806 S Hampton Rd · Columbus, OH 43227

$134,900

3 bd · 1.0 ba · 1,132 sqft · SingleFamily public records · 38 Days on market

Built 1955 6,098 sqft lot $119/sqft · 14% below area Est $157k · 14% under

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Why this score? — see what drove the C 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 +19.3/30.0
• ARV discount +13.7/15.0
• DSCR +6.1/10.0
• 1% rule +5.5/10.0
• Livability +4.0/5.0
• Rent growth +3.8/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Freshly renovated and move in condition. New roof in 2010, just painted, flooring refinished and ready to go! Pay less than rent in most cases and call this home your own.

Key facts

• Private backyard
• Ranch-style home
• Full basement

Tags

• RANCH-STYLE HOME
• THOUGHTFULLY DESIGNED LAYOUT
• FULL BASEMENT
• PRIVATE BACKYARD

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single family residence; One and one-half stories; Built in 1955; No common walls
• Construction: Block foundation
• Exterior features: Fenced yard

Interior

• Bedrooms: 2 main-level bedrooms
• Flooring: Wood flooring; Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Fireplace (one); Full basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $149 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $135k).
• Recommended offer: $131k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.6% 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 fast (+5.2%/yr); 61 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 8,139 units permitted in Franklin County in 2024 (5,940 in 5+ unit buildings).
• This rent runs 35% of the median local income ($48k/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 $933 of loan paydown is wiped out by about $4k 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 38 days — a 3% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 32y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $40k; list at $135k implies a 237% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $130,853 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.05% ✓
• Cap rate: 7.62%
• Cash-on-cash: 4.73%
• DSCR: 1.21
• GRM: 8.0

CMA / ARV

• ARV (median comp): $156,603
• List price: $134,900
• Delta: -13.86%
• 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
624 Elizabeth Ave	0.27mi	2/1.0 (-1)	1,104 (-2%)	2mo	$83,210	$75	77
871 Ruby Ave	0.22mi	3/2.0	1,061 (-6%)	1mo	$143,000	$135	75
720 S Hampton Rd	0.14mi	3/2.0	1,233 (+9%)	1mo	$202,000	$164	74
845 S Hampton Rd	0.06mi	3/1.0	979 (-14%)	1mo	$120,000	$123	74
691 S Hampton Rd	0.17mi	2/1.0 (-1)	1,227 (+8%)	0mo	$155,000	$126	73
884 S Chesterfield Rd	0.61mi	3/1.0	1,129 (-0%)	2mo	$170,000	$151	70
2925 Ashby Rd	0.54mi	4/1.0 (+1)	1,117 (-1%)	0mo	$249,900	$224	67
514 S Napoleon Ave	0.51mi	2/2.0 (-1)	1,096 (-3%)	3mo	$185,000	$169	60
669 Brookside Dr	0.40mi	3/1.0	1,277 (+13%)	3mo	$297,500	$233	58
2813 Bryden Rd	0.73mi	2/1.0 (-1)	1,080 (-5%)	1mo	$399,000	$369	52
580 Enfield Rd	0.54mi	3/2.0	1,282 (+13%)	1mo	$295,000	$230	48
450 S Waverly St	0.55mi	3/1.5	966 (-15%)	2mo	$140,000	$145	46

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 · 5.22% rent growth · sell at horizon

5-year hold

• IRR: -6.4%
• Equity multiple: 0.76×
• Total profit: $-9,110
• Equity at exit: $20,114

10-year hold

• IRR: 5.9%
• Equity multiple: 1.48×
• Total profit: $18,299
• Equity at exit: $11,664

Cash invested: $37,772 (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 43227

• Rents YoY: 5.2%
• Active inventory: 61
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,413 high
• Mortgage (P&I): −$707
• Tax from tax record: −$203 /mo · $2,441/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$297
• Net cashflow: $149

Break-even live

Break-even rent $1,224

Max offer price $134,900

Occupancy floor 84%

Sensitivity live

Price	-10% $225	-5% $187	+0% $149	+5% $111	+10% $73
Rent	-10% $37	-5% $93	+0% $149	+5% $205	+10% $260
Rate	-1.0pp $217	-0.5pp $183	base $149	+0.5pp $114	+1.0pp $78

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: $33,725
• Closing costs: $4,047
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
857 S Waverly St Columbus, OH	3.0	1.0	850	$1,250	$1.47	44d	1	0.07mi
3287 E Mound St Columbus, OH	2.0	1.5	1100	$1,300	$1.18	22d	1	0.13mi
914 S Weyant Ave Columbus, OH	3.0	1.5	1089	$1,099	$1.01	18d	1	0.17mi
849 Byron Ave Columbus, OH	3.0	1.5	936	$1,400	$1.50	8d	1	0.18mi
694-696 S Everett Ave Columbus, OH	2.0	1.0	896	$1,195	$1.33	44d	1	0.18mi
925 S Ashburton Rd Columbus, OH	3.0	1.0	963	$1,500	$1.56	24d	1	0.25mi
892 Ruby Ave Columbus, OH	2.0	2.0	1100	$1,500	$1.36	44d	1	0.26mi
802 Ruby Ave Columbus, OH	3.0	2.0	1004	$1,875	$1.87	44d	1	0.26mi
3540 E Main St Columbus, OH	2.0	1.0	914	$1,074	$1.18	4d	5	0.39mi
662-664 Eastmoor Blvd Columbus, OH	2.0	1.0	1200	$1,100	$0.92	12d	1	0.42mi
662-664 Eastmoor Blvd Columbus, OH	2.0	1.0	1200	$1,100	$0.92	13d	1	0.42mi
525 S Everett Ave Columbus, OH	3.0	1.0	1137	$1,500	$1.32	15d	1	0.42mi
1079 S James Rd Columbus, OH	2.0	1.0	768	$995	$1.30	44d	1	0.49mi
461 Eastmoor Blvd Columbus, OH	2.0	1.0	1100	$1,295	$1.18	18d	1	0.62mi
416 S Weyant Ave Columbus, OH	2.0	1.0	720	$1,149	$1.60	24d	1	0.64mi
3103 Clairpoint Ct Columbus, OH	2.0	1.0	1000	$1,060	$1.06	44d	1	0.64mi
429 Barnett Rd Unit A Columbus, OH	2.0	1.5	1312	$1,000	$0.76	44d	1	0.67mi
1303 Barnett Rd Unit 1303 Columbus, OH	2.0	1.0	1020	$1,150	$1.13	12d	1	0.71mi
384-386 S Napoleon Ave Columbus, OH	3.0	1.5	1140	$1,350	$1.18	44d	1	0.71mi
393 Barnett Rd Columbus, OH	2.0	1.5	840	$975	$1.16	24d	1	0.72mi
1317 Barnett Rd Columbus, OH	3.0	1.0	1057	$1,299	$1.23	12d	1	0.72mi
1256 Rand Ave Columbus, OH	2.0	1.0	967	$1,299	$1.34	44d	1	0.79mi
301 S Napoleon Ave Unit D Columbus, OH	2.0	1.0	860	$1,000	$1.16	44d	1	0.82mi
301 S Napoleon Ave Unit D Columbus, OH	2.0	1.0	860	$1,000	$1.16	24d	1	0.82mi
281 S Napoleon Ave Columbus, OH	2.0	1.0	850	$900	$1.06	8d	1	0.84mi
3855 E Mound St Columbus, OH	3.0	1.0	1476	$1,885	$1.28	44d	1	0.85mi
3600 Cushing Dr Unit C Columbus, OH	2.0	1.0	810	$900	$1.11	44d	1	0.95mi
1246 Arkwood Ave Columbus, OH	3.0	1.0	1094	$1,740	$1.59	44d	1	0.96mi
3605 Cushing Dr Unit A Columbus, OH	2.0	1.0	900	$815	$0.91	11d	1	0.98mi
3632 Cushing Dr Columbus, OH	2.0	1.0	950	$1,050	$1.11	13d	1	0.99mi
3632 Cushing Dr Unit D Columbus, OH	2.0	1.0	950	$1,050	$1.11	16d	1	0.99mi
3632 Cushing Dr Unit B Columbus, OH	2.0	1.0	900	$950	$1.06	20d	1	0.99mi
3974 Andrus Ave Columbus, OH	2.0	1.5	950	$1,235	$1.30	24d	3	1.07mi
3974 Andrus Ct E Unit 3996C Columbus, OH	2.0	1.5	950	$1,185	$1.25	24d	1	1.08mi
3974 Andrus Ct E Unit 3982D Columbus, OH	2.0	1.5	950	$1,285	$1.35	24d	1	1.08mi
51 Mayfair Blvd Columbus, OH	2.0	1.0	869	$1,232	$1.42	3d	6	1.10mi
1303 Dellwood Ave Columbus, OH	3.0	1.0	900	$1,500	$1.67	44d	1	1.13mi
26 S Hampton Rd Unit C Columbus, OH	3.0	2.0	1500	$1,600	$1.07	44d	1	1.16mi
26 S Hampton Rd Unit D Columbus, OH	2.0	2.0	1200	$1,200	$1.00	24d	1	1.16mi
3486 Roswell Dr Columbus, OH	3.0	2.0	1116	$1,625	$1.46	44d	1	1.19mi

Listing history 26 events

1. 2026-06-18
   price $134,900 Active 38 DOM
2. 2026-06-18
   days on market $144,900 Active 38 DOM
3. 2026-06-17
   days on market $144,900 Active 37 DOM
4. 2026-06-16
   days on market $144,900 Active 36 DOM
5. 2026-06-15
   days on market $144,900 Active 35 DOM
6. 2026-06-13
   days on market $144,900 Active 33 DOM
7. 2026-06-13
   days on market $144,900 Active 32 DOM
8. 2026-06-09
   days on market $144,900 Active 29 DOM
9. 2026-06-08
   days on market $144,900 Active 28 DOM
10. 2026-06-07
    days on market $144,900 Active 27 DOM
11. 2026-06-05
    days on market $144,900 Active 24 DOM
12. 2026-06-03
    days on market $144,900 Active 23 DOM
13. 2026-06-02
    days on market $144,900 Active 22 DOM
14. 2026-06-01
    days on market $144,900 Active 21 DOM
15. 2026-05-31
    days on market $144,900 Active 20 DOM
16. 2026-05-11
    listed $144,900 Active 548-char remark
17. 2010-04-22
    soldstatus $40,000 171-char remark

    Show marketing remark (171 chars)

    Freshly renovated and move in condition. New roof in 2010, just painted, flooring refinished and ready to go! Pay less than rent in most cases and call this home your own.

18. 2010-04-20
    historical 171-char remark

    Show marketing remark (171 chars)

    Freshly renovated and move in condition. New roof in 2010, just painted, flooring refinished and ready to go! Pay less than rent in most cases and call this home your own.

19. 2010-02-23
    listed $45,000 171-char remark

    Show marketing remark (171 chars)

    Freshly renovated and move in condition. New roof in 2010, just painted, flooring refinished and ready to go! Pay less than rent in most cases and call this home your own.

20. 2003-08-28
    soldstatus $74,600

    Show marketing remark (252 chars)

    Immaculate Cape Cod. All wood floors, new air conditioner, freshly painted neutral decor thru-out, white kitchen cabinetry, fenced backyard, full basement, perfect front porch for those summer nights! Call and find out how to own this home for $0 down.

21. 2003-07-15
    historical

    Show marketing remark (252 chars)

    Immaculate Cape Cod. All wood floors, new air conditioner, freshly painted neutral decor thru-out, white kitchen cabinetry, fenced backyard, full basement, perfect front porch for those summer nights! Call and find out how to own this home for $0 down.

22. 2003-04-12
    listed $74,900

    Show marketing remark (252 chars)

    Immaculate Cape Cod. All wood floors, new air conditioner, freshly painted neutral decor thru-out, white kitchen cabinetry, fenced backyard, full basement, perfect front porch for those summer nights! Call and find out how to own this home for $0 down.

23. 1994-11-28
    soldstatus $50,000
24. 1994-11-17
    soldstatus $50,000
25. 1994-09-22
    historical
26. 1994-06-17
    listed $54,500

ⓘ 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: $2,441 · $203/mo
• Projected year-2 tax: $2,441 · $203/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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,951
• − Mortgage interest: −$7,556
• − Property taxes: −$2,441
• − Insurance: −$674
• − Repairs & maintenance: −$1,356
• − Management: −$1,356
• − Depreciation: −$3,924
• Taxable loss: −$358
• Est. tax savings @ 24.0%: +$86
• After-tax cash flow: $1,872/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): 25,358
• Household income: $48,159
• Rent vs Own: 47.8% rent · 52.2% own
• Severe rent burden: 1467.0

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: Majority Black (63%)
• Race & ethnicity: Black 63% White 23% Hispanic / Latino 9% Two or more races 5%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Swiss 1% Slovak 1%
• Foreign-born: 11% · Canada
• Languages at home: 87% English-only · Spanish 7% 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: ▼ -193.50%
• Current HPI: 301.3767
• Rent YoY: ▲ 5.22%
• 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

+165.9% since first listed

11 events — show timeline

• 2026-05-11 Listed $144,900 CBRMLS
• 2010-04-22 Sold (MLS) $40,000 CBRMLS
• 2010-04-20 Listing Removed — CBRMLS
• 2010-02-23 Listed $45,000 CBRMLS
• 2003-08-28 Sold (MLS) $74,600 CBRMLS
• 2003-07-15 Listing Removed — CBRMLS
• 2003-04-12 Listed $74,900 CBRMLS
• 1994-11-28 Sold (Public Records) $50,000 Public Records
• 1994-11-17 Sold (MLS) $50,000 CBRMLS
• 1994-09-22 Listing Removed — CBRMLS
• 1994-06-17 Listed $54,500 CBRMLS

Property tax history

+12.8%/yr

Latest (2024): $2,441 · +1.3% YoY. Source: county tax records.