4696 Tarryton Ct S Unit 3H · Lincoln Village, OH 43228

$110,000

1 bd · 1.0 ba · 784 sqft · Condo public records · 6 Days on market

Built 1967 $180/mo HOA · 17% of rent

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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 +12.1/30.0
• ARV discount +7.5/15.0
• 1% rule +4.8/10.0
• Livability +4.2/5.0
• Schools +3.8/10.0
• DSCR +3.6/10.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Looking for a cozy, very affordable condo to call your own? Then welcome home. This secure 3rd floor, 1 bedroom, 1 bath condo had new flooring and a new refrigerator in 2016, as well as a new water heater in 2015. Extra deep window sills give the rooms character, as well as a place to read a book or dream of summer and swimming in the pool next door. This complex also has a clubhouse, a playground, a basketball court and even a laundry on the ground floor. New carpet has been ordered for the living room and bedroom and will be installed prior to close. The HOA just painted the hallways and resurfaced the parking lot (and your reserved space!) You are just blocks away from shopping or jumping onto 270. What more could you need?

Key facts

• New ac unit
• Community amenities
• Updated interior

Tags

• UPDATED INTERIOR
• NEW LAMINATE FLOORING
• BRAND-NEW QUARTZ COUNTERTOPS
• COMPLETELY REMODELED BATHROOM
• NEW AC UNIT
• COMMUNITY AMENITIES

Property features AI

Finance

• Other: Home warranty included
• HOA & community: Homeowners association with monthly fee of $180; HOA covers lawn care, insurance, trash, and snow removal; Community amenities include pool, clubhouse, basketball court, and sidewalks

Exterior

• Parking: Assigned parking; One carport space
• Utilities: Public water; Public sewer
• Home design: Condominium; One story; Built in 1967; No shared common walls or has 2+ common walls (building configuration)
• Construction: Block foundation (1967)
• Exterior features: Block foundation

Interior

• Bedrooms: One main-level bedroom
• Flooring: Wood flooring; Laminate flooring; Carpet; Ceramic/porcelain tile
• Bathrooms: One full bathroom
• Heating & cooling: Baseboard heating; Hot water heating; Wall unit cooling
• Interior features: Open living area; 784 living area (as reported)

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $110k.

Deal economics

• At list price, monthly cash flow is $-24 ($-292/yr) — negative.
• To cash-flow at today's rent, offer at most $106k (3.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $108k (1.9% below list).
• Recommended offer: $106k (3.9% below list) — sets the bar for cash-flow.
• Cap rate 6.0% vs local median 4.0% in Lincoln Village — 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 85/100 on livability (#42 in OH, #549 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+; Watch: employment C-.
• 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 soft (-0.6%/yr); 192 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 44% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $761 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 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 19y 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 $50k; list at $110k implies a 120% gain — meaningful room to come down on a strong offer.

Recommended offer $105,709 (3.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 0.98% ✗
• Cap rate: 6.03%
• Cash-on-cash: -0.95%
• DSCR: 0.96
• GRM: 8.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -21.7%
• Equity multiple: 0.27×
• Total profit: $-22,447
• Equity at exit: $16,401

10-year hold

• IRR: -27.2%
• Equity multiple: -0.08×
• Total profit: $-33,405
• Equity at exit: $9,511

Cash invested: $30,800 (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 43228

• Rents YoY: -0.6%
• Active inventory: 192
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,079 high
• Mortgage (P&I): −$577
• Tax from tax record: −$74 /mo · $891/yr
• Insurance: −$46
• HOA: −$180
• Vacancy / Maint / Mgmt: −$227
• Net cashflow: $-24

Break-even live

Break-even rent $1,110

Max offer price $105,709

Occupancy floor 97%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4696 Tarryton Ct S Columbus, OH	2.0	1.0	852	$949	$1.11	23d	1	0.00mi
4696 Tarryton Ct S Columbus, OH	1.0–2.0	1.0	818	$900	$1.10	43d	2	0.00mi
80 Tarryton Ct E Unit 80 Columbus, OH	2.0	1.5	992	$1,650	$1.66	43d	1	0.05mi
4688 Hilton Ave Unit B Columbus, OH	2.0	1.0	800	$1,025	$1.28	43d	1	0.26mi
4707 Hilton Ave Columbus, OH	1.0	1.0	550	$850	$1.55	43d	1	0.29mi
4651 Hilton Ave Unit B Columbus, OH	2.0	1.0	900	$945	$1.05	43d	1	0.31mi
4436 Westport Rd Columbus, OH	2.0	1.0	866	$1,004	$1.16	21d	7	0.88mi
4573 Westport Rd Unit 670-201 Columbus, OH	2.0	1.5	919	$1,226	$1.33	43d	1	0.98mi
4573 Westport Rd Unit 670-205 Columbus, OH	2.0	1.5	919	$1,471	$1.60	12d	1	0.98mi
4573 Westport Rd Unit 690-205 Columbus, OH	2.0	1.5	919	$1,471	$1.60	43d	1	0.98mi
5591 Rustling Way LN Galloway, OH	1.0–3.0	1.0–2.5	962	$1,205	$1.25	1d	8	1.18mi
550 Brandenbush Ln Columbus, OH	2.0	1.0	878	$1,060	$1.21	3d	7	1.27mi
71 Gaspar CIR Columbus, OH	1.0–2.0	1.0–2.0	918	$1,100	$1.20	10d	20	1.28mi
5605 W Broad St Columbus, OH	1.0–2.0	1.0–2.0	823	$1,170	$1.42	1d	30	1.33mi
5445 Eaglecrest Dr Galloway, OH	1.0–2.0	1.0–2.0	800	$930	$1.16	14d	7	1.42mi
5500 Floral Cir S Columbus, OH	1.0–3.0	1.0–2.0	762	$884	$1.16	3d	22	1.49mi

HOA detail condo

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

Listing history 6 events

1. 2026-06-18
   days on market $110,000 Active 6 DOM
2. 2026-06-17
   days on market $110,000 Active 5 DOM
3. 2026-06-16
   days on market $110,000 Active 4 DOM
4. 2026-06-15
   days on market $110,000 Active 3 DOM
5. 2026-06-13
   remarks 699-char remark
6. 2026-06-13
   listed $110,000 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: $891 · $74/mo
• Projected year-2 tax: $1,304 · $109/mo
• Expected delta: +$412/yr (+$34/mo · 46.2%)

ⓘ 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 ≥101°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 1 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,952
• − Mortgage interest: −$6,162
• − Property taxes: −$891
• − Insurance: −$550
• − Repairs & maintenance: −$1,036
• − Management: −$1,036
• − HOA: −$2,160
• − Depreciation: −$3,200
• Taxable loss: −$2,083
• Est. tax savings @ 24.0%: +$500
• After-tax cash flow: $209/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 — Lincoln Village

• Score: 85/100
• State rank: #42
• US rank: #549

Category grades

Amenities C Commute A+ Cost of living A+ Crime C+ Employment C- Housing A+ Health & safety A+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lincoln Village, OH
• County: Franklin County · 1,351,780 people
• City population: 59,077
• Metro: Columbus, OH
• Population (ZIP): 59,077
• Household income: $61,713
• Rent vs Own: 55.8% rent · 44.2% own
• Severe rent burden: 3284.0

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 0.64)
• Race & ethnicity: White 54% Black 23% Hispanic / Latino 14% Two or more races 11% Asian 3%
• Hispanic origin (detail): Mexican 8% Dominican 1%
• Common ancestry: Slovak 2% Italian 1% Romanian 1%
• Foreign-born: 19% · Canada, Jamaica
• Languages at home: 74% English-only · Spanish 12% Other Indo-European 1% Other Asian/Pacific 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: ▼ -245.97%
• Current HPI: 234.1992
• Rent YoY: ▼ -0.63%
• 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

+746.2% since first listed

17 events — show timeline

• 2026-06-12 Listed $110,000 CBRMLS
• 2022-11-16 Sold (Public Records) $50,000 Public Records
• 2020-02-06 Sold (Public Records) $24,000 Public Records
• 2018-03-30 Sold (Public Records) $24,000 Public Records
• 2018-03-28 Sold (MLS) $24,000 CBRMLS
• 2018-03-16 Contingent — CBRMLS
• 2017-11-13 Listed $28,000 CBRMLS
• 2016-06-03 Sold (Public Records) $15,000 Public Records
• 2009-02-26 Sold (Public Records) $24,000 Public Records
• 2009-02-04 Listing Removed — CBRMLS
• 2008-02-18 Listed $27,000 CBRMLS
• 2007-05-31 Sold (Public Records) $24,000 Public Records
• 2007-05-25 Sold (MLS) $24,000 CBRMLS
• 2007-05-10 Listing Removed — CBRMLS
• 2007-04-21 Listed $24,900 CBRMLS
• 2004-02-24 Sold (Public Records) $19,000 Public Records
• 1997-08-20 Sold (Public Records) $13,000 Public Records

Property tax history

+5.8%/yr

Latest (2024): $891 · -14.3% YoY. Source: county tax records.