3054 Wadsworth Ct · Columbus, OH 43232

$187,900

3 bd · 1.0 ba · 1,074 sqft · SingleFamily public records · 37 Days on market

Built 1964 0.25 ac lot $175/sqft · 13% below area Est $215k · 13% under

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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 +13.1/15.0
• Cash flow +10.3/30.0
• Livability +4.0/5.0
• Rent growth +3.1/5.0
• DSCR +3.0/10.0
• 1% rule +2.9/10.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks

Charming & Modernized Ranch - Minutes to Downtown Welcome home to this beautifully updated 3-bedroom, 1-bathroom residence that perfectly blends modern convenience with everyday comfort. Ideally located with quick freeway access and just minutes from the heart of downtown, this property is a standout opportunity for first-time buyers or savvy investors. Interior Highlights: Open Concept Living: Step inside to a light-filled, open floor plan that seamlessly connects the living area to the kitchen, creating the perfect environment for entertaining. Chef's Kitchen: Enjoy a modern kitchen updated within the last few years, featuring sleek finishes, ample cabinetry, and generous counter

Key facts

• Open concept living
• Expansive outdoors
• Chef's kitchen

Tags

• OPEN CONCEPT LIVING
• CHEF'S KITCHEN
• EXPANSIVE OUTDOORS
• 1 CAR ATTACHED GARAGE

Property features AI

Exterior

• Parking: Attached garage with 1 parking space
• Utilities: Public water; Public sewer
• Home design: Single family residence; One story; Built in 1964; No common walls
• Construction: Slab foundation; Other foundation details
• Exterior features: Fenced yard

Interior

• Bedrooms: Three main-level bedrooms
• Bathrooms: One full bathroom
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: Living area approximately 1,074

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $188k.

Deal economics

• At list price, monthly cash flow is $-103 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $170k (9.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $149k (20.6% below list).
• Recommended offer: $149k (20.6% below list) — sets the bar for 1% rule.
• Cap rate 5.6% 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 (+2.4%/yr); 89 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 43% 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 ($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 $1k of loan paydown is wiped out by about $6k 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 37 days — a 3% lower offer ($182k) is reasonable based on typical stale-listing flexibility.
• 4 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.

Recommended offer $149,220 (20.6% 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 37 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
3. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.79% ✗
• Cap rate: 5.64%
• Cash-on-cash: -2.34%
• DSCR: 0.90
• GRM: 10.5

CMA / ARV

• ARV (median comp): $214,747
• List price: $187,900
• Delta: -12.50%
• 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
3038 Wadsworth Ct	0.04mi	3/2.0	1,074 (0%)	0mo	$180,000	$168	94
2942 Arrowhead Ct	0.15mi	3/1.0	1,086 (+1%)	3mo	$213,660	$197	89
2068 Easthaven Dr	0.04mi	3/2.0	1,170 (+9%)	12mo	$184,900	$158	69
3330 Balford Sq S	0.42mi	3/2.0	1,096 (+2%)	8mo	$190,000	$173	66
1703 Quigley Rd	0.55mi	3/1.0	1,025 (-5%)	8mo	$160,000	$156	60
1884 Barnett Ct W	0.37mi	3/2.0	948 (-12%)	2mo	$242,900	$256	58
1634 S James Rd	0.64mi	3/1.5	1,120 (+4%)	8mo	$140,000	$125	54
3314 E Deshler Ave	0.71mi	2/1.0 (-1)	1,076 (+0%)	12mo	$135,900	$126	52
1892 Somerset Ct E	0.33mi	4/2.0 (+1)	1,196 (+11%)	6mo	$134,000	$112	52
3210 E Deshler Ave	0.65mi	2/1.0 (-1)	1,030 (-4%)	11mo	$230,000	$223	49
3025 Langfield Dr	0.60mi	3/1.0	968 (-10%)	9mo	$140,000	$145	48
1679 Penfield Rd	0.59mi	2/2.0 (-1)	938 (-13%)	3mo	$162,500	$173	40

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: -20.9%
• Equity multiple: 0.28×
• Total profit: $-37,932
• Equity at exit: $28,017

10-year hold

• IRR: -15.7%
• Equity multiple: 0.14×
• Total profit: $-45,272
• Equity at exit: $16,246

Cash invested: $52,612 (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: 10.5×

Monthly cashflow live

• Estimated rent: $1,492 high
• Mortgage (P&I): −$985
• Tax from tax record: −$218 /mo · $2,615/yr
• Insurance: −$78
• HOA: −$0
• Vacancy / Maint / Mgmt: −$313
• Net cashflow: $-103

Break-even live

Break-even rent $1,622

Max offer price $169,758

Occupancy floor —

Sensitivity live

Price	-10% $4	-5% $-50	+0% $-103	+5% $-156	+10% $-209
Rent	-10% $-221	-5% $-162	+0% $-103	+5% $-44	+10% $15
Rate	-1.0pp $-8	-0.5pp $-55	base $-103	+0.5pp $-151	+1.0pp $-201

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: $46,975
• Closing costs: $5,637
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3071 Rotunda Ct S Columbus, OH	4.0	2.5	1147	$1,400	$1.22	44d	1	0.17mi
2209 Wabash Ct W Columbus, OH	1.0–2.0	1.0–1.5	826	$1,456	$1.76	3d	6	0.25mi
2842 Kingsrowe Ct Unit 2842 Columbus, OH	3.0	1.5	871	$1,975	$2.27	44d	1	0.35mi
1892 Somerset Ct E Columbus, OH	4.0	2.0	1300	$1,725	$1.33	24d	1	0.35mi
3170 Melissa Pl Columbus, OH	2.0	1.0	850	$1,000	$1.18	4d	1	0.49mi
3170 Melissa Pl Unit MR 3175A Columbus, OH	2.0	1.0	850	$1,000	$1.18	24d	1	0.49mi
3409 Bexvie Ave Columbus, OH	2.0–3.0	1.5	990	$1,400	$1.41	2d	3	0.52mi
2645 Travis Rd Columbus, OH	1.0–3.0	1.0–1.5	1100	$1,725	$1.57	44d	6	0.54mi
1728 Penfield Rd Columbus, OH	3.0	1.0	1224	$1,925	$1.57	44d	1	0.54mi
1634 S James Rd Columbus, OH	3.0	1.5	1120	$1,945	$1.74	44d	1	0.67mi
2451 Natchez Dr Unit A Columbus, OH	2.0	1.0	837	$1,350	$1.61	44d	1	0.82mi
2233 Courtside Dr Columbus, OH	3.0	1.0	812	$1,167	$1.44	2d	10	0.86mi
3486 Roswell Dr Columbus, OH	3.0	2.0	1116	$1,625	$1.46	44d	1	0.96mi
2500 Waters Edge Blvd Unit 042 Columbus, OH	2.0	2.0	1057	$1,635	$1.55	4d	1	0.99mi
2440 Burgandy Ln Columbus, OH	2.0	1.0	960	$1,195	$1.24	44d	1	1.08mi
1708 Creeksedge Dr Columbus, OH	1.0–2.0	1.0–1.5	818	$1,475	$1.80	3d	13	1.09mi
1317 Barnett Rd Columbus, OH	3.0	1.0	1057	$1,299	$1.23	12d	1	1.21mi
1303 Barnett Rd Unit 1303 Columbus, OH	2.0	1.0	1020	$1,150	$1.13	12d	1	1.22mi
3103 Clairpoint Ct Columbus, OH	2.0	1.0	1000	$1,060	$1.06	44d	1	1.24mi
3605 Cushing Dr Unit A Columbus, OH	2.0	1.0	900	$815	$0.91	11d	1	1.29mi
3600 Cushing Dr Unit C Columbus, OH	2.0	1.0	810	$900	$1.11	44d	1	1.31mi
3632 Cushing Dr Columbus, OH	2.0	1.0	950	$1,050	$1.11	13d	1	1.33mi
3632 Cushing Dr Unit D Columbus, OH	2.0	1.0	950	$1,050	$1.11	16d	1	1.33mi
3632 Cushing Dr Unit B Columbus, OH	2.0	1.0	900	$950	$1.06	20d	1	1.33mi
2475 Lawndale Ave Columbus, OH	3.0	2.0	1362	$1,945	$1.43	24d	1	1.37mi
2143 Winslow Dr Columbus, OH	3.0	1.0	575	$1,129	$1.96	3d	11	1.42mi
1256 Rand Ave Columbus, OH	2.0	1.0	967	$1,299	$1.34	44d	1	1.43mi
1079 S James Rd Columbus, OH	2.0	1.0	768	$995	$1.30	44d	1	1.46mi
1789 Elaine Rd Columbus, OH	2.0	1.5	960	$1,270	$1.32	2d	2	1.50mi
1705 Carstare Dr Columbus, OH	2.0	1.5	720	$950	$1.32	44d	1	1.50mi

Listing history 22 events

1. 2026-06-18
   days on market $187,900 Active 37 DOM
2. 2026-06-17
   days on market $187,900 Active 36 DOM
3. 2026-06-16
   days on market $187,900 Active 35 DOM
4. 2026-06-15
   days on market $187,900 Active 34 DOM
5. 2026-06-13
   days on market $187,900 Active 32 DOM
6. 2026-06-13
   days on market $187,900 Active 31 DOM
7. 2026-06-09
   days on market $187,900 Active 28 DOM
8. 2026-06-08
   pricedays on market $187,900 Active 27 DOM
9. 2026-06-07
   days on market $189,900 Active 26 DOM
10. 2026-06-05
    days on market $189,900 Active 23 DOM
11. 2026-06-03
    days on market $189,900 Active 22 DOM
12. 2026-06-02
    days on market $189,900 Active 21 DOM
13. 2026-06-01
    days on market $189,900 Active 20 DOM
14. 2026-05-31
    days on market $189,900 Active 19 DOM
15. 2026-05-12
    listed $189,900 Active 1037-char remark
16. 2025-12-23
    historical
17. 2025-12-16
    listed $194,900 Active
18. 2023-11-20
    historical $1,375
19. 2023-11-20
    historical
20. 2023-11-09
    listed $189,900 Active
21. 2023-11-06
    price $1,375
22. 2023-10-18
    listed $1,450

ⓘ 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: $2,615 · $218/mo
• Projected year-2 tax: $2,773 · $231/mo
• Expected delta: +$158/yr (+$13/mo · 6.1%)

ⓘ 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 ≥101°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: $17,906
• − Mortgage interest: −$10,525
• − Property taxes: −$2,615
• − Insurance: −$940
• − Repairs & maintenance: −$1,433
• − Management: −$1,433
• − Depreciation: −$5,466
• Taxable loss: −$4,504
• Est. tax savings @ 24.0%: +$1,081
• After-tax cash flow: $-151/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

+12858.6% since first listed

9 events — show timeline

• 2026-06-08 Price Changed $187,900 CBRMLS
• 2026-05-12 Listed $189,900 CBRMLS
• 2025-12-23 Listing Removed — CBRMLS
• 2025-12-16 Listed $194,900 CBRMLS
• 2023-11-20 Rental Removed $1,375 BUILDIUM
• 2023-11-20 Listing Removed — CBRMLS
• 2023-11-09 Listed $189,900 CBRMLS
• 2023-11-06 Price Changed $1,375 BUILDIUM
• 2023-10-18 Listed for Rent $1,450 BUILDIUM

Property tax history

+9.6%/yr

Latest (2024): $2,615 · +33.6% YoY. Source: county tax records.