684 Wiltshire Rd · Columbus, OH 43204

$164,900

3 bd · 1.5 ba · 1,529 sqft · SingleFamily public records · 80 Days on market

Built 1930 4,356 sqft lot $108/sqft · 31% below area Est $240k · 31% under

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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).

• ARV discount +15.0/15.0
• Cash flow +9.6/30.0
• Livability +4.0/5.0
• Rent growth +3.6/5.0
• 1% rule +3.5/10.0
• DSCR +2.7/10.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Historic charm meets modern day convenience. Check out this beautiful 1930's 2 story home in WIltshire Heights. Make this beauty your own! Call you Realtor for your viewing today!

Key facts

• 4,356 sq ft lot
• 2 garage spots
• Built 1930

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $-111 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $145k (11.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $140k (14.8% below list).
• Recommended offer: $140k (14.8% below list) — sets the bar for 1% rule.
• Cap rate 5.5% 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); Arts Impact Middle School (Aims) (math 17% / reading 25%, grade F, #608 of 654 statewide, top 93%, 532 students, 0% FRL); Briggs High School (math 2% / reading 22%, grade F, #726 of 781 statewide, top 94%, 980 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.
• Market conditions: Rents rising fast (+4.5%/yr); 187 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $1k of loan paydown is wiped out by about $5k 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 80 days — a 6% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 25y ago; this cycle's ask has dropped $20k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $85k; list at $165k implies a 94% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $140,482 (14.8% 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. It's been on market 80 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
3. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.85% ✗
• Cap rate: 5.48%
• Cash-on-cash: -2.89%
• DSCR: 0.87
• GRM: 9.8

CMA / ARV

• ARV (median comp): $240,299
• List price: $164,900
• Delta: -31.38%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
641 S Warren Ave	0.22mi	3/2.0	1,440 (-6%)	2mo	$159,000	$110	77
513 Binns Blvd	0.32mi	3/2.0	1,592 (+4%)	2mo	$191,284	$120	75
457 Guernsey Ave	0.37mi	3/2.0	1,609 (+5%)	2mo	$285,000	$177	70
988 S Roys Ave	0.49mi	4/1.5 (+1)	1,487 (-3%)	1mo	$245,000	$165	67
570 S Westgate Ave	0.41mi	3/1.5	1,408 (-8%)	2mo	$216,000	$153	66
2926 Wicklow Rd	0.43mi	3/1.5	1,704 (+11%)	1mo	$335,000	$197	60
372 S Powell Ave	0.45mi	4/2.0 (+1)	1,648 (+8%)	0mo	$150,000	$91	59
468 S Ogden Ave	0.41mi	3/1.5	1,316 (-14%)	1mo	$180,000	$137	57
2580 Symington Ave	0.61mi	4/2.0 (+1)	1,453 (-5%)	1mo	$225,000	$155	55
330 S Richardson Ave	0.65mi	3/1.5	1,381 (-10%)	2mo	$196,000	$142	52
427 S Richardson Ave	0.53mi	4/1.0 (+1)	1,378 (-10%)	0mo	$160,000	$116	51
312 S Brinker Ave	0.70mi	3/1.0	1,344 (-12%)	0mo	$224,675	$167	45

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 · 4.49% rent growth · sell at horizon

5-year hold

• IRR: -19.3%
• Equity multiple: 0.32×
• Total profit: $-31,601
• Equity at exit: $24,587

10-year hold

• IRR: -8.9%
• Equity multiple: 0.41×
• Total profit: $-27,315
• Equity at exit: $14,258

Cash invested: $46,172 (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 43204

• Rents YoY: 4.5%
• Active inventory: 187
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,405 high
• Mortgage (P&I): −$865
• Tax from tax record: −$288 /mo · $3,452/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$295
• Net cashflow: $-111

Break-even live

Break-even rent $1,546

Max offer price $145,238

Occupancy floor —

Sensitivity live

Price	-10% $-18	-5% $-65	+0% $-111	+5% $-158	+10% $-205
Rent	-10% $-222	-5% $-167	+0% $-111	+5% $-56	+10% $0
Rate	-1.0pp $-28	-0.5pp $-69	base $-111	+0.5pp $-154	+1.0pp $-198

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: $41,225
• Closing costs: $4,947
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
608 Racine Ave #610 Columbus, OH	3.0	1.0	1168	$1,195	$1.02	45d	1	0.18mi
2709-2711 Sullivant Ave Columbus, OH	3.0	2.0	1344	$1,380	$1.03	5d	1	0.25mi
2709-2711 Sullivant Ave Unit 2709 Columbus, OH	3.0	2.0	1344	$1,380	$1.03	5d	1	0.25mi
616-618 S Ogden Ave Columbus, OH	3.0	1.0	1100	$1,125	$1.02	45d	1	0.29mi
2676 Sullivant Ave Columbus, OH	3.0	1.0	1524	$1,200	$0.79	45d	1	0.31mi
661-663 S Burgess Ave Columbus, OH	3.0	1.0	1100	$1,028	$0.93	45d	1	0.32mi
2883-2889 Wicklow Rd Columbus, OH	2.0	1.0	1200	$1,099	$0.92	45d	1	0.37mi
486-488 S Huron Ave Unit 488 Columbus, OH	2.0	1.0	1104	$1,150	$1.04	45d	1	0.39mi
2545-2547 Sullivant Ave Columbus, OH	3.0	1.0	1064	$1,100	$1.03	12d	1	0.46mi
322 S Powell Ave Columbus, OH	2.0	1.0	1100	$950	$0.86	21d	1	0.50mi
945 Hodges Dr Columbus, OH	3.0	1.0	1078	$1,640	$1.52	25d	1	0.53mi
695 S Eureka Ave Columbus, OH	3.0	1.0	1344	$1,425	$1.06	23d	1	0.55mi
521-523 S Wayne Ave Columbus, OH	3.0	1.0	1092	$1,195	$1.09	5d	1	0.60mi
329 S Wayne Ave Columbus, OH	3.0	1.0	1120	$1,425	$1.27	5d	1	0.74mi
692 S Wheatland Ave Columbus, OH	3.0	1.0	1608	$1,547	$0.96	45d	1	0.76mi
92 S Hague Ave Columbus, OH	3.0	2.0	1456	$1,400	$0.96	25d	1	0.83mi
252-254 S Wayne Ave Unit 254 Columbus, OH	3.0	1.0	1120	$1,300	$1.16	19d	1	0.84mi
80 S Warren Ave Columbus, OH	3.0	1.0	1258	$1,345	$1.07	5d	1	0.86mi
80 S Warren Ave Columbus, OH	3.0	1.0	1258	$1,345	$1.07	45d	1	0.86mi
2205 Sullivant Ave Columbus, OH	3.0	1.0	1275	$1,200	$0.94	45d	1	0.93mi
29 S Terrace Ave Columbus, OH	3.0	1.0	1144	$1,260	$1.10	25d	1	1.01mi
27-29 N Terrace Ave Unit 29 Columbus, OH	3.0	1.0	1144	$1,260	$1.10	25d	1	1.01mi
1241 Riegelwood Ln Columbus, OH	4.0	3.0	1868	$2,480	$1.33	3d	1	1.02mi
43 N Chase Ave Columbus, OH	3.0	1.0	1200	$1,400	$1.17	12d	1	1.03mi
43-45 N Chase Ave Unit 43 Columbus, OH	3.0	1.0	1200	$1,400	$1.17	12d	1	1.03mi
43 N Roys Ave Columbus, OH	3.0	1.5	1332	$1,599	$1.20	25d	1	1.04mi
41-43 N Huron Ave Unit 41 Columbus, OH	3.0	1.0	1176	$1,400	$1.19	9d	1	1.07mi
54 N Ogden Ave Columbus, OH	3.0	1.0	1176	$950	$0.81	4d	1	1.08mi
41 S Oakley Ave Columbus, OH	3.0	1.5	1428	$1,550	$1.09	45d	1	1.09mi
87-97 N Burgess Ave Unit 93 Columbus, OH	2.0	1.5	1050	$1,250	$1.19	25d	1	1.14mi
130 N Roys Ave Columbus, OH	3.0	1.0	1380	$1,595	$1.16	4d	1	1.16mi
1433 Tall Meadows Dr Columbus, OH	3.0	1.5	1428	$1,995	$1.40	14d	1	1.19mi
2745-2747 Steele Ave Columbus, OH	3.0	1.0	2128	$1,200	$0.56	45d	1	1.19mi
255 Belvidere Ave Columbus, OH	2.0	1.0	1144	$1,195	$1.04	18d	1	1.20mi
133 N Eureka Ave Columbus, OH	3.0	1.0	1484	$1,350	$0.91	14d	1	1.26mi
95-97 Whitethorne Ave Columbus, OH	3.0	1.5	1260	$1,475	$1.17	21d	1	1.26mi
95-97 Whitethorne Ave Columbus, OH	3.0	1.5	1260	$1,375	$1.09	5d	1	1.26mi
2735 Sutton Ave Columbus, OH	3.0	1.0	1099	$1,175	$1.07	5d	1	1.27mi
1964 Sullivant Ave Columbus, OH	4.0	2.0	1580	$1,650	$1.04	25d	1	1.30mi
179 N Sylvan Ave Unit 179 Columbus, OH	3.0	2.0	1152	$2,000	$1.74	19d	1	1.37mi

Listing history 35 events

1. 2026-06-21
   days on market $164,900 Active 80 DOM
2. 2026-06-18
   days on market $164,900 Active 77 DOM
3. 2026-06-17
   days on market $164,900 Active 76 DOM
4. 2026-06-16
   days on market $164,900 Active 75 DOM
5. 2026-06-15
   days on market $164,900 Active 74 DOM
6. 2026-06-13
   days on market $164,900 Active 72 DOM
7. 2026-06-13
   pricedays on market $164,900 Active 71 DOM
8. 2026-06-09
   days on market $174,900 Active 68 DOM
9. 2026-06-08
   days on market $174,900 Active 67 DOM
10. 2026-06-07
    days on market $174,900 Active 66 DOM
11. 2026-06-05
    days on market $174,900 Active 63 DOM
12. 2026-06-03
    days on market $174,900 Active 62 DOM
13. 2026-06-02
    days on market $174,900 Active 61 DOM
14. 2026-06-01
    days on market $174,900 Active 60 DOM
15. 2026-05-31
    days on market $174,900 Active 59 DOM
16. 2026-05-08
    price $174,900 180-char remark

    Show marketing remark (180 chars)

    Historic charm meets modern day convenience. Check out this beautiful 1930's 2 story home in WIltshire Heights. Make this beauty your own! Call you Realtor for your viewing today!

17. 2026-04-02
    listed $184,900 Active 180-char remark

    Show marketing remark (180 chars)

    Historic charm meets modern day convenience. Check out this beautiful 1930's 2 story home in WIltshire Heights. Make this beauty your own! Call you Realtor for your viewing today!

18. 2019-02-06
    soldstatus $85,000
19. 2019-01-29
    soldstatus $85,000 Closed 252-char remark

    Show marketing remark (252 chars)

    Great opportunity, neat, clean and ready to move in. Partially finished lower level with a fire place. 3 fire places over all. The home has a new roof and boiler system is 3 years old. All appliances stay with the home. Oversized 2 car detached garage.

20. 2018-12-27
    status Pending 252-char remark

    Show marketing remark (252 chars)

    Great opportunity, neat, clean and ready to move in. Partially finished lower level with a fire place. 3 fire places over all. The home has a new roof and boiler system is 3 years old. All appliances stay with the home. Oversized 2 car detached garage.

21. 2018-10-23
    price $109,900 252-char remark

    Show marketing remark (252 chars)

    Great opportunity, neat, clean and ready to move in. Partially finished lower level with a fire place. 3 fire places over all. The home has a new roof and boiler system is 3 years old. All appliances stay with the home. Oversized 2 car detached garage.

22. 2018-09-09
    price $114,900 252-char remark

    Show marketing remark (252 chars)

    Great opportunity, neat, clean and ready to move in. Partially finished lower level with a fire place. 3 fire places over all. The home has a new roof and boiler system is 3 years old. All appliances stay with the home. Oversized 2 car detached garage.

23. 2018-08-13
    listed $119,500 Active 252-char remark

    Show marketing remark (252 chars)

    Great opportunity, neat, clean and ready to move in. Partially finished lower level with a fire place. 3 fire places over all. The home has a new roof and boiler system is 3 years old. All appliances stay with the home. Oversized 2 car detached garage.

24. 2015-02-10
    historical
25. 2013-04-03
    listed $89,900
26. 2012-12-10
    historical
27. 2011-10-13
    listed $89,900
28. 2003-09-30
    historical
29. 2003-05-29
    listed $114,900
30. 2003-01-16
    historical
31. 2002-05-30
    historical
32. 2002-05-30
    listed $116,800
33. 2001-10-26
    listed $117,000
34. 1987-07-13
    soldstatus $63,500
35. 1987-07-13
    soldstatus $63,500

ⓘ 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: $3,452 · $288/mo
• Projected year-2 tax: $3,452 · $288/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 4/10 Moderate 7 d/yr ≥102°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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,858
• − Mortgage interest: −$9,237
• − Property taxes: −$3,452
• − Insurance: −$824
• − Repairs & maintenance: −$1,349
• − Management: −$1,349
• − Depreciation: −$4,797
• Taxable loss: −$4,150
• Est. tax savings @ 24.0%: +$996
• After-tax cash flow: $-340/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): 42,962
• Household income: $59,266
• Rent vs Own: 50.5% rent · 49.5% own
• Severe rent burden: 2290.0

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 0.58)
• Race & ethnicity: White 61% Hispanic / Latino 16% Black 13% Two or more races 12% Asian 3%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Lithuanian 1% Slovak 1% Romanian 1%
• Foreign-born: 13% · Canada
• Languages at home: 81% English-only · Spanish 13% Arabic 2% 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: ▼ -220.67%
• Current HPI: 265.7711
• Rent YoY: ▲ 4.49%
• 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

+175.4% since first listed

20 events — show timeline

• 2026-05-08 Price Changed $174,900 CBRMLS
• 2026-04-02 Listed $184,900 CBRMLS
• 2019-02-06 Sold (Public Records) $85,000 Public Records
• 2019-01-29 Sold (MLS) $85,000 CBRMLS
• 2018-12-27 Pending — CBRMLS
• 2018-10-23 Price Changed $109,900 CBRMLS
• 2018-09-09 Price Changed $114,900 CBRMLS
• 2018-08-13 Listed $119,500 CBRMLS
• 2015-02-10 Listing Removed — CBRMLS
• 2013-04-03 Listed $89,900 CBRMLS
• 2012-12-10 Listing Removed — CBRMLS
• 2011-10-13 Listed $89,900 CBRMLS
• 2003-09-30 Listing Removed — CBRMLS
• 2003-05-29 Listed $114,900 CBRMLS
• 2003-01-16 Listing Removed — CBRMLS
• 2002-05-30 Listed $116,800 CBRMLS
• 2002-05-30 Listing Removed — CBRMLS
• 2001-10-26 Listed $117,000 CBRMLS
• 1987-07-13 Sold (Public Records) $63,500 Public Records
• 1987-07-13 Sold (Public Records) $63,500 Public Records

Property tax history

+7.0%/yr

Latest (2024): $3,452 · +1.3% YoY. Source: county tax records.