1657 Eastbrook Dr S · Columbus, OH 43223

$194,900

4 bd · 2.0 ba · 1,435 sqft · SingleFamily public records · 81 Days on market

Built 1954 6,969 sqft lot $136/sqft · 16% below area Est $231k · 16% under

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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 +19.6/30.0
• ARV discount +14.5/15.0
• DSCR +6.2/10.0
• 1% rule +5.2/10.0
• Livability +4.0/5.0
• Schools +3.8/10.0
• Rent growth +3.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming single-story ranch featuring a light-colored exterior with contrasting shutters and a welcoming front entry. Inside, the home offers an open living and dining area with large windows that fill the space with natural light, neutral wall tones, and durable wood-style flooring throughout. The kitchen includes warm wood cabinetry, laminate countertops, black appliances, and ample cabinet storage, with convenient access to the adjacent living space. Bedrooms are comfortably sized with closets and ceiling fans, while the bathroom features a tub and shower combination with updated vanity and fixtures. A separate laundry/utility area adds functionality. The spacious backyard provides room for outdoor enjoyment, and the extended driveway offers off-street parking.

Key facts

• Large windows
• Black appliances
• Warm wood cabinetry

Tags

• OPEN LIVING AND DINING AREA
• LARGE WINDOWS
• WARM WOOD CABINETRY
• LAMINATE COUNTERTOPS
• BLACK APPLIANCES
• AMPLE CABINET STORAGE

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $223 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $195k).
• Recommended offer: $183k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.7% 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.
• South-Western City (suburban): math 40% / reading 48% proficiency, ranked #500 of 656 in OH (top 76%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+4.6%/yr); 144 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; 8,139 units permitted in Franklin County in 2024 (5,940 in 5+ unit buildings).
• At $1,980/mo this rent would consume 51% of the median local household income ($47k/yr) (locally 1689% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 81 days — a 6% lower offer ($183k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 22y ago; this cycle's ask has dropped $20k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $183,206 (6.0% below list)

Questions for the listing agent

1. It's been on market 81 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.02% ✓
• Cap rate: 7.67%
• Cash-on-cash: 4.90%
• DSCR: 1.22
• GRM: 8.2

CMA / ARV

• ARV (median comp): $230,998
• List price: $194,900
• Delta: -15.63%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1650 Westbrook Dr	0.33mi	4/2.0	1,429 (-0%)	1mo	$245,000	$171	83
1640 Butterfly Ct	0.42mi	4/2.0	1,433 (-0%)	3mo	$244,500	$171	78
1684 Eastbrook Dr N	0.25mi	3/2.0 (-1)	1,524 (+6%)	1mo	$285,000	$187	72
2169 Summer Breeze Dr	0.50mi	3/1.5 (-1)	1,400 (-2%)	0mo	$173,000	$124	65
1543 Red Leaf Ln	0.55mi	3/2.5 (-1)	1,428 (-0%)	2mo	$239	—	65
1880 Mcdowell Ridge Dr	0.55mi	3/2.5 (-1)	1,452 (+1%)	4mo	$269,800	$186	62
2248 Golden Leaf Ln	0.58mi	3/2.5 (-1)	1,512 (+5%)	4mo	$255,000	$169	54
1949 Big Run Bluff Blvd	0.58mi	3/2.0 (-1)	1,568 (+9%)	3mo	$105,000	$67	50
2145 Kingscreek Ct	0.53mi	3/1.5 (-1)	1,272 (-11%)	4mo	$272,000	$214	46
1521 October Ridge Ct	0.62mi	3/2.0 (-1)	1,256 (-12%)	3mo	$208,000	$166	43
1992 Brown Rd	0.69mi	3/2.0 (-1)	1,238 (-14%)	1mo	$295,000	$238	39
2108 Willow Run Rd	0.74mi	3/1.0 (-1)	1,304 (-9%)	2mo	$285,000	$219	39

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 · 4.61% rent growth · sell at horizon

5-year hold

• IRR: -6.9%
• Equity multiple: 0.74×
• Total profit: $-14,096
• Equity at exit: $29,060

10-year hold

• IRR: 4.6%
• Equity multiple: 1.37×
• Total profit: $19,936
• Equity at exit: $16,851

Cash invested: $54,572 (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 43223

• Rents YoY: 4.6%
• Active inventory: 144
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,980 high
• Mortgage (P&I): −$1,022
• Tax from tax record: −$238 /mo · $2,854/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$416
• Net cashflow: $223

Break-even live

Break-even rent $1,698

Max offer price $194,900

Occupancy floor 84%

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: $48,725
• Closing costs: $5,847
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1475 Pineland Ct Columbus, OH	4.0	2.5	1170	$2,023	$1.73	44d	1	0.37mi
1640 Butterfly Ct Columbus, OH	4.0	2.0	1433	$1,849	$1.29	3d	1	0.40mi
1576 Rock Creek Dr Grove City, OH	3.0	2.5	1450	$2,050	$1.41	15d	1	0.89mi
2290 Turquoise Dr Grove City, OH	3.0	1.0	1232	$2,225	$1.81	16d	1	0.99mi
1475 Stimmel Rd Columbus, OH	1.0–4.0	1.0	868	$1,585	$1.83	16d	1	1.05mi
1329 Birch Dr Columbus, OH	3.0	2.0	1500	$1,700	$1.13	44d	1	1.09mi
2348 Warfield Dr Grove City, OH	4.0	2.0	1262	$1,825	$1.45	44d	1	1.12mi
1690 Dyer Rd Grove City, OH	3.0	1.5	1440	$1,749	$1.21	21d	1	1.21mi
2656 Willowgate Rd Grove City, OH	4.0	2.5	1820	$2,625	$1.44	2d	1	1.24mi
2887 Creith Ct Grove City, OH	3.0	2.0	1201	$2,023	$1.68	44d	1	1.32mi
2956 Crocker Run Rd Grove City, OH	3.0	1.5	1200	$2,000	$1.67	44d	1	1.39mi
791-793 Butler Ave Unit 791 Columbus, OH	3.0	1.0	1000	$1,395	$1.40	3d	1	1.45mi

Listing history 10 events

1. 2026-05-19
   status Pending 774-char remark

   Show marketing remark (774 chars)

   Charming single-story ranch featuring a light-colored exterior with contrasting shutters and a welcoming front entry. Inside, the home offers an open living and dining area with large windows that fill the space with natural light, neutral wall tones, and durable wood-style flooring throughout. The kitchen includes warm wood cabinetry, laminate countertops, black appliances, and ample cabinet storage, with convenient access to the adjacent living space. Bedrooms are comfortably sized with closets and ceiling fans, while the bathroom features a tub and shower combination with updated vanity and fixtures. A separate laundry/utility area adds functionality. The spacious backyard provides room for outdoor enjoyment, and the extended driveway offers off-street parking.

2. 2026-05-10
   price $194,900 774-char remark

   Show marketing remark (774 chars)

   Charming single-story ranch featuring a light-colored exterior with contrasting shutters and a welcoming front entry. Inside, the home offers an open living and dining area with large windows that fill the space with natural light, neutral wall tones, and durable wood-style flooring throughout. The kitchen includes warm wood cabinetry, laminate countertops, black appliances, and ample cabinet storage, with convenient access to the adjacent living space. Bedrooms are comfortably sized with closets and ceiling fans, while the bathroom features a tub and shower combination with updated vanity and fixtures. A separate laundry/utility area adds functionality. The spacious backyard provides room for outdoor enjoyment, and the extended driveway offers off-street parking.

3. 2026-04-14
   price $209,900 774-char remark

   Show marketing remark (774 chars)

   Charming single-story ranch featuring a light-colored exterior with contrasting shutters and a welcoming front entry. Inside, the home offers an open living and dining area with large windows that fill the space with natural light, neutral wall tones, and durable wood-style flooring throughout. The kitchen includes warm wood cabinetry, laminate countertops, black appliances, and ample cabinet storage, with convenient access to the adjacent living space. Bedrooms are comfortably sized with closets and ceiling fans, while the bathroom features a tub and shower combination with updated vanity and fixtures. A separate laundry/utility area adds functionality. The spacious backyard provides room for outdoor enjoyment, and the extended driveway offers off-street parking.

4. 2026-02-27
   listed $214,900 Active 774-char remark

   Show marketing remark (774 chars)

   Charming single-story ranch featuring a light-colored exterior with contrasting shutters and a welcoming front entry. Inside, the home offers an open living and dining area with large windows that fill the space with natural light, neutral wall tones, and durable wood-style flooring throughout. The kitchen includes warm wood cabinetry, laminate countertops, black appliances, and ample cabinet storage, with convenient access to the adjacent living space. Bedrooms are comfortably sized with closets and ceiling fans, while the bathroom features a tub and shower combination with updated vanity and fixtures. A separate laundry/utility area adds functionality. The spacious backyard provides room for outdoor enjoyment, and the extended driveway offers off-street parking.

5. 2024-03-14
   soldstatus $635,000
6. 2004-06-21
   soldstatus $56,500 211-char remark

   Show marketing remark (211 chars)

   Lots of bedrooms for the price, family room, laundry area, huge front yard, All offers must be presented with lender letter or proof of funds, additional addendums required, Earnest money held by listing broker.

7. 2004-05-19
   historical 211-char remark

   Show marketing remark (211 chars)

   Lots of bedrooms for the price, family room, laundry area, huge front yard, All offers must be presented with lender letter or proof of funds, additional addendums required, Earnest money held by listing broker.

8. 2004-02-10
   listed $58,500 211-char remark

   Show marketing remark (211 chars)

   Lots of bedrooms for the price, family room, laundry area, huge front yard, All offers must be presented with lender letter or proof of funds, additional addendums required, Earnest money held by listing broker.

9. 1988-09-16
   soldstatus $36,000
10. 1979-12-01
    soldstatus $30,000

ⓘ 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: $2,854 · $238/mo
• Projected year-2 tax: $2,947 · $246/mo
• Expected delta: +$93/yr (+$8/mo · 3.3%)

ⓘ 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 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: $23,759
• − Mortgage interest: −$10,917
• − Property taxes: −$2,854
• − Insurance: −$974
• − Repairs & maintenance: −$1,901
• − Management: −$1,901
• − Depreciation: −$5,670
• Taxable loss: −$459
• Est. tax savings @ 24.0%: +$110
• After-tax cash flow: $2,786/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: South-Western City
• NCES district ID: 3904480
• Math proficiency: 40% ▼ -18.00%
• Reading proficiency: 48% ▼ -10.00%
• Median HH income: $51,689
• Composite: 37.95/100
• National rank: #4305
• State rank: #500 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: Franklin County · 1,351,780 people
• City population: 612,189
• Metro: Columbus, OH
• Population (ZIP): 28,187
• Household income: $46,911
• Rent vs Own: 55.7% rent · 44.3% own
• Severe rent burden: 1689.0

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 0.55)
• Race & ethnicity: White 63% Black 22% Two or more races 8% Hispanic / Latino 8%
• Hispanic origin (detail): Mexican 4% Puerto Rican 3%
• Common ancestry: Romanian 4% Italian 1% Slovak 1%
• Foreign-born: 5% · Canada
• Languages at home: 91% English-only · Spanish 5%

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: ▼ -135.33%
• Current HPI: 211.6742
• Rent YoY: ▲ 4.61%
• 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

+549.7% since first listed

10 events — show timeline

• 2026-05-19 Pending — CBRMLS
• 2026-05-10 Price Changed $194,900 CBRMLS
• 2026-04-14 Price Changed $209,900 CBRMLS
• 2026-02-27 Listed $214,900 CBRMLS
• 2024-03-14 Sold (Public Records) $635,000 Public Records
• 2004-06-21 Sold (MLS) $56,500 CBRMLS
• 2004-05-19 Listing Removed — CBRMLS
• 2004-02-10 Listed $58,500 CBRMLS
• 1988-09-16 Sold (Public Records) $36,000 Public Records
• 1979-12-01 Sold (Public Records) $30,000 Public Records

Property tax history

-6.2%/yr

Latest (2024): $2,854 · +0.5% YoY. Source: county tax records.