7399 Wollam Ave · Reynoldsburg, OH 43068

$209,900

3 bd · 1.0 ba · 1,025 sqft · SingleFamily public records · 12 Days on market

Built 1956 6,098 sqft lot $205/sqft · 13% below area Est $241k · 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).

• Cash flow +14.6/30.0
• ARV discount +13.3/15.0
• DSCR +4.5/10.0
• 1% rule +4.0/10.0
• Livability +4.0/5.0
• Schools +3.6/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great ranch-style home in Marabar Heights! This single-story residence features a functional layout perfect for low-maintenance living. Built on a solid slab foundation, the home offers easy access throughout with no stairs. Enjoy a spacious 0.20-acre lot and an attached garage. Conveniently located near local parks, dining, and shopping with easy access to I-270 and I-70.

Key facts

• Easy access to i-270
• Attached garage
• Ranch-style home

Tags

• RANCH-STYLE HOME
• FUNCTIONAL LAYOUT
• SOLID SLAB FOUNDATION
• SPACIOUS 0.20-ACRE LOT
• ATTACHED GARAGE
• EASY ACCESS TO I-270

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $51 ($611/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $189k (9.9% below list).
• Recommended offer: $189k (9.9% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 4.4% in Reynoldsburg — 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 80/100 on livability (#124 in OH, #1,816 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+; Watch: crime F, amenities F.
• Reynoldsburg City (suburban): math 32% / reading 50% proficiency, ranked #519 of 656 in OH (top 79%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+2.0%/yr); 178 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); 8,139 units permitted in Franklin County in 2024 (5,940 in 5+ unit buildings).
• This rent runs 32% of the median local income ($70k/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

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 11y 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.
• Current owner paid $57k; list at $210k implies a 268% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $189,202 (9.9% below list)

Questions for the listing agent

1. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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. 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?
6. 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.
7. 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.
8. 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: 0.90% ✗
• Cap rate: 6.58%
• Cash-on-cash: 1.04%
• DSCR: 1.05
• GRM: 9.2

CMA / ARV

• ARV (median comp): $241,074
• List price: $209,900
• Delta: -12.93%
• 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
7399 Wollam Ave	0.00mi	3/1.0	1,025 (0%)	1mo	$204,900	$200	99
1047 Sunview Rd	0.16mi	3/1.0	1,025 (0%)	2mo	$205,000	$200	91
982 Hillridge Rd	0.18mi	3/1.0	984 (-4%)	0mo	$225,000	$229	85
956 Hillridge Rd	0.21mi	3/1.0	984 (-4%)	1mo	$147,000	$149	82
7396 Sabre Ave	0.40mi	3/1.0	984 (-4%)	1mo	$200,000	$203	74
167 Lawrence Ln	0.61mi	2/1.0 (-1)	1,086 (+6%)	1mo	$70,000	$64	56
793 Crofton Cir	0.53mi	2/1.5 (-1)	1,120 (+9%)	0mo	$195,000	$174	52
214 Estates Ln #214	0.71mi	3/2.0	1,080 (+5%)	2mo	$60,000	$56	52
811 Crofton Pl	0.51mi	2/1.5 (-1)	1,120 (+9%)	2mo	$185,000	$165	52
1449 Golding Dr	0.69mi	3/2.0	1,152 (+12%)	1mo	$250,000	$217	42
1230 Carrousel Dr E	0.53mi	2/3.0 (-1)	1,145 (+12%)	1mo	$289,900	$253	42
1 Estates Ln	0.72mi	2/1.0 (-1)	910 (-11%)	3mo	$14,500	$16	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 · 2.02% rent growth · sell at horizon

5-year hold

• IRR: -15.7%
• Equity multiple: 0.45×
• Total profit: $-32,592
• Equity at exit: $31,297

10-year hold

• IRR: -9.0%
• Equity multiple: 0.46×
• Total profit: $-31,537
• Equity at exit: $18,148

Cash invested: $58,772 (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 43068

• Rents YoY: 2.0%
• Active inventory: 178
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,892 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$256 /mo · $3,067/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$397
• Net cashflow: $51

Break-even live

Break-even rent $1,828

Max offer price $209,900

Occupancy floor 92%

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: $52,475
• Closing costs: $6,297
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7670 N Oakbrook Dr Reynoldsburg, OH	1.0–3.0	1.0–2.5	923	$1,879	$2.04	2d	6	0.32mi
7378 E Main St Reynoldsburg, OH	3.0	1.5	1062	$1,595	$1.50	12d	1	0.38mi
1366 Briarcliff Rd Reynoldsburg, OH	1.0–2.0	1.0	667	$1,185	$1.78	1d	11	0.67mi
6801 Bordeaux Ct Reynoldsburg, OH	2.0	2.0	1049	$1,600	$1.53	3d	7	0.83mi
1713 Blacklick Creek Dr Reynoldsburg, OH	2.0	2.0	1481	$2,456	$1.66	1d	3	0.86mi
1000 Oak St Reynoldsburg, OH	2.0–3.0	2.5	1362	$2,395	$1.76	1d	8	0.90mi
6738 Red Fox Rd Reynoldsburg, OH	3.0	1.0	1300	$2,400	$1.85	3d	1	0.95mi
1902 SAWGRASS Dr Franklin, IN	3.0	2.0	1306	$2,050	$1.57	1d	1	1.03mi
6870 E Livingston Ave Reynoldsburg, OH	2.0–3.0	1.5	1180	$1,500	$1.27	7d	7	1.12mi
1929 Opal St Reynoldsburg, OH	2.0–3.0	2.5	1646	$2,395	$1.45	43d	13	1.20mi
1929 Opal St Reynoldsburg, OH	2.0–3.0	2.5	1646	$2,266	$1.38	1d	18	1.20mi
8237 Goldsmith Dr Reynoldsburg, OH	2.0	1.5	1040	$1,475	$1.42	43d	1	1.28mi
6425 Carriage Ln Reynoldsburg, OH	3.0	1.5	1000	$1,850	$1.85	43d	1	1.30mi
2067 Creekview Ct Reynoldsburg, OH	1.0–2.0	1.0–1.5	975	$1,419	$1.46	2d	18	1.32mi
1161 Woodwind Dr Unit 1197 Reynoldsburg, OH	2.0	1.5	950	$1,250	$1.32	43d	1	1.37mi
135 Reynoldsburg New Albany Rd Reynoldsburg, OH	1.0–3.0	1.0–2.5	1115	$2,088	$1.87	2d	22	1.49mi
135 Reynoldsburg New Albany Rd Reynoldsburg, OH	1.0–3.0	1.0–2.5	1115	$2,208	$1.98	1d	25	1.49mi

Listing history 14 events

1. 2026-05-04
   status Pending 375-char remark

   Show marketing remark (375 chars)

   Great ranch-style home in Marabar Heights! This single-story residence features a functional layout perfect for low-maintenance living. Built on a solid slab foundation, the home offers easy access throughout with no stairs. Enjoy a spacious 0.20-acre lot and an attached garage. Conveniently located near local parks, dining, and shopping with easy access to I-270 and I-70.

2. 2026-04-22
   listed $209,900 Active 375-char remark

   Show marketing remark (375 chars)

   Great ranch-style home in Marabar Heights! This single-story residence features a functional layout perfect for low-maintenance living. Built on a solid slab foundation, the home offers easy access throughout with no stairs. Enjoy a spacious 0.20-acre lot and an attached garage. Conveniently located near local parks, dining, and shopping with easy access to I-270 and I-70.

3. 2015-12-18
   soldstatus $57,000
4. 2015-12-17
   soldstatus $57,000 Closed 371-char remark

   Show marketing remark (371 chars)

   Back on Market !!! Price Reduced !!! Seller will help with Buyers points, closing costs, pre-paids, down payment assistance, etc. Great starter or empty-nester ranch with wheelchair access in quiet neighborhood within walking distance to school. New roof in 2009. Updated Lennox furnace and hot water tank. Immediate possession. Sold in ''AS IS'' condition. Estate sale.

5. 2015-12-09
   status Pending 371-char remark

   Show marketing remark (371 chars)

   Back on Market !!! Price Reduced !!! Seller will help with Buyers points, closing costs, pre-paids, down payment assistance, etc. Great starter or empty-nester ranch with wheelchair access in quiet neighborhood within walking distance to school. New roof in 2009. Updated Lennox furnace and hot water tank. Immediate possession. Sold in ''AS IS'' condition. Estate sale.

6. 2015-12-07
   status Active 371-char remark

   Show marketing remark (371 chars)

   Back on Market !!! Price Reduced !!! Seller will help with Buyers points, closing costs, pre-paids, down payment assistance, etc. Great starter or empty-nester ranch with wheelchair access in quiet neighborhood within walking distance to school. New roof in 2009. Updated Lennox furnace and hot water tank. Immediate possession. Sold in ''AS IS'' condition. Estate sale.

7. 2015-12-06
   price $69,000 371-char remark

   Show marketing remark (371 chars)

   Back on Market !!! Price Reduced !!! Seller will help with Buyers points, closing costs, pre-paids, down payment assistance, etc. Great starter or empty-nester ranch with wheelchair access in quiet neighborhood within walking distance to school. New roof in 2009. Updated Lennox furnace and hot water tank. Immediate possession. Sold in ''AS IS'' condition. Estate sale.

8. 2015-11-01
   historical Contingent Finance and Inspection 371-char remark

   Show marketing remark (371 chars)

   Back on Market !!! Price Reduced !!! Seller will help with Buyers points, closing costs, pre-paids, down payment assistance, etc. Great starter or empty-nester ranch with wheelchair access in quiet neighborhood within walking distance to school. New roof in 2009. Updated Lennox furnace and hot water tank. Immediate possession. Sold in ''AS IS'' condition. Estate sale.

9. 2015-10-28
   status Active 371-char remark

   Show marketing remark (371 chars)

   Back on Market !!! Price Reduced !!! Seller will help with Buyers points, closing costs, pre-paids, down payment assistance, etc. Great starter or empty-nester ranch with wheelchair access in quiet neighborhood within walking distance to school. New roof in 2009. Updated Lennox furnace and hot water tank. Immediate possession. Sold in ''AS IS'' condition. Estate sale.

10. 2015-10-24
    historical Contingent Finance and Inspection 371-char remark

    Show marketing remark (371 chars)

    Back on Market !!! Price Reduced !!! Seller will help with Buyers points, closing costs, pre-paids, down payment assistance, etc. Great starter or empty-nester ranch with wheelchair access in quiet neighborhood within walking distance to school. New roof in 2009. Updated Lennox furnace and hot water tank. Immediate possession. Sold in ''AS IS'' condition. Estate sale.

11. 2015-10-17
    price $69,900 371-char remark

    Show marketing remark (371 chars)

    Back on Market !!! Price Reduced !!! Seller will help with Buyers points, closing costs, pre-paids, down payment assistance, etc. Great starter or empty-nester ranch with wheelchair access in quiet neighborhood within walking distance to school. New roof in 2009. Updated Lennox furnace and hot water tank. Immediate possession. Sold in ''AS IS'' condition. Estate sale.

12. 2015-10-17
    status Active 371-char remark

    Show marketing remark (371 chars)

    Back on Market !!! Price Reduced !!! Seller will help with Buyers points, closing costs, pre-paids, down payment assistance, etc. Great starter or empty-nester ranch with wheelchair access in quiet neighborhood within walking distance to school. New roof in 2009. Updated Lennox furnace and hot water tank. Immediate possession. Sold in ''AS IS'' condition. Estate sale.

13. 2015-08-29
    historical Contingent Finance and Inspection 371-char remark

    Show marketing remark (371 chars)

    Back on Market !!! Price Reduced !!! Seller will help with Buyers points, closing costs, pre-paids, down payment assistance, etc. Great starter or empty-nester ranch with wheelchair access in quiet neighborhood within walking distance to school. New roof in 2009. Updated Lennox furnace and hot water tank. Immediate possession. Sold in ''AS IS'' condition. Estate sale.

14. 2015-08-17
    listed $75,000 Active 371-char remark

    Show marketing remark (371 chars)

    Back on Market !!! Price Reduced !!! Seller will help with Buyers points, closing costs, pre-paids, down payment assistance, etc. Great starter or empty-nester ranch with wheelchair access in quiet neighborhood within walking distance to school. New roof in 2009. Updated Lennox furnace and hot water tank. Immediate possession. Sold in ''AS IS'' condition. Estate sale.

ⓘ 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: $3,067 · $256/mo
• Projected year-2 tax: $3,171 · $264/mo
• Expected delta: +$104/yr (+$9/mo · 3.4%)

ⓘ 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 3/10 Moderate 7 d/yr ≥98°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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,704
• − Mortgage interest: −$11,758
• − Property taxes: −$3,067
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,816
• − Management: −$1,816
• − Depreciation: −$6,106
• Taxable loss: −$2,909
• Est. tax savings @ 24.0%: +$698
• After-tax cash flow: $1,309/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: Reynoldsburg City
• NCES district ID: 3904700
• Math proficiency: 32% ▼ -23.00%
• Reading proficiency: 50% ▼ -10.00%
• Median HH income: $58,857
• Composite: 36.1/100
• National rank: #4757
• State rank: #519 of 656 in OH

Livability — Reynoldsburg

• Score: 80/100
• State rank: #124
• US rank: #1816

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Reynoldsburg, OH
• County: Franklin County · 1,351,780 people
• City population: 60,148
• Metro: Columbus, OH
• Population (ZIP): 60,148
• Household income: $70,477
• Rent vs Own: 42.4% rent · 57.6% own
• Severe rent burden: 2189.0

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 0.68)
• Race & ethnicity: White 46% Black 31% Asian 9% Two or more races 8% Hispanic / Latino 7%
• Hispanic origin (detail): Mexican 3% Dominican 2%
• Common ancestry: Lithuanian 2% Italian 2% Slovak 1%
• Foreign-born: 15% · Canada, India
• Languages at home: 81% English-only · Other Indo-European 7% Spanish 5% French/Haitian/Cajun 2%

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: ▼ -222.50%
• Current HPI: 233.8839
• Rent YoY: ▲ 2.02%
• 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

+179.9% since first listed

14 events — show timeline

• 2026-05-04 Pending — CBRMLS
• 2026-04-22 Listed $209,900 CBRMLS
• 2015-12-18 Sold (Public Records) $57,000 Public Records
• 2015-12-17 Sold (MLS) $57,000 CBRMLS
• 2015-12-09 Pending — CBRMLS
• 2015-12-07 Relisted — CBRMLS
• 2015-12-06 Price Changed $69,000 CBRMLS
• 2015-11-01 Contingent — CBRMLS
• 2015-10-28 Relisted — CBRMLS
• 2015-10-24 Contingent — CBRMLS
• 2015-10-17 Price Changed $69,900 CBRMLS
• 2015-10-17 Relisted — CBRMLS
• 2015-08-29 Contingent — CBRMLS
• 2015-08-17 Listed $75,000 CBRMLS

Property tax history

+9.9%/yr

Latest (2024): $3,067 · +4.6% YoY. Source: county tax records.