1934 Bluffstone Ct · Columbus, OH 43123

$65,000

3 bd · 2.0 ba · 1,178 sqft · SingleFamily · 76 Days on market

Built 1993 Fair condition $55/sqft · 21% below area Est $83k · 21% under $525/mo HOA · 29% of rent ↓ 7% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +4.0/5.0
• Schools +3.9/10.0
• Rent growth +3.4/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Remarkable find! This 3 Bedroom and 2 full baths. Updated HVAC in the past two years, move in condition, shed, large living room, plenty of counter space and cabinetry for storage. First Floor large laundry room. Owner's suite has a full bath and walk in closet. Backs to woods and has a covered Patio.

Key facts

• Backs to woods
• Covered patio
• Large laundry room

Tags

• UPDATED HVAC
• LARGE LAUNDRY ROOM
• WALK IN CLOSET
• COVERED PATIO
• BACKS TO WOODS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $65k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $446 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $65k).
• Recommended offer: $61k (6.0% below list) — sets the bar for market timing.
• Cap rate 14.5% vs local median 3.9% 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.
• 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.
• Zoned schools: James A Harmon Elementary School (math 52% / reading 42%, grade D-, #942 of 1,584 statewide, top 61%, 524 students, 63% FRL); Finland Middle School (math 37% / reading 40%, grade F, #529 of 654 statewide, top 81%, 637 students, 80% FRL); Franklin Heights High School (math 22% / reading 43%, grade F, #604 of 781 statewide, top 77%, 1,338 students, 65% FRL) — zoned schools average 69% FRL vs 51% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.7%/yr); 423 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals lingering (median 52d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 76% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 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 $449 of loan paydown is wiped out by about $2k 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 + 3.7% rent growth), your $18k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 76 days — a 6% lower offer ($61k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 29% of rent.

Recommended offer $61,100 (6.0% below list)

Questions for the listing agent

1. It's been on market 76 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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 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: 2.77% ✓
• Cap rate: 14.52%
• Cash-on-cash: 29.40%
• DSCR: 2.31
• GRM: 3.0

CMA / ARV

• ARV (median comp): $82,770
• List price: $65,000
• Delta: -21.47%
• 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
1906 Marsdale Ave	0.38mi	3/1.0	1,185 (+1%)	1mo	$165,000	$139	76
1976 Westfield Dr S	0.33mi	3/2.0	1,115 (-5%)	2mo	$220,000	$197	74
2436 Onyx Ct	0.40mi	3/2.0	1,234 (+5%)	4mo	$282,500	$229	70
2274 Lockamy Ct	0.68mi	3/2.0	1,167 (-1%)	1mo	$280,000	$240	66
2278 Breeze Hill Dr	0.67mi	3/2.0	1,163 (-1%)	2mo	$305,000	$262	65
2281 Breeze Hill Dr	0.70mi	3/2.0	1,135 (-4%)	2mo	$295,000	$260	60
1606 Autumn Village Dr	0.51mi	3/2.0	1,288 (+9%)	2mo	$250,000	$194	59
1521 October Ridge Ct	0.57mi	3/2.0	1,256 (+7%)	4mo	$208,000	$166	59
2272 Topaz Dr	0.61mi	3/2.0	1,266 (+8%)	2mo	$245,000	$194	57
2606 Blue Rock Blvd	0.64mi	3/1.5	1,254 (+6%)	1mo	$305,000	$243	57
2339 Breeze Hill Dr	0.70mi	3/1.0	1,135 (-4%)	4mo	$269,900	$238	54
2108 Willow Run Rd	0.55mi	3/1.0	1,304 (+11%)	4mo	$285,000	$219	49

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 · 3.68% rent growth · sell at horizon

5-year hold

• IRR: 25.4%
• Equity multiple: 2.07×
• Total profit: $19,455
• Equity at exit: $9,692

10-year hold

• IRR: 33.9%
• Equity multiple: 4.30×
• Total profit: $60,083
• Equity at exit: $5,620

Cash invested: $18,200 (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 →

Seller's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 9 active · 21 under contract
• Months of supply: 1.6 mo (61%/mo absorbed)
• Median asking: $265,000 ($207/sqft)
• Median days on market: 51 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -66.1% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 43123

• Rents YoY: 3.7%
• Active inventory: 423
• Price-to-rent: 3.0×

Monthly cashflow live

• Estimated rent: $1,798 high
• Mortgage (P&I): −$341
• Tax est. 1.5%: −$81 /mo · $975/yr
• Insurance: −$27
• HOA: −$525
• Vacancy / Maint / Mgmt: −$377
• Net cashflow: $446

Break-even live

Break-even rent $1,233

Max offer price $65,000

Occupancy floor 70%

Sensitivity live

Price	-10% $491	-5% $468	+0% $446	+5% $423	+10% $401
Rent	-10% $304	-5% $375	+0% $446	+5% $517	+10% $588
Rate	-1.0pp $479	-0.5pp $462	base $446	+0.5pp $429	+1.0pp $412

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: $16,250
• Closing costs: $1,950
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1640 Butterfly Ct Columbus, OH	4.0	2.0	1433	$1,849	$1.29	52d	1	0.47mi
1640 Butterfly Ct Columbus, OH	4.0	2.0	1433	$1,849	$1.29	47d	1	0.47mi
2290 Turquoise Dr Grove City, OH	3.0	1.0	1232	$2,225	$1.81	30d	1	0.58mi
2421 Nugget Dr Grove City, OH	3.0	1.0	1232	$2,200	$1.79	21d	1	0.66mi
1475 Pineland Ct Columbus, OH	4.0	2.5	1170	$2,023	$1.73	93d	1	0.66mi
2348 Warfield Dr Grove City, OH	4.0	2.0	1262	$1,825	$1.45	93d	1	0.70mi
2210 October Ridge Dr Unit 2224 Columbus, OH	2.0	1.5	950	$1,200	$1.26	73d	1	0.73mi
2210 October Ridge Dr Unit 2232 Columbus, OH	2.0	1.5	950	$1,200	$1.26	52d	1	0.73mi
2333 Hunterstown Dr Grove City, OH	3.0	2.0	1146	$2,026	$1.77	21d	1	0.77mi
Sandybrook Ct Columbus, OH	2.0	1.0	974	$1,238	$1.27	21d	2	0.85mi
2887 Creith Ct Grove City, OH	3.0	2.0	1201	$2,023	$1.68	93d	1	0.87mi
2956 Crocker Run Rd Grove City, OH	3.0	1.5	1200	$2,000	$1.67	93d	1	0.94mi
2201 Collier Crst Grove City, OH	1.0–2.0	1.0–2.0	819	$1,378	$1.68	11d	24	1.06mi
1576 Rock Creek Dr Grove City, OH	3.0	2.5	1450	$2,050	$1.41	64d	1	1.07mi
2436 Charlemagne St Grove City, OH	2.0	1.0	792	$1,525	$1.93	93d	1	1.07mi
3161 Foxbridge Dr Grove City, OH	1.0–2.0	1.0	801	$1,425	$1.78	93d	1	1.20mi
3152 Winding Creek Dr Unit 3152 Columbus, OH	2.0	1.0	964	$1,295	$1.34	93d	1	1.24mi
2284 Brookbank Dr Grove City, OH	3.0	2.0	1478	$2,275	$1.54	59d	1	1.24mi
1690 Dyer Rd Grove City, OH	3.0	1.5	1440	$1,749	$1.21	70d	1	1.25mi
947 E Forest Creek Dr Columbus, OH	2.0	1.0–1.5	700	$1,200	$1.71	36d	8	1.38mi
1000 Brooks End Ct Columbus, OH	2.0	1.0	1000	$1,095	$1.09	41d	1	1.38mi
1000 Brooks End Ct Columbus, OH	2.0	1.0	1000	$1,095	$1.09	34d	1	1.38mi
1000 Brooks End Ct Columbus, OH	2.0	1.0	1000	$1,095	$1.09	28d	1	1.38mi
1725 Laurel Ave Columbus, OH	2.0	2.0	896	$1,800	$2.01	28d	1	1.43mi
945 Hodges Dr Columbus, OH	3.0	1.0	1078	$1,640	$1.52	73d	1	1.50mi

Property features AI

Finance

• Other: Located in the Big Run Bluffs subdivisionProbate listing; standard listing conditions
• HOA & community: Homeowners association with $525 monthly feeHOA covers lawn care and snow removal

Exterior

• Parking: Assigned parking
• Utilities: Public waterPublic sewer
• Home design: One-story propertyOther residential without deeded landNo common wallsBuilt in 1993
• Construction: Other foundation
• Exterior features: PatioWooded lotShed(s) on the property

Interior

• Bedrooms: 3 main-level bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioningForced air heating
• Interior features: Living area of 1,178 (per floor plan)

Listing history 50 events

1. 2026-08-08
   days on market $65,000 Active 76 DOM
2. 2026-08-07
   days on market $65,000 Active 75 DOM
3. 2026-08-06
   days on market $65,000 Active 74 DOM
4. 2026-08-05
   days on market $65,000 Active 73 DOM
5. 2026-08-04
   days on market $65,000 Active 72 DOM
6. 2026-08-03
   days on market $65,000 Active 71 DOM
7. 2026-08-01
   price $65,000 Active 68 DOM
8. 2026-07-31
   days on market $69,500 Active 68 DOM
9. 2026-07-30
   days on market $69,500 Active 67 DOM
10. 2026-07-30
    days on market $69,500 Active 66 DOM
11. 2026-07-28
    days on market $69,500 Active 65 DOM
12. 2026-07-26
    days on market $69,500 Active 63 DOM
13. 2026-07-24
    days on market $69,500 Active 61 DOM
14. 2026-07-23
    days on market $69,500 Active 60 DOM
15. 2026-07-22
    days on market $69,500 Active 59 DOM
16. 2026-07-21
    days on market $69,500 Active 58 DOM
17. 2026-07-20
    days on market $69,500 Active 57 DOM
18. 2026-07-18
    days on market $69,500 Active 55 DOM
19. 2026-07-18
    days on market $69,500 Active 54 DOM
20. 2026-07-16
    days on market $69,500 Active 53 DOM
21. 2026-07-15
    days on market $69,500 Active 52 DOM
22. 2026-07-14
    days on market $69,500 Active 51 DOM
23. 2026-07-13
    days on market $69,500 Active 50 DOM
24. 2026-07-13
    days on market $69,500 Active 49 DOM
25. 2026-07-11
    days on market $69,500 Active 48 DOM
26. 2026-07-10
    days on market $69,500 Active 47 DOM
27. 2026-07-09
    days on market $69,500 Active 46 DOM
28. 2026-07-07
    days on market $69,500 Active 44 DOM
29. 2026-07-06
    days on market $69,500 Active 43 DOM
30. 2026-07-05
    days on market $69,500 Active 42 DOM
31. 2026-07-03
    days on market $69,500 Active 40 DOM
32. 2026-07-02
    days on market $69,500 Active 39 DOM
33. 2026-07-01
    days on market $69,500 Active 38 DOM
34. 2026-07-01
    status $69,500 Active 37 DOM
35. 2026-06-25
    status $69,500 Pending 37 DOM
36. 2026-06-22
    days on market $69,500 Active 37 DOM
37. 2026-06-21
    days on market $69,500 Active 36 DOM
38. 2026-06-18
    days on market $69,500 Active 33 DOM
39. 2026-06-17
    days on market $69,500 Active 32 DOM
40. 2026-06-16
    days on market $69,500 Active 31 DOM
41. 2026-06-15
    days on market $69,500 Active 30 DOM
42. 2026-06-13
    days on market $69,500 Active 28 DOM
43. 2026-06-09
    days on market $69,500 Active 24 DOM
44. 2026-06-08
    days on market $69,500 Active 23 DOM
45. 2026-06-07
    days on market $69,500 Active 22 DOM
46. 2026-06-03
    days on market $69,500 Active 18 DOM
47. 2026-06-02
    pricedays on market $69,500 Active 17 DOM
48. 2026-06-01
    days on market $74,900 Active 16 DOM
49. 2026-05-31
    days on market $74,900 Active 15 DOM
50. 2026-05-16
    listed $74,900 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $21,571
• − Mortgage interest: −$3,641
• − Property taxes: −$975
• − Insurance: −$325
• − Repairs & maintenance: −$1,726
• − Management: −$1,726
• − HOA: −$6,300
• − Depreciation: −$1,891
• Taxable income: $4,988
• Est. tax owed @ 24.0%: −$1,197
• After-tax cash flow: $4,154/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.

Condition & rehab AI · 23 photos

Fair 45/100 Cosmetic rehab Est. rehab $5,890–$17,670 screening

This home is in fair condition with some cosmetic repairs needed. It's move-in ready with updated HVAC and a large living room, but could benefit from fresh paint and new carpet to boost its resale value.

Repairs flagged

• Minor Exterior siding — Some discoloration and wear visible on white siding
• Minor Interior paint — Some scuff marks and wear visible on painted walls
• Minor Kitchen countertops — Some wear visible on countertops
• Minor Bathroom tiles — Some wear visible on bathroom tiles

Value-add opportunities

• Resale Paint interior walls — Fresh paint can significantly improve the home's curb appeal and value ↑
• Resale Replace worn carpet — New carpet can enhance the home's appearance and comfort level ↑
• Rental Clean and maintain HVAC system — A clean and well-maintained HVAC system can attract tenants and reduce maintenance costs ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 39/100

Zoned Schools

Elementary James A Harmon Elementary School D- OH #942/1,584 Nat'l #14,504/41,679 Middle Finland Middle School F OH #529/654 Nat'l #6,453/14,009 High Franklin Heights High School F OH #604/781 Nat'l #10,333/17,239

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

A Composite livability gradescore 81/100

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 · 1,456,139 people
• City population: 612,189
• Metro: Columbus, OH
• Population (ZIP): 67,626
• Household income: $91,008
• Rent vs Own: 26.1% rent · 73.9% own
• Severe rent burden: 5% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Two or more races 6% Hispanic / Latino 5% Black 5% Asian 2%
• Common ancestry: Romanian 2% Slovak 2% Italian 2%
• Foreign-born: 4% · Canada, Vietnam, China
• Languages at home: 93% English-only · Spanish 3% Russian/Polish/Slavic 1% Other Indo-European 1%

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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: ▼ -241.42%
• Current HPI: 238.709
• Rent YoY: ▲ 3.68%
• Metro: Columbus, OH
• State GDP YoY: ▲ 1.98%
• F500 in state: 48

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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

Property features AI

Finance

• Other: Located in the Big Run Bluffs subdivisionProbate listing; standard listing conditions
• HOA & community: Homeowners association with $525 monthly feeHOA covers lawn care and snow removal

Exterior

• Parking: Assigned parking
• Utilities: Public waterPublic sewer
• Home design: One-story propertyOther residential without deeded landNo common wallsBuilt in 1993
• Construction: Other foundation
• Exterior features: PatioWooded lotShed(s) on the property

Interior

• Bedrooms: 3 main-level bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioningForced air heating
• Interior features: Living area of 1,178 (per floor plan)

Price history

-7.2% since first listed

4 events — show timeline

• 2026-07-01 Relisted — CBRMLS
• 2026-06-23 Pending — CBRMLS
• 2026-06-02 Price Changed $69,500 CBRMLS
• 2026-05-16 Listed $74,900 CBRMLS