5337 Ivyhurst Dr · Columbus, OH 43232

$38,750

3 bd · 1.0 ba · 925 sqft · SingleFamily public records · 1 Days on market

Built 1961 8,276 sqft lot ↓ 28% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks

wood floors Needs some work Full basement Covered patio Shed

Key facts

• 8,276 sq ft lot
• Built 1961

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $39k.

Deal economics

• At list price, monthly cash flow is $762 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $39k).
• Cap rate 29.9% 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.
• Market conditions: Rents rising (+2.4%/yr); 89 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 8,139 units permitted in Franklin County in 2024 (5,940 in 5+ unit buildings).
• This rent runs 33% of the median local income ($51k/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 $268 of loan paydown is wiped out by about $1k 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 + 2.4% rent growth), your $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 16y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: property tax is 4.2% of price.

Recommended offer $38,750

Questions for the listing agent

1. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 3.64% ✓
• Cap rate: 29.88%
• Cash-on-cash: 84.23%
• DSCR: 4.75
• GRM: 2.3

CMA / ARV

• ARV (on-the-fly): $187,775
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1835 Woodette Rd	0.14mi	3/1.0	909 (-2%)	4mo	$208,000	$229	87
1859 Woodette Rd	0.15mi	3/1.0	909 (-2%)	6mo	$191,450	$211	85
1887 Lonsdale Rd	0.14mi	3/1.0	909 (-2%)	11mo	$204,000	$224	82
1842 Stetson Rd	0.12mi	3/1.0	925 (0%)	23mo	$204,900	$222	76
1886 Stetson Rd	0.15mi	3/1.0	936 (+1%)	22mo	$128,000	$137	72
5168 Mapleridge Dr	0.34mi	3/1.0	990 (+7%)	1mo	$140,000	$141	72
1945 Riverdale Rd	0.41mi	3/1.0	990 (+7%)	2mo	$190,000	$192	68
5305 Mapleridge Dr	0.27mi	3/1.0	936 (+1%)	22mo	$190,000	$203	67
5194 Orlando Ct	0.23mi	3/2.0	1,015 (+10%)	6mo	$205,897	$203	64
1380 Gertrude Dr	0.69mi	3/1.0	1,018 (+10%)	10mo	$195,000	$192	42
5794 Hallridge Cir	0.68mi	2/1.5 (-1)	1,056 (+14%)	7mo	$160,000	$152	32

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 · 2.36% rent growth · sell at horizon

5-year hold

• IRR: 83.9%
• Equity multiple: 4.82×
• Total profit: $41,395
• Equity at exit: $5,778

10-year hold

• IRR: 87.0%
• Equity multiple: 9.77×
• Total profit: $95,144
• Equity at exit: $3,350

Cash invested: $10,850 (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 43232

• Rents YoY: 2.4%
• Active inventory: 89
• Price-to-rent: 2.3×

Monthly cashflow live

• Estimated rent: $1,411 high
• Mortgage (P&I): −$203
• Tax from tax record: −$134 /mo · $1,610/yr
• Insurance: −$16
• HOA: −$0
• Vacancy / Maint / Mgmt: −$296
• Net cashflow: $762

Break-even live

Break-even rent $447

Max offer price $38,750

Occupancy floor 41%

Sensitivity live

Price	-10% $783	-5% $773	+0% $762	+5% $751	+10% $740
Rent	-10% $650	-5% $706	+0% $762	+5% $817	+10% $873
Rate	-1.0pp $781	-0.5pp $771	base $762	+0.5pp $752	+1.0pp $741

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: $9,688
• Closing costs: $1,162
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1843 Fleming Rd Unit 1 Columbus, OH	3.0	1.5	1000	$1,595	$1.59	24d	1	0.11mi
1699 Lonsdale Rd Unit 1707 Columbus, OH	2.0	1.0	1038	$995	$0.96	24d	1	0.15mi
5125 Cedar Dr Columbus, OH	1.0–2.0	1.0	772	$1,110	$1.44	8d	4	0.45mi
1736 Sun Apple Way Unit 1736 Columbus, OH	2.0	1.0	800	$1,100	$1.38	15d	1	0.56mi
2038 Noe Bixby Rd Columbus, OH	2.0	1.0	1000	$1,365	$1.36	3d	1	0.60mi
5623-5625 Chatford Dr Unit 5623 Columbus, OH	2.0	1.5	1010	$1,085	$1.07	18d	1	0.67mi
5623-5625 Chatford Dr Columbus, OH	2.0	1.5	1010	$1,085	$1.07	18d	1	0.68mi
5680 Hibernia Dr Columbus, OH	1.0–2.0	1.0–1.5	1045	$1,343	$1.29	2d	12	0.78mi
1289b Yorkland Rd Columbus, OH	2.0	1.0–1.5	933	$1,450	$1.55	2d	5	1.00mi
5312 Gatehouse Dr Columbus, OH	1.0–2.0	1.0–1.5	1171	$1,499	$1.28	2d	15	1.11mi
2680 Silver Oak Dr Columbus, OH	1.0–2.0	1.0–2.0	965	$1,549	$1.60	2d	21	1.21mi
5951 Parliament Dr Columbus, OH	2.0	1.5	1033	$1,625	$1.57	3d	4	1.25mi
1537 Duffield Dr Columbus, OH	3.0	2.0	1020	$1,500	$1.47	44d	1	1.34mi
973 Exeter Rd Columbus, OH	3.0	1.0	1054	$1,710	$1.62	44d	1	1.39mi

Listing history 20 events

1. 2024-12-02
   status Pending
2. 2017-01-21
   status Pending
3. 2017-01-21
   listed $38,750 Active
4. 2016-08-23
   historical
5. 2016-07-12
   price $59,900
6. 2016-07-06
   price $63,900
7. 2016-06-07
   price $64,000
8. 2016-04-12
   price $64,900
9. 2016-03-22
   listed $69,900 Active
10. 2016-01-29
    historical
11. 2016-01-19
    status Active
12. 2016-01-18
    historical
13. 2015-11-06
    listed $69,900 Active
14. 2014-11-25
    soldstatus $37,500
15. 2014-11-14
    historical
16. 2014-10-18
    listed $40,762
17. 2011-08-12
    historical
18. 2011-01-13
    historical
19. 2011-01-05
    listed $29,900
20. 2010-04-27
    listed $53,900

ⓘ 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: $1,610 · $134/mo
• Projected year-2 tax: $1,610 · $134/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 ≥99°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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,938
• − Mortgage interest: −$2,171
• − Property taxes: −$1,610
• − Insurance: −$194
• − Repairs & maintenance: −$1,355
• − Management: −$1,355
• − Depreciation: −$1,127
• Taxable income: $9,126
• Est. tax owed @ 24.0%: −$2,190
• After-tax cash flow: $6,948/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): 47,364
• Household income: $51,417
• Rent vs Own: 60.6% rent · 39.4% own
• Severe rent burden: 2584.0

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: Black 58% White 26% Hispanic / Latino 8% Two or more races 7% Asian 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 1% Dominican 1%
• Common ancestry: Swiss 1% Slovak 1% Italian 1%
• Foreign-born: 13% · Canada, China
• Languages at home: 86% English-only · Spanish 6% French/Haitian/Cajun 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: ▼ -203.49%
• Current HPI: 249.3708
• Rent YoY: ▲ 2.36%
• 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

-28.1% since first listed

20 events — show timeline

• 2024-12-02 Pending — CBRMLS
• 2017-01-21 Pending — CBRMLS
• 2017-01-21 Listed $38,750 CBRMLS
• 2016-08-23 Listing Removed — CBRMLS
• 2016-07-12 Price Changed $59,900 CBRMLS
• 2016-07-06 Price Changed $63,900 CBRMLS
• 2016-06-07 Price Changed $64,000 CBRMLS
• 2016-04-12 Price Changed $64,900 CBRMLS
• 2016-03-22 Listed $69,900 CBRMLS
• 2016-01-29 Listing Removed — CBRMLS
• 2016-01-19 Relisted — CBRMLS
• 2016-01-18 Listing Removed — CBRMLS
• 2015-11-06 Listed $69,900 CBRMLS
• 2014-11-25 Sold (MLS) $37,500 CBRMLS
• 2014-11-14 Listing Removed — CBRMLS
• 2014-10-18 Listed $40,762 CBRMLS
• 2011-08-12 Listing Removed — CBRMLS
• 2011-01-13 Listing Removed — CBRMLS
• 2011-01-05 Listed $29,900 CBRMLS
• 2010-04-27 Listed $53,900 CBRMLS

Property tax history

+0.5%/yr

Latest (2024): $1,610 · -26.1% YoY. Source: county tax records.