3669 Paris Blvd · Huber Ridge, OH 43081

$279,900

4 bd · 2.5 ba · 2,052 sqft · SingleFamily public records · 67 Days on market

Built 1963 7,405 sqft lot $136/sqft · 14% below area Est $326k · 14% 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 +13.9/15.0
• Cash flow +9.9/30.0
• Schools +5.2/10.0
• Livability +3.8/5.0
• 1% rule +3.5/10.0
• DSCR +2.8/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this spacious and well-maintained two-story home in the established Glengary Heights neighborhood. Boasting over 2,000 square feet of living space, this classic 1960s residence features a traditional floor plan. The main level offers a seamless flow between the formal living and dining rooms, complemented by a comfortable family room perfect for daily living. Enjoy the outdoors on the level 7,700 square foot lot, which provides plenty of space for recreation and entertaining. The property is complete with a full basement for additional storage and a two-car attached garage. Ideally located within the highly-regarded Westerville City School District, this home offers a Westerville mailing address with the benefit of Columbus taxes. Conveniently situated near parks, shopping, and easy highway access, this property is ready for its next chapter.

Key facts

• Near shopping
• Level lot
• Full basement

Tags

• TWO STORY HOME
• LEVEL LOT
• FULL BASEMENT
• COLUMBUS TAXES
• NEAR PARKS
• NEAR SHOPPING

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $280k.

Deal economics

• At list price, monthly cash flow is $-174 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $249k (11.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $238k (14.9% below list).
• Recommended offer: $238k (14.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 75/100 on livability (#255 in OH, #4,049 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: amenities D, commute F.
• Westerville City (suburban): math 54% / reading 63% proficiency, ranked #276 of 656 in OH (top 42%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Huber Ridge Elementary School (math 46% / reading 51%, grade D, #936 of 1,584 statewide, top 59%, 442 students, 53% FRL); Walnut Springs Middle School (math 45% / reading 49%, grade D+, #451 of 654 statewide, top 70%, 914 students, 39% FRL); Westerville Central High School (math 52% / reading 65%, grade C, #265 of 781 statewide, top 34%, 1,558 students, 27% FRL).
• Market conditions: Rents soft (-0.6%/yr); 171 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 8,139 units permitted in Franklin County in 2024 (5,940 in 5+ unit buildings).
• This rent runs 31% of the median local income ($92k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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 67 days — a 6% lower offer ($263k) is reasonable based on typical stale-listing flexibility.

Recommended offer $238,135 (14.9% 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. It's been on market 67 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 1963 — 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. 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 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: 5.55%
• Cash-on-cash: -2.66%
• DSCR: 0.88
• GRM: 9.8

CMA / ARV

• ARV (median comp): $326,468
• List price: $279,900
• Delta: -14.26%
• 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
3661 Paris Blvd	0.03mi	4/2.5	2,052 (0%)	1mo	$299,900	$146	98
3664 Bogota Dr	0.28mi	4/2.5	2,052 (0%)	1mo	$281,633	$137	86
3564 Stockholm Rd	0.33mi	4/2.5	2,052 (0%)	6mo	$340,000	$166	79
3615 Dempsey Rd	0.28mi	4/2.0	2,145 (+4%)	1mo	$400,000	$186	77
5700 Bashaw Dr	0.35mi	4/2.5	1,863 (-9%)	2mo	$350,000	$188	67
3596 Manila Dr	0.18mi	3/1.5 (-1)	1,756 (-14%)	4mo	$265,000	$151	55
393 Sentry Ln	0.73mi	4/2.5	1,960 (-4%)	6mo	$310,000	$158	53
581 Westbury Woods Ct	0.65mi	3/2.5 (-1)	2,208 (+8%)	4mo	$430,000	$195	48
4187 Camellia Ct	0.63mi	4/3.0	1,859 (-9%)	6mo	$340,000	$183	48
5590 Westerville Crossing Dr	0.60mi	3/2.0 (-1)	1,890 (-8%)	5mo	$321,000	$170	48
971 Timberbank Dr	0.67mi	4/2.5	1,756 (-14%)	4mo	$360,000	$205	42
3362 Reno Rd	0.67mi	4/2.0	1,750 (-15%)	3mo	$360,000	$206	39

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -24.3%
• Equity multiple: 0.19×
• Total profit: $-63,288
• Equity at exit: $41,734

10-year hold

• IRR: -32.8%
• Equity multiple: -0.22×
• Total profit: $-95,879
• Equity at exit: $24,201

Cash invested: $78,372 (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 43081

• Rents YoY: -0.6%
• Active inventory: 171
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $2,381 medium
• Mortgage (P&I): −$1,468
• Tax from tax record: −$471 /mo · $5,646/yr
• Insurance: −$117
• HOA: −$0
• Vacancy / Maint / Mgmt: −$500
• Net cashflow: $-174

Break-even live

Break-even rent $2,601

Max offer price $249,214

Occupancy floor —

Sensitivity live

Price	-10% $-15	-5% $-94	+0% $-174	+5% $-253	+10% $-332
Rent	-10% $-362	-5% $-268	+0% $-174	+5% $-80	+10% $14
Rate	-1.0pp $-33	-0.5pp $-103	base $-174	+0.5pp $-246	+1.0pp $-320

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: $69,975
• Closing costs: $8,397
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3978 Daffodil Dr Columbus, OH	3.0	1.5	1502	$2,200	$1.46	45d	1	1.07mi
5415 Turtle Sta Westerville, OH	2.0–3.0	2.0–2.5	1600	$2,425	$1.52	3d	33	1.29mi
6345 Cooper Rd Columbus, OH	1.0–3.0	1.0–2.5	1485	$2,640	$1.78	3d	11	1.36mi

Listing history 16 events

1. 2026-06-22
   status $279,900 Pending 67 DOM
2. 2026-06-21
   days on market $279,900 Active 67 DOM
3. 2026-06-18
   days on market $279,900 Active 64 DOM
4. 2026-06-17
   days on market $279,900 Active 63 DOM
5. 2026-06-16
   days on market $279,900 Active 62 DOM
6. 2026-06-15
   days on market $279,900 Active 61 DOM
7. 2026-06-13
   days on market $279,900 Active 59 DOM
8. 2026-06-09
   days on market $279,900 Active 55 DOM
9. 2026-06-08
   days on market $279,900 Active 54 DOM
10. 2026-06-07
    pricedays on market $279,900 Active 53 DOM
11. 2026-06-03
    days on market $294,900 Active 49 DOM
12. 2026-06-02
    days on market $294,900 Active 48 DOM
13. 2026-06-01
    days on market $294,900 Active 47 DOM
14. 2026-05-31
    days on market $294,900 Active 46 DOM
15. 2026-04-15
    listed $294,900 Active 865-char remark

    Show marketing remark (865 chars)

    Welcome to this spacious and well-maintained two-story home in the established Glengary Heights neighborhood. Boasting over 2,000 square feet of living space, this classic 1960s residence features a traditional floor plan. The main level offers a seamless flow between the formal living and dining rooms, complemented by a comfortable family room perfect for daily living. Enjoy the outdoors on the level 7,700 square foot lot, which provides plenty of space for recreation and entertaining. The property is complete with a full basement for additional storage and a two-car attached garage. Ideally located within the highly-regarded Westerville City School District, this home offers a Westerville mailing address with the benefit of Columbus taxes. Conveniently situated near parks, shopping, and easy highway access, this property is ready for its next chapter.

16. 2024-11-19
    soldstatus $15,577,000

ⓘ 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: $5,646 · $471/mo
• Projected year-2 tax: $5,646 · $471/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 3/10 Moderate 7 d/yr ≥100°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,576
• − Mortgage interest: −$15,679
• − Property taxes: −$5,646
• − Insurance: −$1,400
• − Repairs & maintenance: −$2,286
• − Management: −$2,286
• − Depreciation: −$8,143
• Taxable loss: −$6,863
• Est. tax savings @ 24.0%: +$1,647
• After-tax cash flow: $-437/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: Westerville City
• NCES district ID: 3904504
• Math proficiency: 54% ▼ -16.00%
• Reading proficiency: 63% ▼ -6.00%
• Median HH income: $72,017
• Composite: 51.9/100
• National rank: #1649
• State rank: #276 of 656 in OH

Livability — Huber Ridge

• Score: 75/100
• State rank: #255
• US rank: #4049

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Huber Ridge, OH
• County: Franklin County · 1,351,780 people
• Metro: Columbus, OH
• Population (ZIP): 65,020
• Household income: $92,422
• Rent vs Own: 41.3% rent · 58.7% own
• Severe rent burden: 1746.0

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 (72%)
• Race & ethnicity: White 72% Black 14% Two or more races 7% Asian 5% Hispanic / Latino 4%
• Common ancestry: Italian 4% Romanian 3% Lithuanian 2%
• Foreign-born: 10% · Canada, China
• Languages at home: 88% English-only · Spanish 2% Other Indo-European 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: ▼ -275.55%
• Current HPI: 259.862
• Rent YoY: ▼ -0.56%
• 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

-98.1% since first listed

2 events — show timeline

• 2026-04-15 Listed $294,900 CBRMLS
• 2024-11-19 Sold (Public Records) $15,577,000 Public Records

Property tax history

+5.7%/yr

Latest (2024): $5,646 · +2.1% YoY. Source: county tax records.