1934 Bluffstone Ct · Columbus, OH 43123

$69,500

3 bd · 2.0 ba · 1,178 sqft · SingleFamily · 33 Days on market

Built 1993 Fair condition $525/mo HOA · 30% of rent

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Schools +3.8/10.0
• 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

Property features AI

Finance

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

Exterior

• Parking: Assigned parking
• Utilities: Public water; Public sewer
• Home design: One-story property; Other residential without deeded land; No shared/common walls; Built in 1993
• Construction: Other foundation
• Exterior features: Patio; Wooded lot; Shed(s) on the property

Interior

• Bedrooms: Three main-level bedrooms
• Bathrooms: Two full bathrooms
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: Living area of 1,178

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $70k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $387 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $70k).
• Recommended offer: $67k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.0% 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.
• 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 rising (+3.7%/yr); 329 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 45% 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 $481 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 $19k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($67k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 30% of rent.

Recommended offer $67,415 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 2.54% ✓
• Cap rate: 12.98%
• Cash-on-cash: 23.87%
• DSCR: 2.06
• GRM: 3.3

CMA / ARV

• ARV (on-the-fly): $257,982
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1948 Big Run Bluff Blvd	0.05mi	2/2.0 (-1)	1,064 (-10%)	5mo	$57,000	$54	72
2436 Onyx Ct	0.40mi	3/2.0	1,234 (+5%)	2mo	$282,500	$229	72
2278 Breeze Hill Dr	0.67mi	3/2.0	1,163 (-1%)	0mo	$305,000	$262	66
2145 Kingscreek Ct	0.37mi	3/1.5	1,272 (+8%)	4mo	$272,000	$214	64
2242 Topaz Dr	0.57mi	3/1.5	1,158 (-2%)	6mo	$275,000	$237	64
2281 Breeze Hill Dr	0.70mi	3/2.0	1,135 (-4%)	0mo	$295,000	$260	61
1521 October Ridge Ct	0.57mi	3/2.0	1,256 (+7%)	3mo	$208,000	$166	60
2272 Topaz Dr	0.61mi	3/2.0	1,266 (+8%)	1mo	$245,000	$194	58
2272 Anndel Ct	0.57mi	3/1.5	1,262 (+7%)	5mo	$200,000	$158	56
2339 Breeze Hill Dr	0.70mi	3/1.0	1,135 (-4%)	2mo	$269,900	$238	55
2103 Keller Pl W	0.61mi	3/1.5	1,280 (+9%)	3mo	$250,000	$195	53
2108 Willow Run Rd	0.55mi	3/1.0	1,304 (+11%)	2mo	$285,000	$219	50

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: 18.6%
• Equity multiple: 1.77×
• Total profit: $14,960
• Equity at exit: $10,363

10-year hold

• IRR: 27.9%
• Equity multiple: 3.63×
• Total profit: $51,250
• Equity at exit: $6,009

Cash invested: $19,460 (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 43123

• Rents YoY: 3.7%
• Active inventory: 329
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $1,763 high
• Mortgage (P&I): −$364
• Tax est. 1.5%: −$87 /mo · $1,042/yr
• Insurance: −$29
• HOA: −$525
• Vacancy / Maint / Mgmt: −$370
• Net cashflow: $387

Break-even live

Break-even rent $1,273

Max offer price $69,500

Occupancy floor 73%

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: $17,375
• Closing costs: $2,085
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1640 Butterfly Ct Columbus, OH	4.0	2.0	1433	$1,849	$1.29	2d	1	0.47mi
2290 Turquoise Dr Grove City, OH	3.0	1.0	1232	$2,225	$1.81	16d	1	0.58mi
1475 Pineland Ct Columbus, OH	4.0	2.5	1170	$2,023	$1.73	43d	1	0.66mi
2348 Warfield Dr Grove City, OH	4.0	2.0	1262	$1,825	$1.45	44d	1	0.70mi
2210 October Ridge Dr Unit 2224 Columbus, OH	2.0	1.5	950	$1,200	$1.26	23d	1	0.73mi
2210 October Ridge Dr Unit 2232 Columbus, OH	2.0	1.5	950	$1,200	$1.26	2d	1	0.73mi
2365 Hardy Pkwy Grove City, OH	2.0	1.0–2.0	810	$1,172	$1.45	1d	2	0.76mi
Sandybrook Ct Columbus, OH	2.0	1.0	1028	$1,250	$1.22	43d	1	0.85mi
2887 Creith Ct Grove City, OH	3.0	2.0	1201	$2,023	$1.68	43d	1	0.87mi
2956 Crocker Run Rd Grove City, OH	3.0	1.5	1200	$2,000	$1.67	43d	1	0.94mi
2201 Collier Crst Grove City, OH	1.0–2.0	1.0–2.0	819	$1,432	$1.75	1d	19	1.06mi
1576 Rock Creek Dr Grove City, OH	3.0	2.5	1450	$2,050	$1.41	14d	1	1.07mi
2436 Charlemagne St Grove City, OH	2.0	1.0	792	$1,525	$1.93	43d	1	1.07mi
3161 Foxbridge Dr Grove City, OH	1.0–2.0	1.0	801	$1,425	$1.78	43d	1	1.20mi
3152 Winding Creek Dr Unit 3152 Columbus, OH	2.0	1.0	964	$1,295	$1.34	43d	1	1.24mi
2284 Brookbank Dr Grove City, OH	3.0	2.0	1478	$2,275	$1.54	10d	1	1.24mi
1690 Dyer Rd Grove City, OH	3.0	1.5	1440	$1,749	$1.21	21d	1	1.25mi
947 E Forest Creek Dr Columbus, OH	2.0	1.5	950	$1,200	$1.26	43d	2	1.38mi
1475 Stimmel Rd Columbus, OH	1.0–4.0	1.0	868	$1,395	$1.61	16d	1	1.48mi
945 Hodges Dr Columbus, OH	3.0	1.0	1078	$1,640	$1.52	23d	1	1.50mi

HOA detail

• Monthly dues: $525 · $6,300/yr

Listing history 13 events

1. 2026-06-18
   days on market $69,500 Active 33 DOM
2. 2026-06-17
   days on market $69,500 Active 32 DOM
3. 2026-06-16
   days on market $69,500 Active 31 DOM
4. 2026-06-15
   days on market $69,500 Active 30 DOM
5. 2026-06-13
   days on market $69,500 Active 28 DOM
6. 2026-06-09
   days on market $69,500 Active 24 DOM
7. 2026-06-08
   days on market $69,500 Active 23 DOM
8. 2026-06-07
   days on market $69,500 Active 22 DOM
9. 2026-06-03
   days on market $69,500 Active 18 DOM
10. 2026-06-02
    pricedays on market $69,500 Active 17 DOM
11. 2026-06-01
    days on market $74,900 Active 16 DOM
12. 2026-05-31
    days on market $74,900 Active 15 DOM
13. 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: $21,151
• − Mortgage interest: −$3,893
• − Property taxes: −$1,042
• − Insurance: −$348
• − Repairs & maintenance: −$1,692
• − Management: −$1,692
• − HOA: −$6,300
• − Depreciation: −$2,022
• Taxable income: $4,162
• Est. tax owed @ 24.0%: −$999
• After-tax cash flow: $3,647/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

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

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exterior siding · Some discoloration and wear visible on white siding	Minor	$500–3,000
Interior paint · Some scuff marks and wear visible on painted walls	Minor	$500–3,000
Kitchen countertops · Some wear visible on countertops	Minor	$500–3,000
Bathroom tiles · Some wear visible on bathroom tiles	Minor	$500–3,000
Total estimated repair cost · 4 items		$2,000–12,000

Value-add ROI direction

• 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 ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — 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): 67,626
• Household income: $91,008
• Rent vs Own: 26.1% rent · 73.9% own
• Severe rent burden: 1087.0

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: 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%

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

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

1 event — show timeline

• 2026-05-16 Listed $74,900 CBRMLS