6245 Sharon Woods Blvd · Columbus, OH 43229

$210,000

4 bd · 2.5 ba · 2,012 sqft · SingleFamily public records · 16 Days on market

Built 1971 9,147 sqft lot Est $370k · 43% 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 +22.8/30.0
• ARV discount +15.0/15.0
• DSCR +7.3/10.0
• 1% rule +6.5/10.0
• 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

Listing remarks MLS

Beautifully renovated Sharon Woods home. Newer roof, concrete driveway with paver accents, New garage door and an adorable custom storage house for your packages. White vinyl fence and new Shed storage. Entire house has been recently painted inside and out, New Carpet and hardwood flooring, custom tiled bathrooms, gorgeous kitchen with self closing cabinets and drawers. This 4 Level split offers space for everyone. 3 bedrooms up with 2 full baths, Kitchen, dining room and living space on main level, Flex room 4, 3rd full bath, family room and laundry on 3rd level and rec room and storage area in the 4th level. You will see all the love and care put into this one!

Key facts

• Corner lot
• 9,147 sq ft lot
• 2 garage spots

Tags

• CORNER LOT
• MULTIPLE LIVING AREAS
• FULLY FENCED BACKYARD
• WALK TO LOCAL SCHOOLS

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $365 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $210k).
• Recommended offer: $207k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.4% 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); 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; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); 8,139 units permitted in Franklin County in 2024 (5,940 in 5+ unit buildings).
• At $2,424/mo this rent would consume 51% of the median local household income ($58k/yr) (locally 2835% 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 16 days — a 2% lower offer ($207k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 10y ago; this cycle's ask has dropped $110k (34%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $206,850 (1.5% below list)

Questions for the listing agent

1. Built in 1971 — 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: 1.15% ✓
• Cap rate: 8.38%
• Cash-on-cash: 7.46%
• DSCR: 1.33
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $370,208
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1852 Balsamridge Rd	0.15mi	4/2.5	2,052 (+2%)	3mo	$320,000	$156	87
2125 Keltonshire Ave	0.32mi	4/2.5	1,952 (-3%)	2mo	$360,000	$184	78
6166 Harrington Ct	0.34mi	4/2.5	2,062 (+2%)	3mo	$330,500	$160	78
1679 Peardale Rd N	0.43mi	4/2.5	1,978 (-2%)	4mo	$327,000	$165	74
1755 Hillandale Ave	0.61mi	4/2.5	1,989 (-1%)	2mo	$370,000	$186	68
6019 Beechcroft Rd	0.29mi	4/2.5	1,796 (-11%)	3mo	$356,000	$198	66
6100 Darby Ln	0.54mi	4/2.5	2,146 (+7%)	2mo	$380,000	$177	62
1716 Staffordshire Rd	0.37mi	4/2.5	1,760 (-12%)	1mo	$345,000	$196	61
1877 Knollridge Ct	0.21mi	3/2.0 (-1)	1,730 (-14%)	0mo	$375,000	$217	59
1815 Red Fern Dr	0.39mi	3/2.5 (-1)	2,259 (+12%)	0mo	$425,000	$188	56
6013 Darby Ln	0.64mi	4/2.5	1,768 (-12%)	1mo	$320,000	$181	50
1484 Cardwell Sq N	0.66mi	3/2.0 (-1)	1,710 (-15%)	1mo	$281,000	$164	37

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 · 3.29% rent growth · sell at horizon

5-year hold

• IRR: -4.5%
• Equity multiple: 0.83×
• Total profit: $-9,946
• Equity at exit: $31,312

10-year hold

• IRR: 5.6%
• Equity multiple: 1.42×
• Total profit: $24,635
• Equity at exit: $18,157

Cash invested: $58,800 (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 43229

• Rents YoY: 3.3%
• Active inventory: 55
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $2,424 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$361 /mo · $4,333/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$509
• Net cashflow: $365

Break-even live

Break-even rent $1,962

Max offer price $210,000

Occupancy floor 80%

Sensitivity live

Price	-10% $484	-5% $425	+0% $365	+5% $306	+10% $247
Rent	-10% $174	-5% $270	+0% $365	+5% $461	+10% $557
Rate	-1.0pp $471	-0.5pp $419	base $365	+0.5pp $311	+1.0pp $256

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1866 Faymeadow Ave Columbus, OH	4.0	2.5	2037	$2,575	$1.26	3d	1	0.11mi
1866 Dorsetshire Rd Columbus, OH	4.0	2.5	2147	$2,785	$1.30	13d	1	0.12mi
1815 Balsamridge Rd Columbus, OH	4.0	2.5	1916	$2,475	$1.29	5d	1	0.22mi
6406 Dalewood Rd Columbus, OH	3.0	1.5	1508	$2,100	$1.39	9d	1	0.49mi
1902 Brookfield Rd Columbus, OH	3.0	2.0	1475	$1,985	$1.35	5d	1	0.90mi
6345 Cooper Rd Columbus, OH	1.0–3.0	1.0–2.5	1485	$2,640	$1.78	3d	11	1.47mi

Listing history 16 events

1. 2025-10-02
   status Pending
2. 2025-10-02
   price $170,000
3. 2025-10-02
   price $210,000
4. 2025-09-23
   status Active
5. 2025-09-23
   price $327,900
6. 2025-08-22
   status Pending
7. 2025-08-15
   listed $319,900 Active
8. 2022-05-05
   soldstatus $660,000
9. 2022-04-29
   soldstatus $330,000 Closed 673-char remark

   Show marketing remark (673 chars)

   Beautifully renovated Sharon Woods home. Newer roof, concrete driveway with paver accents, New garage door and an adorable custom storage house for your packages. White vinyl fence and new Shed storage. Entire house has been recently painted inside and out, New Carpet and hardwood flooring, custom tiled bathrooms, gorgeous kitchen with self closing cabinets and drawers. This 4 Level split offers space for everyone. 3 bedrooms up with 2 full baths, Kitchen, dining room and living space on main level, Flex room 4, 3rd full bath, family room and laundry on 3rd level and rec room and storage area in the 4th level. You will see all the love and care put into this one!

10. 2022-03-14
    historical Contingent Finance and Inspection 673-char remark

    Show marketing remark (673 chars)

    Beautifully renovated Sharon Woods home. Newer roof, concrete driveway with paver accents, New garage door and an adorable custom storage house for your packages. White vinyl fence and new Shed storage. Entire house has been recently painted inside and out, New Carpet and hardwood flooring, custom tiled bathrooms, gorgeous kitchen with self closing cabinets and drawers. This 4 Level split offers space for everyone. 3 bedrooms up with 2 full baths, Kitchen, dining room and living space on main level, Flex room 4, 3rd full bath, family room and laundry on 3rd level and rec room and storage area in the 4th level. You will see all the love and care put into this one!

11. 2022-03-11
    listed $299,900 Active 673-char remark

    Show marketing remark (673 chars)

    Beautifully renovated Sharon Woods home. Newer roof, concrete driveway with paver accents, New garage door and an adorable custom storage house for your packages. White vinyl fence and new Shed storage. Entire house has been recently painted inside and out, New Carpet and hardwood flooring, custom tiled bathrooms, gorgeous kitchen with self closing cabinets and drawers. This 4 Level split offers space for everyone. 3 bedrooms up with 2 full baths, Kitchen, dining room and living space on main level, Flex room 4, 3rd full bath, family room and laundry on 3rd level and rec room and storage area in the 4th level. You will see all the love and care put into this one!

12. 2016-08-10
    soldstatus $114,700
13. 2016-08-02
    soldstatus $114,700 Closed 135-char remark

    Show marketing remark (135 chars)

    Over 2000 sq ft, 4 level split, 3 full Baths, Needs TLC & priced accordingly. Don't Miss this opportunity. Being Sold '' As Is ''

14. 2016-06-14
    historical Contingent Finance and Inspection 135-char remark

    Show marketing remark (135 chars)

    Over 2000 sq ft, 4 level split, 3 full Baths, Needs TLC & priced accordingly. Don't Miss this opportunity. Being Sold '' As Is ''

15. 2016-06-10
    listed $115,000 Active 135-char remark

    Show marketing remark (135 chars)

    Over 2000 sq ft, 4 level split, 3 full Baths, Needs TLC & priced accordingly. Don't Miss this opportunity. Being Sold '' As Is ''

16. 1991-09-04
    soldstatus $96,000

ⓘ 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: $4,333 · $361/mo
• Projected year-2 tax: $4,333 · $361/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 3/10 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 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,093
• − Mortgage interest: −$11,763
• − Property taxes: −$4,333
• − Insurance: −$1,050
• − Repairs & maintenance: −$2,327
• − Management: −$2,327
• − Depreciation: −$6,109
• Taxable income: $1,183
• Est. tax owed @ 24.0%: −$284
• After-tax cash flow: $4,102/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

+77.1% since first listed

16 events — show timeline

• 2025-10-02 Pending — CBRMLS
• 2025-10-02 Price Changed $170,000 CBRMLS
• 2025-10-02 Price Changed $210,000 CBRMLS
• 2025-09-23 Relisted — CBRMLS
• 2025-09-23 Price Changed $327,900 CBRMLS
• 2025-08-22 Pending — CBRMLS
• 2025-08-15 Listed $319,900 CBRMLS
• 2022-05-05 Sold (Public Records) $660,000 Public Records
• 2022-04-29 Sold (MLS) $330,000 CBRMLS
• 2022-03-14 Contingent — CBRMLS
• 2022-03-11 Listed $299,900 CBRMLS
• 2016-08-10 Sold (Public Records) $114,700 Public Records
• 2016-08-02 Sold (MLS) $114,700 CBRMLS
• 2016-06-14 Contingent — CBRMLS
• 2016-06-10 Listed $115,000 CBRMLS
• 1991-09-04 Sold (Public Records) $96,000 Public Records

Property tax history

+4.0%/yr

Latest (2024): $4,333 · +1.3% YoY. Source: county tax records.