3251 Hilock Ct · Columbus, OH 43207

$114,900

2 bd · 1.0 ba · 896 sqft · SingleFamily public records · 98 Days on market

Built 1961 7,405 sqft lot $128/sqft · 38% below area Est $186k · 38% 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 +24.4/30.0
• ARV discount +15.0/15.0
• DSCR +7.9/10.0
• 1% rule +6.9/10.0
• 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

Welcome to 3251 Hilock Court in Columbus! This charming home offers a cheerful exterior with great curb appeal and convenient 1-car carport parking. Enjoy additional living space in the large enclosed porch, perfect for relaxing year-round, along with a storage shed for extra convenience. Inside, the home features neutral colors and abundant natural light throughout. The large living room flows into a spacious open kitchen with tile flooring, refrigerator and range, and a stylish brick-look backsplash. The layout includes 2 comfortable bedrooms with carpeted floors and 1 full bath, offering a functional and inviting living space. Well-maintained and move-in ready, this home blends comfort, practicality, and charm in a convenient Columbus location.

Key facts

• Large enclosed porch
• Storage shed
• Tile flooring

Tags

• LARGE ENCLOSED PORCH
• STORAGE SHED
• SPACIOUS OPEN KITCHEN
• TILE FLOORING
• BRICK-LOOK BACKSPLASH
• FUNCTIONAL LIVING SPACE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $234 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $105k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.7% 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.
• 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 (+2.3%/yr); 198 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); 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 $794 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 98 days — a 9% lower offer ($105k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 25y ago; this cycle's ask has dropped $45k (28%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $65k; list at $115k implies a 77% gain — meaningful room to come down on a strong offer.

Recommended offer $104,559 (9.0% below list)

Questions for the listing agent

1. It's been on market 98 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1961 — 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: 1.19% ✓
• Cap rate: 8.73%
• Cash-on-cash: 8.72%
• DSCR: 1.39
• GRM: 7.0

CMA / ARV

• ARV (median comp): $186,340
• List price: $114,900
• Delta: -38.34%
• 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
3302 Hilock Pl	0.08mi	2/1.0	896 (0%)	2mo	$186,000	$208	95
3286 Hilock Pl	0.05mi	3/1.0 (+1)	896 (0%)	1mo	$110,000	$123	92
884 Bruckner Rd	0.18mi	3/1.0 (+1)	896 (0%)	2mo	$192,950	$215	85
506 Rumsey Rd	0.49mi	2/1.0	893 (-0%)	2mo	$101,000	$113	75
1124 Rumsey Rd	0.37mi	3/1.0 (+1)	864 (-4%)	3mo	$185,000	$214	69
460 Coulter Ave	0.47mi	3/1.0 (+1)	936 (+4%)	3mo	$90,000	$96	63
3127 Parsons Ave	0.64mi	3/1.0 (+1)	924 (+3%)	3mo	$105,000	$114	57
583 Rumsey Rd	0.43mi	3/1.0 (+1)	980 (+9%)	4mo	$125,000	$128	56
2893 Parsons Ave	0.75mi	3/1.0 (+1)	924 (+3%)	0mo	$170,000	$184	55
3032 Baker Hill Rd	0.70mi	3/1.0 (+1)	938 (+5%)	2mo	$202,900	$216	53
3608 S Champion Ave	0.64mi	3/1.0 (+1)	980 (+9%)	1mo	$197,000	$201	49
3113 Hillgate Rd	0.70mi	3/2.0 (+1)	960 (+7%)	1mo	$233,000	$243	46

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: -3.9%
• Equity multiple: 0.86×
• Total profit: $-4,612
• Equity at exit: $17,132

10-year hold

• IRR: 5.0%
• Equity multiple: 1.36×
• Total profit: $11,603
• Equity at exit: $9,934

Cash invested: $32,172 (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: 198
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,366 high
• Mortgage (P&I): −$603
• Tax from tax record: −$195 /mo · $2,342/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$287
• Net cashflow: $234

Break-even live

Break-even rent $1,070

Max offer price $114,900

Occupancy floor 78%

Sensitivity live

Price	-10% $299	-5% $266	+0% $234	+5% $201	+10% $169
Rent	-10% $126	-5% $180	+0% $234	+5% $288	+10% $342
Rate	-1.0pp $292	-0.5pp $263	base $234	+0.5pp $204	+1.0pp $174

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: $28,725
• Closing costs: $3,447
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3047 Baker Hill Rd Columbus, OH	3.0	1.0	896	$1,300	$1.45	45d	1	0.69mi
1074 Tobi Dr Columbus, OH	3.0	1.0	1066	$1,495	$1.40	45d	1	0.79mi
2866 Hillgate Rd Columbus, OH	3.0	1.0	1040	$1,693	$1.63	25d	1	0.79mi
3011 Markham Rd Unit 3011A Columbus, OH	2.0	1.0	750	$899	$1.20	25d	1	0.86mi
1285 Evergreen Rd Columbus, OH	3.0	2.0	888	$1,750	$1.97	21d	1	1.02mi
1503 Southfield Dr S Columbus, OH	3.0	1.0	900	$1,395	$1.55	9d	1	1.10mi
2997 S High St Columbus, OH	1.0–4.0	1.0–2.0	1151	$1,319	$1.15	3d	27	1.13mi
1584 Southfield Dr S Columbus, OH	3.0	1.0	934	$1,495	$1.60	5d	1	1.21mi
257 Benfield Ave Unit NA Columbus, OH	3.0	1.0	1094	$1,400	$1.28	9d	1	1.22mi
838 Lock Ave Columbus, OH	3.0	1.0	988	$1,578	$1.60	3d	1	1.25mi
3939 Rosland Dr Columbus, OH	2.0–3.0	1.0–1.5	910	$1,099	$1.21	5d	8	1.31mi
54-56 Benfield Ave Unit 56 Columbus, OH	2.0	1.0	800	$925	$1.16	25d	1	1.44mi

Listing history 21 events

1. 2026-05-08
   price $114,900 757-char remark

   Show marketing remark (757 chars)

   Welcome to 3251 Hilock Court in Columbus! This charming home offers a cheerful exterior with great curb appeal and convenient 1-car carport parking. Enjoy additional living space in the large enclosed porch, perfect for relaxing year-round, along with a storage shed for extra convenience. Inside, the home features neutral colors and abundant natural light throughout. The large living room flows into a spacious open kitchen with tile flooring, refrigerator and range, and a stylish brick-look backsplash. The layout includes 2 comfortable bedrooms with carpeted floors and 1 full bath, offering a functional and inviting living space. Well-maintained and move-in ready, this home blends comfort, practicality, and charm in a convenient Columbus location.

2. 2026-04-23
   price $126,900 757-char remark

   Show marketing remark (757 chars)

   Welcome to 3251 Hilock Court in Columbus! This charming home offers a cheerful exterior with great curb appeal and convenient 1-car carport parking. Enjoy additional living space in the large enclosed porch, perfect for relaxing year-round, along with a storage shed for extra convenience. Inside, the home features neutral colors and abundant natural light throughout. The large living room flows into a spacious open kitchen with tile flooring, refrigerator and range, and a stylish brick-look backsplash. The layout includes 2 comfortable bedrooms with carpeted floors and 1 full bath, offering a functional and inviting living space. Well-maintained and move-in ready, this home blends comfort, practicality, and charm in a convenient Columbus location.

3. 2026-04-16
   price $134,900 757-char remark

   Show marketing remark (757 chars)

   Welcome to 3251 Hilock Court in Columbus! This charming home offers a cheerful exterior with great curb appeal and convenient 1-car carport parking. Enjoy additional living space in the large enclosed porch, perfect for relaxing year-round, along with a storage shed for extra convenience. Inside, the home features neutral colors and abundant natural light throughout. The large living room flows into a spacious open kitchen with tile flooring, refrigerator and range, and a stylish brick-look backsplash. The layout includes 2 comfortable bedrooms with carpeted floors and 1 full bath, offering a functional and inviting living space. Well-maintained and move-in ready, this home blends comfort, practicality, and charm in a convenient Columbus location.

4. 2026-04-01
   price $144,900 757-char remark

   Show marketing remark (757 chars)

   Welcome to 3251 Hilock Court in Columbus! This charming home offers a cheerful exterior with great curb appeal and convenient 1-car carport parking. Enjoy additional living space in the large enclosed porch, perfect for relaxing year-round, along with a storage shed for extra convenience. Inside, the home features neutral colors and abundant natural light throughout. The large living room flows into a spacious open kitchen with tile flooring, refrigerator and range, and a stylish brick-look backsplash. The layout includes 2 comfortable bedrooms with carpeted floors and 1 full bath, offering a functional and inviting living space. Well-maintained and move-in ready, this home blends comfort, practicality, and charm in a convenient Columbus location.

5. 2026-03-19
   price $149,900 757-char remark

   Show marketing remark (757 chars)

   Welcome to 3251 Hilock Court in Columbus! This charming home offers a cheerful exterior with great curb appeal and convenient 1-car carport parking. Enjoy additional living space in the large enclosed porch, perfect for relaxing year-round, along with a storage shed for extra convenience. Inside, the home features neutral colors and abundant natural light throughout. The large living room flows into a spacious open kitchen with tile flooring, refrigerator and range, and a stylish brick-look backsplash. The layout includes 2 comfortable bedrooms with carpeted floors and 1 full bath, offering a functional and inviting living space. Well-maintained and move-in ready, this home blends comfort, practicality, and charm in a convenient Columbus location.

6. 2026-03-06
   price $154,900 757-char remark

   Show marketing remark (757 chars)

   Welcome to 3251 Hilock Court in Columbus! This charming home offers a cheerful exterior with great curb appeal and convenient 1-car carport parking. Enjoy additional living space in the large enclosed porch, perfect for relaxing year-round, along with a storage shed for extra convenience. Inside, the home features neutral colors and abundant natural light throughout. The large living room flows into a spacious open kitchen with tile flooring, refrigerator and range, and a stylish brick-look backsplash. The layout includes 2 comfortable bedrooms with carpeted floors and 1 full bath, offering a functional and inviting living space. Well-maintained and move-in ready, this home blends comfort, practicality, and charm in a convenient Columbus location.

7. 2026-02-13
   listed $159,900 Active 757-char remark

   Show marketing remark (757 chars)

   Welcome to 3251 Hilock Court in Columbus! This charming home offers a cheerful exterior with great curb appeal and convenient 1-car carport parking. Enjoy additional living space in the large enclosed porch, perfect for relaxing year-round, along with a storage shed for extra convenience. Inside, the home features neutral colors and abundant natural light throughout. The large living room flows into a spacious open kitchen with tile flooring, refrigerator and range, and a stylish brick-look backsplash. The layout includes 2 comfortable bedrooms with carpeted floors and 1 full bath, offering a functional and inviting living space. Well-maintained and move-in ready, this home blends comfort, practicality, and charm in a convenient Columbus location.

8. 2020-09-23
   soldstatus $65,000
9. 2020-07-15
   historical
10. 2020-04-14
    listed $76,500 Active
11. 2004-11-03
    soldstatus $79,900
12. 2004-10-25
    soldstatus $79,900
13. 2004-09-01
    listed $79,900
14. 2004-08-29
    historical
15. 2004-07-12
    listed $79,900
16. 2001-05-31
    soldstatus $73,500
17. 2001-05-30
    soldstatus $73,500
18. 2001-05-09
    historical
19. 2001-04-13
    listed $74,900
20. 2001-04-08
    historical
21. 2001-02-22
    listed $74,900

ⓘ 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: $2,342 · $195/mo
• Projected year-2 tax: $2,342 · $195/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 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: $16,394
• − Mortgage interest: −$6,436
• − Property taxes: −$2,342
• − Insurance: −$574
• − Repairs & maintenance: −$1,312
• − Management: −$1,312
• − Depreciation: −$3,343
• Taxable income: $1,076
• Est. tax owed @ 24.0%: −$258
• After-tax cash flow: $2,546/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

+53.4% since first listed

21 events — show timeline

• 2026-05-08 Price Changed $114,900 CBRMLS
• 2026-04-23 Price Changed $126,900 CBRMLS
• 2026-04-16 Price Changed $134,900 CBRMLS
• 2026-04-01 Price Changed $144,900 CBRMLS
• 2026-03-19 Price Changed $149,900 CBRMLS
• 2026-03-06 Price Changed $154,900 CBRMLS
• 2026-02-13 Listed $159,900 CBRMLS
• 2020-09-23 Sold (Public Records) $65,000 Public Records
• 2020-07-15 Listing Removed — CBRMLS
• 2020-04-14 Listed $76,500 CBRMLS
• 2004-11-03 Sold (Public Records) $79,900 Public Records
• 2004-10-25 Sold (MLS) $79,900 CBRMLS
• 2004-09-01 Listed $79,900 CBRMLS
• 2004-08-29 Listing Removed — CBRMLS
• 2004-07-12 Listed $79,900 CBRMLS
• 2001-05-31 Sold (Public Records) $73,500 Public Records
• 2001-05-30 Sold (MLS) $73,500 CBRMLS
• 2001-05-09 Listing Removed — CBRMLS
• 2001-04-13 Listed $74,900 CBRMLS
• 2001-04-08 Listing Removed — CBRMLS
• 2001-02-22 Listed $74,900 CBRMLS

Property tax history

+5.0%/yr

Latest (2024): $2,342 · +1.3% YoY. Source: county tax records.