504 Cedarwood Rd · Columbus, OH 43207

$85,000

2 bd · 1.0 ba · 852 sqft · SingleFamily public records · 2 Days on market

Built 1925 0.39 ac lot Est $152k · 44% 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.6/10.0
• 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

Investor special! This property is in need of repair and will sell as is. This 2 bedroom home could be remodeled to your liking or work great as a rental! With this large lot there is plenty of potential for a large garage or new home if you chose to do so!

Key facts

• Large lot
• Potential for garage
• 0.39 acre lot

Tags

• LARGE LOT
• POTENTIAL FOR GARAGE
• POTENTIAL FOR NEW HOME

Property features AI

Finance

• Financial info: Property taxes last listed for 2024

Exterior

• Utilities: Public water; Public sewer
• Home design: Single family residence; One story; Built in 1925; No common walls
• Construction: Block foundation
• Exterior features: Lot about 0.39 acres

Interior

• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 1 full bathroom
• Interior features: Walk-out full basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $359 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Cap rate 11.4% 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.
• Market conditions: Rents rising (+2.3%/yr); 196 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 $588 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.
• At projected returns (-3.0% appreciation + 2.3% rent growth), your $24k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $32k; list at $85k implies a 170% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $85,000

Questions for the listing agent

1. Built in 1925 — 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: 1.46% ✓
• Cap rate: 11.36%
• Cash-on-cash: 18.11%
• DSCR: 1.81
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $151,656
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
504 Cedarwood Rd	0.00mi	2/1.0	852 (0%)	0mo	$80,000	$94	100
3723 Abney Rd	0.16mi	3/1.0 (+1)	957 (+12%)	0mo	$140,000	$146	67
3691 Ferman Rd	0.13mi	3/1.0 (+1)	957 (+12%)	3mo	$206,400	$216	66
3724 Abney Rd	0.19mi	3/1.0 (+1)	957 (+12%)	0mo	$140,000	$146	66
506 Rumsey Rd	0.58mi	2/1.0	893 (+5%)	2mo	$101,000	$113	63
3691 Abney Rd	0.18mi	3/1.0 (+1)	957 (+12%)	7mo	$201,500	$211	60
4150 Martinsburg Dr	0.60mi	2/1.0	924 (+8%)	2mo	$53,680	$58	57
400 Colton Rd	0.51mi	3/1.0 (+1)	910 (+7%)	8mo	$200,000	$220	53
4125 Martinsburg Dr	0.57mi	2/2.0	924 (+8%)	7mo	$52,000	$56	50
445 Basswood Rd	0.70mi	3/1.0 (+1)	936 (+10%)	4mo	$177,614	$190	43
780 Colton Rd	0.68mi	2/1.0	968 (+14%)	5mo	$172,000	$178	42
1041 Meadow Ln	0.73mi	2/1.0	728 (-15%)	2mo	$150,000	$206	40

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: 8.9%
• Equity multiple: 1.35×
• Total profit: $8,298
• Equity at exit: $12,674

10-year hold

• IRR: 17.6%
• Equity multiple: 2.40×
• Total profit: $33,428
• Equity at exit: $7,349

Cash invested: $23,800 (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 43207

• Rents YoY: 2.3%
• Active inventory: 196
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,242 high
• Mortgage (P&I): −$446
• Tax from tax record: −$141 /mo · $1,689/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $359

Break-even live

Break-even rent $787

Max offer price $85,000

Occupancy floor 66%

Sensitivity live

Price	-10% $407	-5% $383	+0% $359	+5% $335	+10% $311
Rent	-10% $261	-5% $310	+0% $359	+5% $408	+10% $457
Rate	-1.0pp $402	-0.5pp $381	base $359	+0.5pp $337	+1.0pp $315

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3939 Rosland Dr Columbus, OH	2.0–3.0	1.0–1.5	910	$1,099	$1.21	4d	8	0.39mi
60 Obetz Rd Columbus, OH	1.0–2.0	1.0	826	$1,282	$1.55	4d	18	0.71mi
1074 Tobi Dr Columbus, OH	3.0	1.0	1066	$1,495	$1.40	44d	1	0.91mi
3011 Markham Rd Unit 3011A Columbus, OH	2.0	1.0	750	$899	$1.20	24d	1	1.03mi
2997 S High St Columbus, OH	1.0–4.0	1.0–2.0	1151	$1,319	$1.15	2d	27	1.11mi
1259 Caravel Dr Columbus, OH	2.0	1.0	1000	$900	$0.90	18d	1	1.14mi
2866 Hillgate Rd Columbus, OH	3.0	1.0	1040	$1,693	$1.63	24d	1	1.23mi

Listing history 3 events

1. 2026-06-13
   statusdays on market $85,000 Pending 2 DOM
2. 2026-06-08
   remarks 257-char remark
3. 2026-06-08
   listed $85,000 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: $1,689 · $141/mo
• Projected year-2 tax: $1,689 · $141/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 3/10 Moderate FEMA zone X (unshaded) · 10% 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: $14,903
• − Mortgage interest: −$4,761
• − Property taxes: −$1,689
• − Insurance: −$425
• − Repairs & maintenance: −$1,192
• − Management: −$1,192
• − Depreciation: −$2,473
• Taxable income: $3,170
• Est. tax owed @ 24.0%: −$761
• After-tax cash flow: $3,549/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

+169.8% since first listed

3 events — show timeline

• 2026-06-08 Listed $85,000 CBRMLS
• 1998-06-29 Sold (Public Records) $31,500 Public Records
• 1998-06-29 Sold (Public Records) $31,500 Public Records

Property tax history

+7.3%/yr

Latest (2024): $1,689 · -1.1% YoY. Source: county tax records.