1000 Urlin Ave #1402 · Grandview Heights, OH 43212

$159,900

3 bd · 2.0 ba · 1,447 sqft · Condo public records · 119 Days on market

Built 1965 $111/sqft · 43% below area Est $280k · 43% under $2034/mo HOA · 96% of rent

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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 +15.0/15.0
• 1% rule +8.3/10.0
• Schools +7.4/10.0
• Livability +4.7/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Cash flow +0.0/30.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Summit Chase easy living. One of the larger single floor plans includes 3 bedrooms or an office, large living area with wide glass doors opening onto a private balcony with incredible views. The monthly fee may seem high but it includes all utilities except cable. Grounds maintenance, swimming pool and concierge. and much more are included. This home will need significant updating but what a fantastic space to work with.

Key facts

• $2,034 HOA
• Garage
• Community pool

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $160k.

Deal economics

• At list price, monthly cash flow is $-2k ($-20k/yr) — negative.
• Rent doesn't cover operating costs at any purchase price — skip.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $146k (9.0% below list) — sets the bar for market timing.
• Cap rate -6.2% vs local median 1.3% in Grandview Heights — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 93/100 on livability (#3 in OH, #19 nationally) — a professional / high-income tenant draw. Strengths: schools A+, amenities A+, commute A+; Watch: cost of living F.
• Grandview Heights Schools (suburban): math 80% / reading 88% proficiency, ranked #29 of 656 in OH (top 4%) — strong family-tenant draw, lease renewals of 3-5y typical; only 18% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising (+1.6%/yr); 65 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 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 33% of the median local income ($77k/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 119 days — a 9% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 28y ago; this cycle's ask has dropped $22k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $134k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price; HOA is 96% of rent.

Recommended offer $145,509 (9.0% 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 119 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
3. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
6. 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?
7. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
8. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
9. 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?
10. 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?
11. 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.
12. 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.
13. 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: 1.33% ✓
• Cap rate: -6.23%
• Cash-on-cash: -44.71%
• DSCR: -0.99
• GRM: 6.3

CMA / ARV

• ARV (median comp): $280,179
• List price: $159,900
• Delta: -42.93%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.59% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: -1.99×
• Total profit: $-133,719
• Equity at exit: $23,842

10-year hold

• IRR: —
• Equity multiple: -4.79×
• Total profit: $-259,381
• Equity at exit: $13,825

Cash invested: $44,772 (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 43212

• Rents YoY: 1.6%
• Active inventory: 65
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $2,126 high
• Mortgage (P&I): −$839
• Tax from tax record: −$409 /mo · $4,903/yr
• Insurance: −$67
• HOA: −$2,034
• Vacancy / Maint / Mgmt: −$446
• Net cashflow: $-1,668

Break-even live

Break-even rent $4,238

Max offer price —

Occupancy floor —

Sensitivity live

Price	-10% $-1,578	-5% $-1,623	+0% $-1,668	+5% $-1,713	+10% $-1,759
Rent	-10% $-1,836	-5% $-1,752	+0% $-1,668	+5% $-1,584	+10% $-1,500
Rate	-1.0pp $-1,588	-0.5pp $-1,627	base $-1,668	+0.5pp $-1,710	+1.0pp $-1,752

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1000 Urlin Ave #2007 Columbus, OH	2.0	2.0	1340	$2,800	$2.09	21d	1	0.04mi
370 Carmelina AVE Columbus, OH	1.0–2.0	1.0–2.5	825	$2,200	$2.67	3d	34	0.24mi
1444 City View Dr Columbus, OH	1.0–2.0	1.0–2.0	883	$2,621	$2.97	3d	38	0.46mi
1347 Broadview Ave Grandview Heights, OH	2.0	1.0	900	$1,200	$1.33	18d	1	0.50mi
940 Quay Ave Apt A Grandview Heights, OH	2.0	1.0	879	$1,650	$1.88	16d	1	0.52mi
721 Grandview Crossing Way Columbus, OH	2.0	1.0–2.0	701	$2,068	$2.95	3d	8	0.53mi
910 Quay Ave Unit B Grandview Heights, OH	2.0	1.0	879	$1,500	$1.71	45d	1	0.53mi
1430 W 3rd Ave Unit 1438 Columbus, OH	2.0	1.0	1800	$1,800	$1.00	45d	1	0.57mi
710 Grandview Crossing Way Columbus, OH	2.0	1.0–2.0	706	$2,240	$3.17	3d	5	0.61mi
1314 City View Dr Columbus, OH	1.0–3.0	1.0–2.0	961	$3,539	$3.68	3d	51	0.65mi
1247 Northwest Blvd Columbus, OH	3.0	1.5	1371	$2,995	$2.18	3d	1	0.68mi
839 McClain Rd Unit B Columbus, OH	2.0	1.0	960	$1,895	$1.97	8d	1	0.69mi
1500 Glenn Ave Unit 1502 Columbus, OH	2.0	1.5	990	$1,650	$1.67	8d	1	0.69mi
1540 Elmwood Ave Unit 1 Columbus, OH	2.0	1.0	950	$1,300	$1.37	45d	1	0.73mi
1374 Ida Ave Columbus, OH	4.0	2.0	1720	$3,000	$1.74	45d	1	0.76mi
908 Thomas Rd Unit 908 Grandview Heights, OH	3.0	1.0	1100	$1,750	$1.59	18d	1	0.83mi
1350 W 5th Ave Columbus, OH	2.0	1.0–2.0	916	$3,034	$3.31	3d	17	0.84mi
1368 Doten Ave Unit A Columbus, OH	2.0	1.0	985	$1,595	$1.62	45d	1	0.84mi
1368 Doten Ave Columbus, OH	2.0	1.0	985	$1,595	$1.62	16d	1	0.84mi
1502 W 6th Ave Unit A Columbus, OH	2.0	1.0	1000	$1,450	$1.45	45d	1	0.84mi
1126 Northwest Blvd Unit 1130 Columbus, OH	2.0	1.0	976	$1,495	$1.53	45d	1	0.87mi
1678 Wyandotte Rd Columbus, OH	2.0	1.0	1028	$1,595	$1.55	25d	1	0.93mi
1571 Roxbury Rd Unit 1579 Marble Cliff, OH	2.0	2.0	1200	$2,100	$1.75	22d	1	0.98mi
1701-1707 Wyandotte Rd Unit 1701 Columbus, OH	2.0	1.0	1050	$1,495	$1.42	45d	1	0.99mi
1579 Roxbury Rd Marble Cliff, OH	2.0	2.0	1200	$2,100	$1.75	22d	1	0.99mi
1206 Dover Ave Grandview Heights, OH	2.0	1.0	1015	$1,495	$1.47	45d	1	1.06mi
1212 Lake Shore Dr Columbus, OH	2.0	2.0	1044	$2,200	$2.11	11d	1	1.06mi
1295 Chesapeake Ave Unit 302CH Columbus, OH	2.0	2.0	1033	$1,795	$1.74	8d	1	1.07mi
1755 Drayton Park Ct Columbus, OH	2.0	2.0	1200	$1,995	$1.66	8d	1	1.08mi
1769 Drayton Park Ct Columbus, OH	2.0	2.0	1200	$1,995	$1.66	25d	1	1.08mi
1789 Kings Ct Apt D Columbus, OH	2.0	1.0	900	$1,453	$1.61	17d	1	1.12mi
1211 Chambers Rd Columbus, OH	1.0–2.0	1.0–2.0	941	$2,212	$2.35	3d	7	1.14mi
1795 Northwest Ct Unit B Columbus, OH	2.0	1.0	1140	$1,495	$1.31	45d	1	1.15mi
1550 Kenny Rd Columbus, OH	1.0–2.0	1.0–2.0	1154	$2,432	$2.11	3d	6	1.15mi
1806 North Star Rd Columbus, OH	1.0–3.0	1.0	875	$1,315	$1.50	3d	8	1.16mi
1857 North Star Rd Columbus, OH	2.0	1.0	980	$1,695	$1.73	8d	1	1.20mi
1357 Edgehill Rd Columbus, OH	2.0	1.0–2.0	901	$2,600	$2.89	3d	30	1.21mi
1401 Aschinger Blvd Columbus, OH	3.0	1.0–2.0	896	$2,924	$3.26	3d	31	1.27mi
163 N Central Ave Columbus, OH	2.0	2.5	1100	$1,650	$1.50	45d	1	1.28mi
1234 Steelwood Rd Columbus, OH	1.0–4.0	1.0–4.0	1501	$1,560	$1.04	4d	15	1.30mi

HOA detail condo

• Monthly dues: $2,034 · $24,408/yr
• Likely covers: cablelandscapingpooldoorman
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 22 events

1. 2026-06-21
   days on market $159,900 Active 119 DOM
2. 2026-06-18
   days on market $159,900 Active 116 DOM
3. 2026-06-17
   days on market $159,900 Active 115 DOM
4. 2026-06-16
   days on market $159,900 Active 114 DOM
5. 2026-06-15
   days on market $159,900 Active 113 DOM
6. 2026-06-13
   days on market $159,900 Active 111 DOM
7. 2026-06-13
   days on market $159,900 Active 110 DOM
8. 2026-06-09
   days on market $159,900 Active 107 DOM
9. 2026-06-08
   days on market $159,900 Active 106 DOM
10. 2026-06-07
    days on market $159,900 Active 105 DOM
11. 2026-06-05
    pricedays on market $159,900 Active 102 DOM
12. 2026-06-03
    days on market $165,000 Active 101 DOM
13. 2026-06-02
    days on market $165,000 Active 100 DOM
14. 2026-06-01
    days on market $165,000 Active 99 DOM
15. 2026-05-31
    days on market $165,000 Active 98 DOM
16. 2026-03-10
    price $165,000 424-char remark

    Show marketing remark (424 chars)

    Summit Chase easy living. One of the larger single floor plans includes 3 bedrooms or an office, large living area with wide glass doors opening onto a private balcony with incredible views. The monthly fee may seem high but it includes all utilities except cable. Grounds maintenance, swimming pool and concierge. and much more are included. This home will need significant updating but what a fantastic space to work with.

17. 2026-02-22
    listed $182,000 Active 424-char remark

    Show marketing remark (424 chars)

    Summit Chase easy living. One of the larger single floor plans includes 3 bedrooms or an office, large living area with wide glass doors opening onto a private balcony with incredible views. The monthly fee may seem high but it includes all utilities except cable. Grounds maintenance, swimming pool and concierge. and much more are included. This home will need significant updating but what a fantastic space to work with.

18. 2026-02-03
    historical $182,000 424-char remark

    Show marketing remark (424 chars)

    Summit Chase easy living. One of the larger single floor plans includes 3 bedrooms or an office, large living area with wide glass doors opening onto a private balcony with incredible views. The monthly fee may seem high but it includes all utilities except cable. Grounds maintenance, swimming pool and concierge. and much more are included. This home will need significant updating but what a fantastic space to work with.

19. 1998-09-09
    soldstatus $134,500
20. 1998-09-04
    soldstatus $134,500 207-char remark

    Show marketing remark (207 chars)

    SPACIOUS ONE FLOOR CONDO ON 14TH FLOOR W/ BALCONY FACING GRANDVIEW. GREATSTORAGE SPACE, GENEROUS TWIN SIZE BEDROOMS. DEN WITH BUILT-IN BOOKSHELVES. AMENITIES INCLUDE GUEST SUITE, EXECUTIVE ROOM & MORE.

21. 1998-08-11
    historical 207-char remark

    Show marketing remark (207 chars)

    SPACIOUS ONE FLOOR CONDO ON 14TH FLOOR W/ BALCONY FACING GRANDVIEW. GREATSTORAGE SPACE, GENEROUS TWIN SIZE BEDROOMS. DEN WITH BUILT-IN BOOKSHELVES. AMENITIES INCLUDE GUEST SUITE, EXECUTIVE ROOM & MORE.

22. 1998-08-05
    listed $139,500 207-char remark

    Show marketing remark (207 chars)

    SPACIOUS ONE FLOOR CONDO ON 14TH FLOOR W/ BALCONY FACING GRANDVIEW. GREATSTORAGE SPACE, GENEROUS TWIN SIZE BEDROOMS. DEN WITH BUILT-IN BOOKSHELVES. AMENITIES INCLUDE GUEST SUITE, EXECUTIVE ROOM & MORE.

ⓘ 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: $4,903 · $409/mo
• Projected year-2 tax: $4,903 · $409/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 4/10 Moderate 7 d/yr ≥100°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $25,513
• − Mortgage interest: −$8,957
• − Property taxes: −$4,903
• − Insurance: −$800
• − Repairs & maintenance: −$2,041
• − Management: −$2,041
• − HOA: −$24,408
• − Depreciation: −$4,652
• Taxable loss: −$22,288
• Est. tax savings @ 24.0%: +$5,349
• After-tax cash flow: $-14,668/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: Grandview Heights Schools
• NCES district ID: 3904407
• Math proficiency: 80% ▼ -9.00%
• Reading proficiency: 88% ▼ -1.00%
• Median HH income: $81,124
• Composite: 73.93/100
• National rank: #167
• State rank: #29 of 656 in OH

Livability — Grandview Heights

• Score: 93/100
• State rank: #3
• US rank: #19

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Grandview Heights, OH
• County: Franklin County · 1,351,780 people
• Metro: Columbus, OH
• Population (ZIP): 23,405
• Household income: $77,257
• Rent vs Own: 68.2% rent · 31.8% own
• Severe rent burden: 1908.0

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 (82%)
• Race & ethnicity: White 82% Two or more races 7% Hispanic / Latino 5% Asian 5% Black 4%
• Common ancestry: Romanian 4% Slovak 3% Italian 2%
• Foreign-born: 6% · China, Canada
• Languages at home: 92% English-only · Spanish 2% Chinese 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: ▼ -614.37%
• Current HPI: 312.7093
• Rent YoY: ▲ 1.59%
• 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

+18.3% since first listed

7 events — show timeline

• 2026-03-10 Price Changed $165,000 CBRMLS
• 2026-02-22 Listed $182,000 CBRMLS
• 2026-02-03 Coming Soon $182,000 CBRMLS
• 1998-09-09 Sold (Public Records) $134,500 Public Records
• 1998-09-04 Sold (MLS) $134,500 CBRMLS
• 1998-08-11 Listing Removed — CBRMLS
• 1998-08-05 Listed $139,500 CBRMLS

Property tax history

+6.4%/yr

Latest (2024): $4,903 · +9.0% YoY. Source: county tax records.