4696 Tarryton Ct S Unit 7-3F · Lincoln Village, OH 43228

$85,000

1 bd · 1.0 ba · 784 sqft · Condo public records · 78 Days on market

Built 1967 $108/sqft · 11% above area Est $77k · 11% over $288/mo HOA · 27% of rent

---

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).

• Cash flow +13.9/30.0
• 1% rule +7.7/10.0
• DSCR +4.2/10.0
• Livability +4.2/5.0
• Schools +3.8/10.0
• ARV discount +2.7/15.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This turnkey condo has been freshly painted and various upgrades over the last few years. A brand new AC unit was installed 2 years ago, also new ceiling fans, door knobs, light fixtures and toilet. In 2013 upgrades: kitchen cabinets and countertops and sink. Also upgraded laminate wood floors. This professionally managed community, Glenford Village, features a pool, hot tub, clubhouse, basketball court, and playground, in addition to full-time maintenance and cleaning staff. There is one dedicated unit parking space as well as dozens of visitor parking spots for friends and family. Community laundry in building. Secured access with key fob entry. Low taxes. Southwestern City School District. Heat utility, trash, landscaping, common area cleaning, and exterior building maintenance included in HOA fee.

Key facts

• $288 HOA
• Community pool
• Built 1967

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $85k.

Deal economics

• At list price, monthly cash flow is $9 ($111/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $80k (6.0% below list) — sets the bar for market timing.
• Cap rate 6.4% vs local median 4.0% in Lincoln Village — 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 85/100 on livability (#42 in OH, #549 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+; Watch: employment C-.
• South-Western City (suburban): math 40% / reading 48% proficiency, ranked #500 of 656 in OH (top 76%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents soft (-0.6%/yr); 192 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 44% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $588 of loan paydown is wiped out by about $3k 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 78 days — a 6% lower offer ($80k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $15k; list at $85k implies a 478% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 27% of rent.

Recommended offer $79,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 78 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 1.27% ✓
• Cap rate: 6.42%
• Cash-on-cash: 0.47%
• DSCR: 1.02
• GRM: 6.6

CMA / ARV

• ARV (median comp): $76,881
• List price: $85,000
• Delta: 10.56%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -20.3%
• Equity multiple: 0.32×
• Total profit: $-16,175
• Equity at exit: $12,674

10-year hold

• IRR: -27.8%
• Equity multiple: -0.04×
• Total profit: $-24,847
• Equity at exit: $7,349

Cash invested: $23,800 (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 43228

• Rents YoY: -0.6%
• Active inventory: 192
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,079 high
• Mortgage (P&I): −$446
• Tax from tax record: −$74 /mo · $891/yr
• Insurance: −$35
• HOA: −$288
• Vacancy / Maint / Mgmt: −$227
• Net cashflow: $9

Break-even live

Break-even rent $1,068

Max offer price $85,000

Occupancy floor 94%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4696 Tarryton Ct S Columbus, OH	2.0	1.0	852	$949	$1.11	23d	1	0.00mi
4696 Tarryton Ct S Columbus, OH	1.0–2.0	1.0	818	$900	$1.10	43d	2	0.00mi
80 Tarryton Ct E Unit 80 Columbus, OH	2.0	1.5	992	$1,650	$1.66	43d	1	0.05mi
4688 Hilton Ave Unit B Columbus, OH	2.0	1.0	800	$1,025	$1.28	43d	1	0.26mi
4707 Hilton Ave Columbus, OH	1.0	1.0	550	$850	$1.55	43d	1	0.29mi
4651 Hilton Ave Unit B Columbus, OH	2.0	1.0	900	$945	$1.05	43d	1	0.31mi
4436 Westport Rd Columbus, OH	2.0	1.0	866	$1,004	$1.16	21d	7	0.88mi
4573 Westport Rd Unit 670-201 Columbus, OH	2.0	1.5	919	$1,226	$1.33	43d	1	0.98mi
4573 Westport Rd Unit 670-205 Columbus, OH	2.0	1.5	919	$1,471	$1.60	12d	1	0.98mi
4573 Westport Rd Unit 690-205 Columbus, OH	2.0	1.5	919	$1,471	$1.60	43d	1	0.98mi
5591 Rustling Way LN Galloway, OH	1.0–3.0	1.0–2.5	962	$1,205	$1.25	1d	8	1.18mi
550 Brandenbush Ln Columbus, OH	2.0	1.0	878	$1,060	$1.21	3d	7	1.27mi
71 Gaspar CIR Columbus, OH	1.0–2.0	1.0–2.0	918	$1,100	$1.20	10d	20	1.28mi
5605 W Broad St Columbus, OH	1.0–2.0	1.0–2.0	823	$1,170	$1.42	1d	30	1.33mi
5445 Eaglecrest Dr Galloway, OH	1.0–2.0	1.0–2.0	800	$930	$1.16	14d	7	1.42mi
5500 Floral Cir S Columbus, OH	1.0–3.0	1.0–2.0	762	$884	$1.16	3d	22	1.49mi

HOA detail condo

• Monthly dues: $288 · $3,456/yr
• Likely covers: trashlandscapingpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 15 events

1. 2026-06-18
   days on market $85,000 Active 78 DOM
2. 2026-06-17
   days on market $85,000 Active 77 DOM
3. 2026-06-16
   days on market $85,000 Active 76 DOM
4. 2026-06-15
   days on market $85,000 Active 75 DOM
5. 2026-06-13
   days on market $85,000 Active 73 DOM
6. 2026-06-10
   days on market $85,000 Active 69 DOM
7. 2026-06-08
   days on market $85,000 Active 68 DOM
8. 2026-06-07
   days on market $85,000 Active 67 DOM
9. 2026-06-03
   days on market $85,000 Active 63 DOM
10. 2026-06-02
    days on market $85,000 Active 62 DOM
11. 2026-06-01
    days on market $85,000 Active 61 DOM
12. 2026-05-31
    days on market $85,000 Active 60 DOM
13. 2026-04-17
    price $98,000 815-char remark

    Show marketing remark (815 chars)

    This turnkey condo has been freshly painted and various upgrades over the last few years. A brand new AC unit was installed 2 years ago, also new ceiling fans, door knobs, light fixtures and toilet. In 2013 upgrades: kitchen cabinets and countertops and sink. Also upgraded laminate wood floors. This professionally managed community, Glenford Village, features a pool, hot tub, clubhouse, basketball court, and playground, in addition to full-time maintenance and cleaning staff. There is one dedicated unit parking space as well as dozens of visitor parking spots for friends and family. Community laundry in building. Secured access with key fob entry. Low taxes. Southwestern City School District. Heat utility, trash, landscaping, common area cleaning, and exterior building maintenance included in HOA fee.

14. 2026-04-02
    listed $105,000 Active 815-char remark

    Show marketing remark (815 chars)

    This turnkey condo has been freshly painted and various upgrades over the last few years. A brand new AC unit was installed 2 years ago, also new ceiling fans, door knobs, light fixtures and toilet. In 2013 upgrades: kitchen cabinets and countertops and sink. Also upgraded laminate wood floors. This professionally managed community, Glenford Village, features a pool, hot tub, clubhouse, basketball court, and playground, in addition to full-time maintenance and cleaning staff. There is one dedicated unit parking space as well as dozens of visitor parking spots for friends and family. Community laundry in building. Secured access with key fob entry. Low taxes. Southwestern City School District. Heat utility, trash, landscaping, common area cleaning, and exterior building maintenance included in HOA fee.

15. 1988-02-01
    soldstatus $14,700

ⓘ 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: $891 · $74/mo
• Projected year-2 tax: $1,109 · $92/mo
• Expected delta: +$217/yr (+$18/mo · 24.4%)

ⓘ 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 3/10 Moderate 1 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,952
• − Mortgage interest: −$4,761
• − Property taxes: −$891
• − Insurance: −$425
• − Repairs & maintenance: −$1,036
• − Management: −$1,036
• − HOA: −$3,456
• − Depreciation: −$2,473
• Taxable loss: −$1,127
• Est. tax savings @ 24.0%: +$270
• After-tax cash flow: $381/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: South-Western City
• NCES district ID: 3904480
• Math proficiency: 40% ▼ -18.00%
• Reading proficiency: 48% ▼ -10.00%
• Median HH income: $51,689
• Composite: 37.95/100
• National rank: #4305
• State rank: #500 of 656 in OH

Livability — Lincoln Village

• Score: 85/100
• State rank: #42
• US rank: #549

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lincoln Village, OH
• County: Franklin County · 1,351,780 people
• City population: 59,077
• Metro: Columbus, OH
• Population (ZIP): 59,077
• Household income: $61,713
• Rent vs Own: 55.8% rent · 44.2% own
• Severe rent burden: 3284.0

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 0.64)
• Race & ethnicity: White 54% Black 23% Hispanic / Latino 14% Two or more races 11% Asian 3%
• Hispanic origin (detail): Mexican 8% Dominican 1%
• Common ancestry: Slovak 2% Italian 1% Romanian 1%
• Foreign-born: 19% · Canada, Jamaica
• Languages at home: 74% English-only · Spanish 12% Other Indo-European 1% Other Asian/Pacific 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: ▼ -245.97%
• Current HPI: 234.1992
• Rent YoY: ▼ -0.63%
• 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

+566.7% since first listed

3 events — show timeline

• 2026-04-17 Price Changed $98,000 CBRMLS
• 2026-04-02 Listed $105,000 CBRMLS
• 1988-02-01 Sold (Public Records) $14,700 Public Records

Property tax history

+5.4%/yr

Latest (2024): $891 · -12.2% YoY. Source: county tax records.