1091 S Hampton Rd · Columbus, OH 43227

$139,900

3 bd · 1.0 ba · 864 sqft · SingleFamily public records · 8 Days on market

Built 1952 6,098 sqft lot Est $129k · 9% over

---

Why this score? — see what drove the D+ 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 +19.2/30.0
• DSCR +6.1/10.0
• 1% rule +4.9/10.0
• Livability +4.0/5.0
• Rent growth +3.8/5.0
• ARV discount +3.6/15.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks

3 bedroom 1 bath home on slab with a 2 car detached garage. Electric baseboard heat with mecahnicals and laundry room conveniently located off of the kitchen. Call your REaltor for a viewing today.

Key facts

• 6,098 sq ft lot
• 2 garage spots
• Built 1952

Property features AI

Finance

• Other: Property listed as real estate owned / standard special listing conditions

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story; Built in 1952; Building area listed as 864
• Construction: Slab foundation
• Exterior features: Lot size about 0.14 acres; No common walls

Interior

• Bedrooms: Three main-level bedrooms
• Flooring: Ceramic/porcelain
• Bathrooms: One full bathroom
• Heating & cooling: Baseboard heating; Has heating
• Interior features: Living area approximately 864; Ceramic/porcelain flooring

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $151 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $138k (1.1% below list).
• Recommended offer: $138k (1.1% below list) — sets the bar for 1% rule.
• Cap rate 7.6% 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 fast (+5.2%/yr); 61 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 8,139 units permitted in Franklin County in 2024 (5,940 in 5+ unit buildings).
• This rent runs 34% of the median local income ($48k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $967 of loan paydown is wiped out by about $4k 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 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 24y 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 $30k; list at $140k implies a 360% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $138,295 (1.1% below list)

Questions for the listing agent

1. Built in 1952 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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 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: 0.99% ✗
• Cap rate: 7.59%
• Cash-on-cash: 4.63%
• DSCR: 1.21
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $128,736
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1042 S Hampton Rd	0.08mi	3/1.0	864 (0%)	3mo	$144,000	$167	94
957 S Ashburton Rd	0.21mi	3/1.0	864 (0%)	6mo	$104,100	$120	85
891 S Hampton Rd	0.30mi	3/1.0	864 (0%)	3mo	$120,000	$139	83
941 Elizabeth Ave	0.22mi	3/1.0	864 (0%)	9mo	$135,000	$156	82
857 S Waverly St	0.37mi	3/1.0	850 (-2%)	3mo	$127,000	$149	77
3353 Towers Ct S	0.27mi	3/1.0	900 (+4%)	6mo	$134,000	$149	76
824 S Ashburton Rd	0.38mi	3/2.0	925 (+7%)	0mo	$165,000	$178	66
892 Ruby Ave	0.46mi	2/2.0 (-1)	884 (+2%)	3mo	$108,000	$122	64
845 S Hampton Rd	0.37mi	3/1.0	979 (+13%)	1mo	$120,000	$123	60
685 S James Rd	0.59mi	4/2.5 (+1)	884 (+2%)	0mo	$79,900	$90	57
711 S Waverly St	0.59mi	3/2.0	984 (+14%)	6mo	$221,875	$225	41
647 S Napoleon Ave	0.74mi	3/1.0	979 (+13%)	6mo	$175,000	$179	38

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 · 5.22% rent growth · sell at horizon

5-year hold

• IRR: -6.7%
• Equity multiple: 0.75×
• Total profit: $-9,890
• Equity at exit: $20,860

10-year hold

• IRR: 5.5%
• Equity multiple: 1.44×
• Total profit: $17,352
• Equity at exit: $12,096

Cash invested: $39,172 (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 43227

• Rents YoY: 5.2%
• Active inventory: 61
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,383 high
• Mortgage (P&I): −$734
• Tax from tax record: −$150 /mo · $1,795/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$290
• Net cashflow: $151

Break-even live

Break-even rent $1,192

Max offer price $139,900

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1079 S James Rd Columbus, OH	2.0	1.0	768	$995	$1.30	43d	1	0.21mi
3103 Clairpoint Ct Columbus, OH	2.0	1.0	1000	$1,060	$1.06	43d	1	0.23mi
925 S Ashburton Rd Columbus, OH	3.0	1.0	963	$1,500	$1.56	23d	1	0.26mi
3287 E Mound St Columbus, OH	2.0	1.5	1100	$1,300	$1.18	21d	1	0.33mi
914 S Weyant Ave Columbus, OH	3.0	1.5	1089	$1,099	$1.01	17d	1	0.33mi
857 S Waverly St Columbus, OH	3.0	1.0	850	$1,250	$1.47	43d	1	0.37mi
1303 Barnett Rd Unit 1303 Columbus, OH	2.0	1.0	1020	$1,150	$1.13	12d	1	0.38mi
1317 Barnett Rd Columbus, OH	3.0	1.0	1057	$1,299	$1.23	12d	1	0.39mi
892 Ruby Ave Columbus, OH	2.0	2.0	1100	$1,500	$1.36	43d	1	0.45mi
849 Byron Ave Columbus, OH	3.0	1.5	936	$1,400	$1.50	7d	1	0.45mi
802 Ruby Ave Columbus, OH	3.0	2.0	1004	$1,875	$1.87	43d	1	0.56mi
694-696 S Everett Ave Columbus, OH	2.0	1.0	896	$1,195	$1.33	43d	1	0.58mi
1256 Rand Ave Columbus, OH	2.0	1.0	967	$1,299	$1.34	43d	1	0.63mi
3540 E Main St Columbus, OH	2.0	1.0	914	$1,074	$1.18	3d	5	0.67mi
3600 Cushing Dr Unit C Columbus, OH	2.0	1.0	810	$900	$1.11	43d	1	0.73mi
3605 Cushing Dr Unit A Columbus, OH	2.0	1.0	900	$815	$0.91	10d	1	0.76mi
3632 Cushing Dr Columbus, OH	2.0	1.0	950	$1,050	$1.11	12d	1	0.78mi
3632 Cushing Dr Unit D Columbus, OH	2.0	1.0	950	$1,050	$1.11	16d	1	0.78mi
3632 Cushing Dr Unit B Columbus, OH	2.0	1.0	900	$950	$1.06	20d	1	0.78mi
1634 S James Rd Columbus, OH	3.0	1.5	1120	$1,945	$1.74	43d	1	0.82mi
3486 Roswell Dr Columbus, OH	3.0	2.0	1116	$1,625	$1.46	43d	1	0.87mi
1246 Arkwood Ave Columbus, OH	3.0	1.0	1094	$1,740	$1.59	43d	1	0.88mi
3409 Bexvie Ave Columbus, OH	2.0–3.0	1.5	990	$1,400	$1.41	2d	3	0.93mi
461 Eastmoor Blvd Columbus, OH	2.0	1.0	1100	$1,295	$1.18	17d	1	0.95mi
3170 Melissa Pl Columbus, OH	2.0	1.0	850	$1,000	$1.18	3d	1	0.98mi
3170 Melissa Pl Unit MR 3175A Columbus, OH	2.0	1.0	850	$1,000	$1.18	23d	1	1.00mi
1303 Dellwood Ave Columbus, OH	3.0	1.0	900	$1,500	$1.67	43d	1	1.05mi
416 S Weyant Ave Columbus, OH	2.0	1.0	720	$1,149	$1.60	23d	1	1.05mi
393 Barnett Rd Columbus, OH	2.0	1.5	840	$975	$1.16	23d	1	1.12mi
3974 Andrus Ave Columbus, OH	2.0	1.5	950	$1,235	$1.30	23d	3	1.16mi
3974 Andrus Ct E Unit 3996C Columbus, OH	2.0	1.5	950	$1,185	$1.25	23d	1	1.19mi
3974 Andrus Ct E Unit 3982D Columbus, OH	2.0	1.5	950	$1,285	$1.35	23d	1	1.19mi
301 S Napoleon Ave Unit D Columbus, OH	2.0	1.0	860	$1,000	$1.16	43d	1	1.23mi
301 S Napoleon Ave Unit D Columbus, OH	2.0	1.0	860	$1,000	$1.16	23d	1	1.23mi
281 S Napoleon Ave Columbus, OH	2.0	1.0	850	$900	$1.06	7d	1	1.26mi
2842 Kingsrowe Ct Unit 2842 Columbus, OH	3.0	1.5	871	$1,975	$2.27	43d	1	1.27mi
4048 E Livingston Ave Columbus, OH	3.0	1.0	961	$1,000	$1.04	20d	1	1.30mi
966 Sheridan Ave Unit 966 Bexley, OH	2.0	1.0	832	$1,195	$1.44	23d	1	1.40mi
1708 Creeksedge Dr Columbus, OH	1.0–2.0	1.0–1.5	818	$1,475	$1.80	3d	13	1.42mi
4163 Wright Park Columbus, OH	2.0	2.0	1008	$1,750	$1.74	43d	1	1.42mi

Listing history 7 events

1. 2026-06-18
   days on market $139,900 Active 8 DOM
2. 2026-06-17
   days on market $139,900 Active 7 DOM
3. 2026-06-16
   days on market $139,900 Active 6 DOM
4. 2026-06-15
   days on market $139,900 Active 5 DOM
5. 2026-06-13
   days on market $139,900 Active 3 DOM
6. 2026-06-13
   remarks 197-char remark
7. 2026-06-13
   listed $139,900 Active 2 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: $1,795 · $150/mo
• Projected year-2 tax: $1,989 · $166/mo
• Expected delta: +$194/yr (+$16/mo · 10.8%)

ⓘ 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 ≥99°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,595
• − Mortgage interest: −$7,837
• − Property taxes: −$1,795
• − Insurance: −$700
• − Repairs & maintenance: −$1,328
• − Management: −$1,328
• − Depreciation: −$4,070
• Taxable loss: −$461
• Est. tax savings @ 24.0%: +$111
• After-tax cash flow: $1,923/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): 25,358
• Household income: $48,159
• Rent vs Own: 47.8% rent · 52.2% own
• Severe rent burden: 1467.0

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: Majority Black (63%)
• Race & ethnicity: Black 63% White 23% Hispanic / Latino 9% Two or more races 5%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Swiss 1% Slovak 1%
• Foreign-born: 11% · Canada
• Languages at home: 87% English-only · Spanish 7% French/Haitian/Cajun 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: ▼ -193.50%
• Current HPI: 301.3767
• Rent YoY: ▲ 5.22%
• 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

+360.2% since first listed

10 events — show timeline

• 2026-06-10 Listed $139,900 CBRMLS
• 2006-11-17 Listing Removed — CBRMLS
• 2006-08-16 Listed $60,000 CBRMLS
• 2006-07-29 Listing Removed — CBRMLS
• 2005-12-06 Listed $65,000 CBRMLS
• 2004-04-27 Listing Removed — CBRMLS
• 2004-02-06 Listed $99,900 CBRMLS
• 2003-08-10 Listing Removed — CBRMLS
• 2002-11-09 Listed $70,900 CBRMLS
• 1991-08-12 Sold (Public Records) $30,400 Public Records

Property tax history

+3.6%/yr

Latest (2024): $1,795 · +1.3% YoY. Source: county tax records.