1373 S Waggoner Rd Unit 6-6 · Reynoldsburg, OH 43068

$179,900

3 bd · 2.5 ba · 1,482 sqft · Condo public records · 52 Days on market

Built 1973 $121/sqft · 8% below area Est $195k · 8% under $415/mo HOA · 20% of rent

---

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 +11.0/15.0
• Cash flow +10.2/30.0
• 1% rule +6.3/10.0
• Livability +4.0/5.0
• Schools +3.6/10.0
• Rent growth +3.0/5.0
• DSCR +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

* * * 'This property is eligible for the State Bank Community Home Loan which allows for up to 100% financing ($0 down and No PMI) and the Rise Up Grant of up to $25k for eligible buyers. * * MOTIVATED SELLER * * * Welcome to this inviting 3-bedroom, 2.5-bathroom condo, nestled in a quiet and picturesque community. This spacious home features an open floor plan, perfect for entertaining, with a cozy living area that flows effortlessly into the dining space. The large basement offers ample storage and additional living space, ideal for a home gym, office, or media room. Enjoy the tranquility of being surrounded by beautiful shaded trees while still being conveniently close to dining, shopping

Key facts

• $415 HOA
• Parking
• Community pool

Property features AI

Finance

• HOA & community: Homeowners association with monthly fee of $415; Community pool; Association fee covers lawn care, trash, and snow removal

Exterior

• Parking: On-street parking; 1 carport space
• Utilities: Public water; Public sewer
• Home design: Condominium; Townhouse; Two stories; Built in 1973; One common wall
• Construction: Block foundation; Built in 1973
• Exterior features: Patio; Block foundation

Interior

• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms; 1 half bathroom (2.5 total)
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Full basement; Living area approximately 1482

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath condo listed at $180k.

Deal economics

• At list price, monthly cash flow is $-101 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $162k (9.9% below list).
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $162k (9.9% below list) — sets the bar for cash-flow.
• Cap rate 5.6% vs local median 4.4% in Reynoldsburg — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 80/100 on livability (#124 in OH, #1,816 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+; Watch: crime F, amenities F.
• Reynoldsburg City (suburban): math 32% / reading 50% proficiency, ranked #519 of 656 in OH (top 79%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+2.0%/yr); 183 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); 8,139 units permitted in Franklin County in 2024 (5,940 in 5+ unit buildings).
• This rent runs 35% of the median local income ($70k/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 $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 52 days — a 3% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 23y ago; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 20% of rent.

Recommended offer $162,022 (9.9% 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 52 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
3. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
8. 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?
9. 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?
10. 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.
11. 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.
12. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.13% ✓
• Cap rate: 5.62%
• Cash-on-cash: -2.41%
• DSCR: 0.89
• GRM: 7.3

CMA / ARV

• ARV (median comp): $195,111
• List price: $179,900
• Delta: -7.80%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.02% rent growth · sell at horizon

5-year hold

• IRR: -21.6%
• Equity multiple: 0.26×
• Total profit: $-37,271
• Equity at exit: $26,824

10-year hold

• IRR: -18.4%
• Equity multiple: 0.06×
• Total profit: $-47,474
• Equity at exit: $15,554

Cash invested: $50,372 (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 43068

• Rents YoY: 2.0%
• Active inventory: 183
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $2,041 high
• Mortgage (P&I): −$943
• Tax from tax record: −$280 /mo · $3,362/yr
• Insurance: −$75
• HOA: −$415
• Vacancy / Maint / Mgmt: −$429
• Net cashflow: $-101

Break-even live

Break-even rent $2,169

Max offer price $162,022

Occupancy floor 100%

Sensitivity live

Price	-10% $1	-5% $-50	+0% $-101	+5% $-152	+10% $-203
Rent	-10% $-262	-5% $-182	+0% $-101	+5% $-21	+10% $60
Rate	-1.0pp $-11	-0.5pp $-55	base $-101	+0.5pp $-148	+1.0pp $-195

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7670 N Oakbrook Dr Reynoldsburg, OH	1.0–3.0	1.0–2.5	923	$1,879	$2.04	4d	6	0.20mi
7378 E Main St Reynoldsburg, OH	3.0	1.5	1062	$1,595	$1.50	14d	1	0.34mi
1000 Oak St Reynoldsburg, OH	2.0–3.0	2.5	1362	$2,395	$1.76	3d	8	0.44mi
1713 Blacklick Creek Dr Reynoldsburg, OH	2.0	2.0	1481	$2,456	$1.66	3d	3	0.64mi
1929 Opal St Reynoldsburg, OH	2.0–3.0	2.5	1646	$2,395	$1.45	45d	13	0.84mi
1929 Opal St Reynoldsburg, OH	2.0–3.0	2.5	1646	$2,266	$1.38	3d	18	0.84mi
1299 Hanson St Reynoldsburg, OH	4.0	2.5	1779	$2,400	$1.35	45d	1	0.85mi
8237 Goldsmith Dr Reynoldsburg, OH	2.0	1.5	1040	$1,475	$1.42	45d	1	0.89mi
1902 SAWGRASS Dr Franklin, IN	3.0	2.0	1306	$2,050	$1.57	3d	1	0.91mi
2067 Creekview Ct Reynoldsburg, OH	1.0–2.0	1.0–1.5	975	$1,419	$1.46	3d	18	0.99mi
6801 Bordeaux Ct Reynoldsburg, OH	2.0	2.0	1049	$1,600	$1.53	5d	7	1.14mi
6870 E Livingston Ave Reynoldsburg, OH	2.0–3.0	1.5	1180	$1,500	$1.27	9d	7	1.14mi
1802 Kelly's Path Reynoldsburg, OH	2.0	2.0	1140	$1,910	$1.67	3d	5	1.33mi
6738 Red Fox Rd Reynoldsburg, OH	3.0	1.0	1300	$2,400	$1.85	4d	1	1.40mi

HOA detail condo

• Monthly dues: $415 · $4,980/yr
• Likely covers: gym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 45 events

1. 2026-06-21
   days on market $179,900 Active 52 DOM
2. 2026-06-18
   days on market $179,900 Active 49 DOM
3. 2026-06-17
   days on market $179,900 Active 48 DOM
4. 2026-06-16
   days on market $179,900 Active 47 DOM
5. 2026-06-15
   days on market $179,900 Active 46 DOM
6. 2026-06-13
   days on market $179,900 Active 44 DOM
7. 2026-06-13
   days on market $179,900 Active 43 DOM
8. 2026-06-09
   days on market $179,900 Active 40 DOM
9. 2026-06-08
   days on market $179,900 Active 39 DOM
10. 2026-06-07
    days on market $179,900 Active 38 DOM
11. 2026-06-05
    days on market $179,900 Active 35 DOM
12. 2026-06-03
    days on market $179,900 Active 34 DOM
13. 2026-06-02
    pricedays on market $179,900 Active 33 DOM
14. 2026-06-01
    days on market $190,000 Active 32 DOM
15. 2026-05-31
    days on market $190,000 Active 31 DOM
16. 2026-04-30
    listed $190,000 Active 598-char remark
17. 2026-04-27
    historical $190,000 598-char remark
18. 2024-11-21
    soldstatus $170,000 Closed 709-char remark

    Show marketing remark (709 chars)

    * * * 'This property is eligible for the State Bank Community Home Loan which allows for up to 100% financing ($0 down and No PMI) and the Rise Up Grant of up to $25k for eligible buyers. * * MOTIVATED SELLER * * * Welcome to this inviting 3-bedroom, 2.5-bathroom condo, nestled in a quiet and picturesque community. This spacious home features an open floor plan, perfect for entertaining, with a cozy living area that flows effortlessly into the dining space. The large basement offers ample storage and additional living space, ideal for a home gym, office, or media room. Enjoy the tranquility of being surrounded by beautiful shaded trees while still being conveniently close to dining, shopping

19. 2024-11-05
    historical Contingent Finance and Inspection 709-char remark

    Show marketing remark (709 chars)

    * * * 'This property is eligible for the State Bank Community Home Loan which allows for up to 100% financing ($0 down and No PMI) and the Rise Up Grant of up to $25k for eligible buyers. * * MOTIVATED SELLER * * * Welcome to this inviting 3-bedroom, 2.5-bathroom condo, nestled in a quiet and picturesque community. This spacious home features an open floor plan, perfect for entertaining, with a cozy living area that flows effortlessly into the dining space. The large basement offers ample storage and additional living space, ideal for a home gym, office, or media room. Enjoy the tranquility of being surrounded by beautiful shaded trees while still being conveniently close to dining, shopping

20. 2024-10-22
    listed $180,000 Active 709-char remark

    Show marketing remark (709 chars)

    * * * 'This property is eligible for the State Bank Community Home Loan which allows for up to 100% financing ($0 down and No PMI) and the Rise Up Grant of up to $25k for eligible buyers. * * MOTIVATED SELLER * * * Welcome to this inviting 3-bedroom, 2.5-bathroom condo, nestled in a quiet and picturesque community. This spacious home features an open floor plan, perfect for entertaining, with a cozy living area that flows effortlessly into the dining space. The large basement offers ample storage and additional living space, ideal for a home gym, office, or media room. Enjoy the tranquility of being surrounded by beautiful shaded trees while still being conveniently close to dining, shopping

21. 2024-10-21
    historical
22. 2024-10-08
    price $180,000
23. 2024-10-08
    status Active
24. 2024-09-30
    historical Contingent Finance and Inspection
25. 2024-09-25
    price $185,000
26. 2024-09-03
    listed $190,000 Active
27. 2022-08-23
    historical
28. 2022-08-22
    listed $185,000 Active
29. 2021-01-15
    soldstatus $126,000
30. 2021-01-07
    soldstatus $126,000 Closed
31. 2020-10-29
    historical Contingent Finance and Inspection
32. 2020-10-22
    price $126,900
33. 2020-10-15
    price $129,900
34. 2020-10-09
    price $133,000
35. 2020-10-02
    price $137,000
36. 2020-09-29
    listed $142,900 Active
37. 2005-06-01
    soldstatus $107,000
38. 2004-06-28
    historical
39. 2004-05-16
    historical
40. 2004-05-16
    listed $112,000
41. 2003-05-20
    listed $115,000
42. 1995-06-12
    soldstatus $75,000
43. 1988-06-29
    soldstatus $63,000
44. 1984-03-01
    soldstatus $47,000
45. 1979-03-01
    soldstatus $47,900

ⓘ 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: $3,362 · $280/mo
• Projected year-2 tax: $3,362 · $280/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 ≥98°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,492
• − Mortgage interest: −$10,077
• − Property taxes: −$3,362
• − Insurance: −$900
• − Repairs & maintenance: −$1,959
• − Management: −$1,959
• − HOA: −$4,980
• − Depreciation: −$5,233
• Taxable loss: −$3,980
• Est. tax savings @ 24.0%: +$955
• After-tax cash flow: $-259/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: Reynoldsburg City
• NCES district ID: 3904700
• Math proficiency: 32% ▼ -23.00%
• Reading proficiency: 50% ▼ -10.00%
• Median HH income: $58,857
• Composite: 36.1/100
• National rank: #4757
• State rank: #519 of 656 in OH

Livability — Reynoldsburg

• Score: 80/100
• State rank: #124
• US rank: #1816

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Reynoldsburg, OH
• County: Franklin County · 1,351,780 people
• City population: 60,148
• Metro: Columbus, OH
• Population (ZIP): 60,148
• Household income: $70,477
• Rent vs Own: 42.4% rent · 57.6% own
• Severe rent burden: 2189.0

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 0.68)
• Race & ethnicity: White 46% Black 31% Asian 9% Two or more races 8% Hispanic / Latino 7%
• Hispanic origin (detail): Mexican 3% Dominican 2%
• Common ancestry: Lithuanian 2% Italian 2% Slovak 1%
• Foreign-born: 15% · Canada, India
• Languages at home: 81% English-only · Other Indo-European 7% Spanish 5% French/Haitian/Cajun 2%

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: ▼ -222.50%
• Current HPI: 233.8839
• Rent YoY: ▲ 2.02%
• 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

+275.6% since first listed

32 events — show timeline

• 2026-06-02 Price Changed $179,900 CBRMLS
• 2026-06-02 Price Changed $178,900 CBRMLS
• 2026-04-30 Listed $190,000 CBRMLS
• 2026-04-27 Coming Soon $190,000 CBRMLS
• 2024-11-21 Sold (MLS) $170,000 CBRMLS
• 2024-11-05 Contingent — CBRMLS
• 2024-10-22 Listed $180,000 CBRMLS
• 2024-10-21 Listing Removed — CBRMLS
• 2024-10-08 Price Changed $180,000 CBRMLS
• 2024-10-08 Relisted — CBRMLS
• 2024-09-30 Contingent — CBRMLS
• 2024-09-25 Price Changed $185,000 CBRMLS
• 2024-09-03 Listed $190,000 CBRMLS
• 2022-08-23 Listing Removed — CBRMLS
• 2022-08-22 Listed $185,000 CBRMLS
• 2021-01-15 Sold (Public Records) $126,000 Public Records
• 2021-01-07 Sold (MLS) $126,000 CBRMLS
• 2020-10-29 Contingent — CBRMLS
• 2020-10-22 Price Changed $126,900 CBRMLS
• 2020-10-15 Price Changed $129,900 CBRMLS
• 2020-10-09 Price Changed $133,000 CBRMLS
• 2020-10-02 Price Changed $137,000 CBRMLS
• 2020-09-29 Listed $142,900 CBRMLS
• 2005-06-01 Sold (Public Records) $107,000 Public Records
• 2004-06-28 Listing Removed — CBRMLS
• 2004-05-16 Listed $112,000 CBRMLS
• 2004-05-16 Listing Removed — CBRMLS
• 2003-05-20 Listed $115,000 CBRMLS
• 1995-06-12 Sold (Public Records) $75,000 Public Records
• 1988-06-29 Sold (Public Records) $63,000 Public Records
• 1984-03-01 Sold (Public Records) $47,000 Public Records
• 1979-03-01 Sold (Public Records) $47,900 Public Records

Property tax history

-4.4%/yr

Latest (2024): $3,362 · +4.8% YoY. Source: county tax records.