6014 Brice Park Dr Unit 17B · Columbus, OH 43110

$175,000

2 bd · 1.0 ba · 840 sqft · Condo public records · 71 Days on market

Built 2001 $208/sqft · at area comps Est $171k · at est. $200/mo HOA · 12% 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).

• Cash flow +12.0/30.0
• ARV discount +6.5/15.0
• 1% rule +4.4/10.0
• Livability +4.0/5.0
• DSCR +3.5/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautifully maintained and recently updated 2 bedroom condo. This home includes newer appliances, space-saving stackable washer/dryer, ceramic floors in kitchen and easy to clean vinyl plank in living room. New HVAC 2024. Tree line in back provides privacy. Located close to dining, shopping, and churches.

Key facts

• $200 HOA
• Garage
• Built 2001

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $175k.

Deal economics

• At list price, monthly cash flow is $-42 ($-499/yr) — negative.
• To cash-flow at today's rent, offer at most $168k (4.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $165k (5.8% below list).
• Recommended offer: $164k (6.0% below list) — sets the bar for market timing.
• Cap rate 6.0% 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 soft (-0.5%/yr); 208 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 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 $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 71 days — a 6% lower offer ($164k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 9y 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 $164,500 (6.0% 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 71 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
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. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.94% ✗
• Cap rate: 6.01%
• Cash-on-cash: -1.02%
• DSCR: 0.95
• GRM: 8.8

CMA / ARV

• ARV (median comp): $171,220
• List price: $175,000
• Delta: 2.21%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -21.7%
• Equity multiple: 0.27×
• Total profit: $-35,731
• Equity at exit: $26,093

10-year hold

• IRR: -26.5%
• Equity multiple: -0.08×
• Total profit: $-52,765
• Equity at exit: $15,131

Cash invested: $49,000 (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 43110

• Home prices YoY: -32.0%
• Rents YoY: -0.5%
• Active inventory: 208
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,649 high
• Mortgage (P&I): −$918
• Tax from tax record: −$154 /mo · $1,847/yr
• Insurance: −$73
• HOA: −$200
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $-42

Break-even live

Break-even rent $1,702

Max offer price $167,656

Occupancy floor 98%

Sensitivity live

Price	-10% $57	-5% $8	+0% $-42	+5% $-91	+10% $-141
Rent	-10% $-172	-5% $-107	+0% $-42	+5% $24	+10% $89
Rate	-1.0pp $47	-0.5pp $3	base $-42	+0.5pp $-87	+1.0pp $-133

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6060 Rossi Dr Canal Winchester, OH	1.0–3.0	1.0–2.5	1186	$1,697	$1.43	2d	19	0.12mi
4020 Brice Rd Canal Winchester, OH	1.0–3.0	1.0–2.0	953	$1,588	$1.67	2d	1	0.30mi
4900 Gender Rd Canal Winchester, OH	1.0–2.0	1.0–2.0	819	$1,475	$1.80	2d	1	0.54mi
6460 Chelsea Glen Dr Canal Winchester, OH	1.0–2.0	1.0–2.5	1028	$1,825	$1.78	2d	22	0.56mi
4540 Gender Rd Canal Winchester, OH	1.0–2.0	1.0–2.0	829	$1,475	$1.78	3d	19	0.91mi
6340 Saddler Way Canal Winchester, OH	1.0–2.0	1.0–1.5	872	$1,461	$1.68	2d	22	1.00mi
5724 Bixby Rd Canal Winchester, OH	1.0–3.0	1.0–2.0	953	$1,600	$1.68	2d	1	1.14mi
3995 Cracker Cove Ln Canal Winchester, OH	1.0–2.0	1.0–2.0	914	$1,485	$1.62	4d	13	1.42mi

HOA detail condo

• Monthly dues: $200 · $2,400/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 40 events

1. 2026-06-21
   days on market $175,000 Active 71 DOM
2. 2026-06-18
   days on market $175,000 Active 68 DOM
3. 2026-06-17
   days on market $175,000 Active 67 DOM
4. 2026-06-16
   days on market $175,000 Active 66 DOM
5. 2026-06-15
   days on market $175,000 Active 65 DOM
6. 2026-06-13
   days on market $175,000 Active 63 DOM
7. 2026-06-13
   days on market $175,000 Active 62 DOM
8. 2026-06-09
   days on market $175,000 Active 59 DOM
9. 2026-06-08
   days on market $175,000 Active 58 DOM
10. 2026-06-07
    days on market $175,000 Active 57 DOM
11. 2026-06-05
    days on market $175,000 Active 54 DOM
12. 2026-06-03
    days on market $175,000 Active 53 DOM
13. 2026-06-02
    days on market $175,000 Active 52 DOM
14. 2026-06-01
    days on market $175,000 Active 51 DOM
15. 2026-05-31
    days on market $175,000 Active 50 DOM
16. 2026-04-11
    listed $175,000 Active 306-char remark

    Show marketing remark (306 chars)

    Beautifully maintained and recently updated 2 bedroom condo. This home includes newer appliances, space-saving stackable washer/dryer, ceramic floors in kitchen and easy to clean vinyl plank in living room. New HVAC 2024. Tree line in back provides privacy. Located close to dining, shopping, and churches.

17. 2026-04-10
    historical $175,000 306-char remark

    Show marketing remark (306 chars)

    Beautifully maintained and recently updated 2 bedroom condo. This home includes newer appliances, space-saving stackable washer/dryer, ceramic floors in kitchen and easy to clean vinyl plank in living room. New HVAC 2024. Tree line in back provides privacy. Located close to dining, shopping, and churches.

18. 2024-09-26
    soldstatus $158,000
19. 2024-09-24
    soldstatus $158,000 Closed 318-char remark

    Show marketing remark (318 chars)

    Discover low-maintenance living in this nicely updated, 2 bedroom condo in Brice Green. This home includes newer appliances, space-saving stackable washer/dryer, ceramic floors in kitchen and easy to clean vinyl plank in living room. Tree line in back provides privacy. Located close to dining, shopping, and churches.

20. 2024-08-19
    historical Contingent Finance and Inspection 318-char remark

    Show marketing remark (318 chars)

    Discover low-maintenance living in this nicely updated, 2 bedroom condo in Brice Green. This home includes newer appliances, space-saving stackable washer/dryer, ceramic floors in kitchen and easy to clean vinyl plank in living room. Tree line in back provides privacy. Located close to dining, shopping, and churches.

21. 2024-08-10
    price $158,000 318-char remark

    Show marketing remark (318 chars)

    Discover low-maintenance living in this nicely updated, 2 bedroom condo in Brice Green. This home includes newer appliances, space-saving stackable washer/dryer, ceramic floors in kitchen and easy to clean vinyl plank in living room. Tree line in back provides privacy. Located close to dining, shopping, and churches.

22. 2024-07-12
    listed $160,000 Active 318-char remark

    Show marketing remark (318 chars)

    Discover low-maintenance living in this nicely updated, 2 bedroom condo in Brice Green. This home includes newer appliances, space-saving stackable washer/dryer, ceramic floors in kitchen and easy to clean vinyl plank in living room. Tree line in back provides privacy. Located close to dining, shopping, and churches.

23. 2022-12-01
    soldstatus $145,000
24. 2022-11-30
    soldstatus $145,000 Closed
25. 2022-11-07
    historical Contingent Finance and Inspection
26. 2022-10-26
    price $149,900
27. 2022-10-24
    status Active
28. 2022-10-07
    historical Contingent Finance and Inspection
29. 2022-09-30
    price $154,900
30. 2022-08-27
    price $159,900
31. 2022-08-19
    listed $160,000 Active
32. 2022-08-18
    historical $160,000
33. 2019-09-26
    soldstatus $84,000
34. 2019-09-05
    soldstatus $84,000 Closed
35. 2019-08-05
    status Pending
36. 2019-07-31
    listed $89,999 Active
37. 2017-09-26
    soldstatus $67,000
38. 2017-09-22
    soldstatus $67,000 Closed
39. 2017-08-03
    historical Contingent Finance and Inspection
40. 2017-07-20
    listed $75,000 Active

ⓘ 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: $1,847 · $154/mo
• Projected year-2 tax: $2,289 · $191/mo
• Expected delta: +$441/yr (+$37/mo · 23.9%)

ⓘ 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 ≥99°F today · 19 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,792
• − Mortgage interest: −$9,803
• − Property taxes: −$1,847
• − Insurance: −$875
• − Repairs & maintenance: −$1,583
• − Management: −$1,583
• − HOA: −$2,400
• − Depreciation: −$5,091
• Taxable loss: −$3,390
• Est. tax savings @ 24.0%: +$814
• After-tax cash flow: $315/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): 43,544
• Household income: $77,442
• Rent vs Own: 35.7% rent · 64.3% own
• Severe rent burden: 1240.0

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 0.60)
• Race & ethnicity: White 54% Black 32% Two or more races 8% Asian 4% Hispanic / Latino 3%
• Common ancestry: Romanian 2% Italian 2% Slovak 2%
• Foreign-born: 11% · India, Canada, China
• Languages at home: 87% English-only · French/Haitian/Cajun 3% Other Indo-European 3% Spanish 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: ▼ -105.16%
• Current HPI: 223.7824
• Rent YoY: ▼ -0.54%
• 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

+133.3% since first listed

25 events — show timeline

• 2026-04-11 Listed $175,000 CBRMLS
• 2026-04-10 Coming Soon $175,000 CBRMLS
• 2024-09-26 Sold (Public Records) $158,000 Public Records
• 2024-09-24 Sold (MLS) $158,000 CBRMLS
• 2024-08-19 Contingent — CBRMLS
• 2024-08-10 Price Changed $158,000 CBRMLS
• 2024-07-12 Listed $160,000 CBRMLS
• 2022-12-01 Sold (Public Records) $145,000 Public Records
• 2022-11-30 Sold (MLS) $145,000 CBRMLS
• 2022-11-07 Contingent — CBRMLS
• 2022-10-26 Price Changed $149,900 CBRMLS
• 2022-10-24 Relisted — CBRMLS
• 2022-10-07 Contingent — CBRMLS
• 2022-09-30 Price Changed $154,900 CBRMLS
• 2022-08-27 Price Changed $159,900 CBRMLS
• 2022-08-19 Listed $160,000 CBRMLS
• 2022-08-18 Coming Soon $160,000 CBRMLS
• 2019-09-26 Sold (Public Records) $84,000 Public Records
• 2019-09-05 Sold (MLS) $84,000 CBRMLS
• 2019-08-05 Pending — CBRMLS
• 2019-07-31 Listed $89,999 CBRMLS
• 2017-09-26 Sold (Public Records) $67,000 Public Records
• 2017-09-22 Sold (MLS) $67,000 CBRMLS
• 2017-08-03 Contingent — CBRMLS
• 2017-07-20 Listed $75,000 CBRMLS

Property tax history

+5.8%/yr

Latest (2024): $1,847 · +1.3% YoY. Source: county tax records.