest: −$6,162
• − Property taxes: −$1,693
• − Insurance: −$550
• − Repairs & maintenance: −$1,411
• − Management: −$1,411
• − Depreciation: −$3,200
• Taxable income: $3,209
• Est. tax owed @ 24.0%: −$770
• After-tax cash flow: $3,997/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): 47,272
• 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

+151.7% since first listed

9 events — show timeline

• 2026-05-16 Pending — CBRMLS
• 2026-05-15 Listed $110,000 CBRMLS
• 2005-04-07 Sold (Public Records) $84,000 Public Records
• 2005-03-14 Sold (MLS) $84,000 CBRMLS
• 2005-02-06 Listing Removed — CBRMLS
• 2004-10-10 Listing Removed — CBRMLS
• 2004-10-08 Listed $84,000 CBRMLS
• 2004-04-02 Listed $82,000 CBRMLS
• 1990-01-09 Sold (Public Records) $43,700 Public Records

Property tax history

+2.7%/yr

Latest (2024): $1,693 · -0.4% YoY. Source: county tax records.