4077 Torbert Way · Columbus, OH 43207

$80,000

3 bd · 2.0 ba · 1,792 sqft · Manufactured · 24 Days on market

Built 1992 Fair condition $45/sqft · 6% below area Est $85k · 6% under $525/mo HOA · 27% of rent

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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
• ARV discount +10.2/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.2/10.0
• Livability +4.0/5.0
• Rent growth +3.1/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Well-maintained and move-in ready 3-bedroom, 2-bath home in the desirable Shenandoah Commons community within Hamilton Schools! This spacious doublewide features two living areas, abundant natural light, a wood-burning fireplace, and a large kitchen with ample cabinet space. The primary suite offers a relaxing garden tub, while outside you'll enjoy a covered front patio, private backyard, and a newer wooden shed for extra storage. Roof, furnace, and AC have all been replaced within the past 4 years. Fireplace has been updated in past 2 years. Buyer must be Park Approved.

Key facts

• Updated fireplace
• Private backyard
• Large kitchen

Tags

• WOOD BURNING FIREPLACE
• LARGE KITCHEN
• COVERED FRONT PATIO
• PRIVATE BACKYARD
• NEWER WOODEN SHED
• UPDATED FIREPLACE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $80k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $484 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Recommended offer: $79k (1.5% below list) — sets the bar for market timing.
• Cap rate 13.6% 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.
• Hamilton Local (suburban): math 43% / reading 56% proficiency, ranked #445 of 656 in OH (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+2.3%/yr); 197 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 37% of the median local income ($63k/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 $553 of loan paydown is wiped out by about $2k 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 + 2.3% rent growth), your $22k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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: HOA is 27% of rent.

Recommended offer $78,800 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 2.47% ✓
• Cap rate: 13.56%
• Cash-on-cash: 25.94%
• DSCR: 2.15
• GRM: 3.4

CMA / ARV

• ARV (median comp): $85,170
• List price: $80,000
• Delta: -6.07%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.32% rent growth · sell at horizon

5-year hold

• IRR: 18.8%
• Equity multiple: 1.75×
• Total profit: $16,885
• Equity at exit: $11,928

10-year hold

• IRR: 26.6%
• Equity multiple: 3.25×
• Total profit: $50,406
• Equity at exit: $6,917

Cash invested: $22,400 (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 43207

• Rents YoY: 2.3%
• Active inventory: 197
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $1,977 high
• Mortgage (P&I): −$420
• Tax est. 1.5%: −$100 /mo · $1,200/yr
• Insurance: −$33
• HOA: −$525
• Vacancy / Maint / Mgmt: −$415
• Net cashflow: $484

Break-even live

Break-even rent $1,364

Max offer price $80,000

Occupancy floor 71%

Sensitivity live

Price	-10% $539	-5% $512	+0% $484	+5% $457	+10% $429
Rent	-10% $328	-5% $406	+0% $484	+5% $562	+10% $640
Rate	-1.0pp $524	-0.5pp $505	base $484	+0.5pp $463	+1.0pp $442

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
812 Breathitt Ave Columbus, OH	4.0	1.0	1475	$2,040	$1.38	44d	1	0.57mi
873 Allison Dr Columbus, OH	4.0	2.0	1320	$1,700	$1.29	18d	1	0.96mi
1091 Rendezvous Ln Columbus, OH	3.0	2.5	1452	$1,800	$1.24	44d	1	1.00mi
1106 Rendezvous Ln Columbus, OH	3.0	2.5	1750	$2,100	$1.20	8d	1	1.02mi
310 Rathmell Rd Lockbourne, OH	2.0–3.0	2.0	1091	$1,865	$1.71	2d	8	1.09mi
1009 Allison Dr Columbus, OH	4.0	2.5	1678	$2,410	$1.44	44d	1	1.15mi
4012 Cailin Dr Columbus, OH	4.0	2.5	1540	$1,900	$1.23	44d	1	1.22mi
1365 Randan Dr Columbus, OH	3.0	2.5	1490	$2,325	$1.56	2d	1	1.32mi
4996 Crestbrook Dr Lockbourne, OH	4.0	2.5	1886	$2,560	$1.36	2d	1	1.38mi
2997 S High St Columbus, OH	1.0–4.0	1.0–2.0	1151	$1,620	$1.41	2d	27	1.48mi

HOA detail

• Monthly dues: $525 · $6,300/yr

Listing history 5 events

1. 2026-05-15
   status Pending 577-char remark

   Show marketing remark (577 chars)

   Well-maintained and move-in ready 3-bedroom, 2-bath home in the desirable Shenandoah Commons community within Hamilton Schools! This spacious doublewide features two living areas, abundant natural light, a wood-burning fireplace, and a large kitchen with ample cabinet space. The primary suite offers a relaxing garden tub, while outside you'll enjoy a covered front patio, private backyard, and a newer wooden shed for extra storage. Roof, furnace, and AC have all been replaced within the past 4 years. Fireplace has been updated in past 2 years. Buyer must be Park Approved.

2. 2026-04-22
   listed $80,000 Active 577-char remark

   Show marketing remark (577 chars)

   Well-maintained and move-in ready 3-bedroom, 2-bath home in the desirable Shenandoah Commons community within Hamilton Schools! This spacious doublewide features two living areas, abundant natural light, a wood-burning fireplace, and a large kitchen with ample cabinet space. The primary suite offers a relaxing garden tub, while outside you'll enjoy a covered front patio, private backyard, and a newer wooden shed for extra storage. Roof, furnace, and AC have all been replaced within the past 4 years. Fireplace has been updated in past 2 years. Buyer must be Park Approved.

3. 2023-12-19
   soldstatus $82,500 Closed 661-char remark

   Show marketing remark (661 chars)

   Well maintained home in the Hamilton School district! This large 3 bedroom, 2 bath doublewide sits on a large lot in the highly sought after Shenandoah Commons neighborhood. This lovely home has been very well maintained and is move in ready! Large kitchen with tons of cabinet space. Awesome layout, with 2 separate living rooms and lots of natural light and a wood burning fireplace! Large primary suite with garden tub! Large covered patio out front! Out back you'll find a large private backyard, which is a rare find! Large, newer wooden shed conveys with the home! Roof, furnace, and AC have been replaced in the past 2 years! Buyer must be park approved!

4. 2023-12-12
   status Pending 661-char remark

   Show marketing remark (661 chars)

   Well maintained home in the Hamilton School district! This large 3 bedroom, 2 bath doublewide sits on a large lot in the highly sought after Shenandoah Commons neighborhood. This lovely home has been very well maintained and is move in ready! Large kitchen with tons of cabinet space. Awesome layout, with 2 separate living rooms and lots of natural light and a wood burning fireplace! Large primary suite with garden tub! Large covered patio out front! Out back you'll find a large private backyard, which is a rare find! Large, newer wooden shed conveys with the home! Roof, furnace, and AC have been replaced in the past 2 years! Buyer must be park approved!

5. 2023-12-05
   listed $77,500 Active 661-char remark

   Show marketing remark (661 chars)

   Well maintained home in the Hamilton School district! This large 3 bedroom, 2 bath doublewide sits on a large lot in the highly sought after Shenandoah Commons neighborhood. This lovely home has been very well maintained and is move in ready! Large kitchen with tons of cabinet space. Awesome layout, with 2 separate living rooms and lots of natural light and a wood burning fireplace! Large primary suite with garden tub! Large covered patio out front! Out back you'll find a large private backyard, which is a rare find! Large, newer wooden shed conveys with the home! Roof, furnace, and AC have been replaced in the past 2 years! Buyer must be park approved!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,728
• − Mortgage interest: −$4,481
• − Property taxes: −$1,200
• − Insurance: −$400
• − Repairs & maintenance: −$1,898
• − Management: −$1,898
• − HOA: −$6,300
• − Depreciation: −$2,327
• Taxable income: $5,223
• Est. tax owed @ 24.0%: −$1,253
• After-tax cash flow: $4,557/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This home requires moderate renovations to improve its condition and appeal to buyers. Key areas for improvement include the kitchen, flooring, and bathroom. Upgrades in these areas will significantly increase its resale value.

Repairs flagged

• Major Kitchen appliances — Old and worn
• Major Flooring — Worn and outdated
• Major Bathroom fixtures — Dated and worn

Value-add opportunities

• Resale Replace kitchen appliances — Modern appliances will attract more buyers
• Resale Refinish hardwood flooring — Fresh flooring will enhance home's appeal
• Resale Update bathroom fixtures — Modern fixtures will appeal to potential buyers

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen appliances · Old and worn	Major	$15,000–50,000
Flooring · Worn and outdated	Major	$15,000–50,000
Bathroom fixtures · Dated and worn	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Resale Replace kitchen appliances — Modern appliances will attract more buyers ↑
• Resale Refinish hardwood flooring — Fresh flooring will enhance home's appeal ↑
• Resale Update bathroom fixtures — Modern fixtures will appeal to potential buyers ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Hamilton Local
• NCES district ID: 3904695
• Math proficiency: 43% ▼ -26.00%
• Reading proficiency: 56% ▼ -8.00%
• Median HH income: $48,148
• Composite: 42.14/100
• National rank: #3308
• State rank: #445 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): 47,272
• Household income: $63,310
• Rent vs Own: 41.0% rent · 59.0% own
• Severe rent burden: 1679.0

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 0.57)
• Race & ethnicity: White 59% Black 28% Two or more races 7% Hispanic / Latino 5% Asian 1%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Italian 2% Romanian 2% Slovak 1%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Spanish 3% 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: ▼ -244.33%
• Current HPI: 268.3028
• Rent YoY: ▲ 2.32%
• 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

+3.2% since first listed

5 events — show timeline

• 2026-05-15 Pending — CBRMLS
• 2026-04-22 Listed $80,000 CBRMLS
• 2023-12-19 Sold (MLS) $82,500 CBRMLS
• 2023-12-12 Pending — CBRMLS
• 2023-12-05 Listed $77,500 CBRMLS