5970 Sharon Woods Blvd #200 · Columbus, OH 43229

$110,316

2 bd · 2.0 ba · 924 sqft · Condo public records · 12 Days on market

Built 1993 $180/mo HOA · 14% of rent

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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 +20.2/30.0
• ARV discount +7.5/15.0
• 1% rule +6.7/10.0
• DSCR +6.4/10.0
• 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

Key facts

• $180 HOA
• Parking
• Built 1993

Property features AI

Finance

• HOA & community: Homeowners association with a $180 monthly fee; HOA fee includes insurance, security, sewer, trash, water, and snow removal; Located in a 55+ community (Sharon Woods Senior Village)

Exterior

• Parking: 1 carport space
• Utilities: Public water; Public sewer
• Home design: Condominium; One story; Built in 1993; One common wall
• Construction: Slab foundation
• Exterior features: Balcony

Interior

• Bedrooms: 2 main-level bedrooms
• Flooring: Laminate flooring; Carpet
• Bathrooms: 2 bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Elevator; Insulated windows

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 $140 ($2k/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 7.8% 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); Woodward Park Middle School (math 19% / reading 29%, grade F, #593 of 654 statewide, top 91%, 827 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 42% at this address vs 20% district-wide (+21 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 (+3.3%/yr); 55 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 $763 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

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $24k; list at $110k implies a 360% gain — meaningful room to come down on a strong offer.

Recommended offer $110,316

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. 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?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.17% ✓
• Cap rate: 7.81%
• Cash-on-cash: 5.43%
• DSCR: 1.24
• 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: -7.4%
• Equity multiple: 0.72×
• Total profit: $-8,502
• Equity at exit: $16,448

10-year hold

• IRR: 2.7%
• Equity multiple: 1.19×
• Total profit: $5,998
• Equity at exit: $9,538

Cash invested: $30,888 (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: 55
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,293 high
• Mortgage (P&I): −$579
• Tax from tax record: −$77 /mo · $925/yr
• Insurance: −$46
• HOA: −$180
• Vacancy / Maint / Mgmt: −$272
• Net cashflow: $140

Break-even live

Break-even rent $1,116

Max offer price $110,316

Occupancy floor 84%

Sensitivity live

Price	-10% $202	-5% $171	+0% $140	+5% $109	+10% $77
Rent	-10% $38	-5% $89	+0% $140	+5% $191	+10% $242
Rate	-1.0pp $195	-0.5pp $168	base $140	+0.5pp $111	+1.0pp $82

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: $27,579
• Closing costs: $3,309
• 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	5d	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	5d	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	5d	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	4d	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	9d	3	1.24mi
6888 Garden Terrace Rd Columbus, OH	2.0	1.0	900	$1,100	$1.22	18d	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	9d	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	23d	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	19d	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	5d	1	1.41mi
869 E Dublin Granville Rd Columbus, OH	1.0–2.0	1.0–1.5	850	$1,349	$1.59	5d	12	1.41mi
2608 Christine Blvd Columbus, OH	2.0	1.0	883	$1,195	$1.35	9d	1	1.43mi

HOA detail condo

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

Listing history 8 events

1. 2026-06-21
   days on market $110,316 Active 12 DOM
2. 2026-06-18
   days on market $110,316 Active 9 DOM
3. 2026-06-17
   days on market $110,316 Active 8 DOM
4. 2026-06-16
   days on market $110,316 Active 7 DOM
5. 2026-06-15
   days on market $110,316 Active 6 DOM
6. 2026-06-13
   days on market $110,316 Active 4 DOM
7. 2026-06-13
   days on market $110,316 Active 3 DOM
8. 2026-06-10
   listed $110,316 Active 1 DOM

ⓘ 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: $925 · $77/mo
• Projected year-2 tax: $1,323 · $110/mo
• Expected delta: +$398/yr (+$33/mo · 43.0%)

ⓘ 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 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: −$6,179
• − Property taxes: −$925
• − Insurance: −$552
• − Repairs & maintenance: −$1,241
• − Management: −$1,241
• − HOA: −$2,160
• − Depreciation: −$3,209
• Taxable income: $7
• Est. tax owed @ 24.0%: −$2
• After-tax cash flow: $1,676/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

+87.3% since first listed

3 events — show timeline

• 2026-06-09 Listed $110,316 CBRMLS
• 2015-06-26 Sold (Public Records) $24,000 Public Records
• 1993-12-02 Sold (Public Records) $58,900 Public Records

Property tax history

+8.0%/yr

Latest (2024): $925 · -1.7% YoY. Source: county tax records.