13260 Tollgate Rd NW · Pickerington, OH 43147

$409,000

3 bd · 2.0 ba · 2,112 sqft · SingleFamily public records · 133 Days on market

Built 1972 1.49 ac lot $194/sqft · 20% below area Est $508k · 20% 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 +15.0/15.0
• Cash flow +6.2/30.0
• Schools +5.7/10.0
• Livability +3.9/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• 1% rule +0.9/10.0
• DSCR +0.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This beautifully renovated home situated on a scenic 1.49 acre lot offering exceptional indoor and outdoor living space with an over sized 2 car garage and a 24' X 36' pole barn with electric. This home is surrounded by open space and mature scenery, provides the perfect balance of privacy and room to roam. Move-in ready and thoughtfully updated, this home offers space, function, and modern comfort both inside and out. This spacious 4-bedroom home features a newly added primary suite in the lower level, complete with a full en-suite bath, oversized shower, and walk-in closet. Upstairs, enjoy a bright, open living space with a kitchen that offers new appliances, countertop and eat in area that flows seamlessly to a large deck, The lower level also includes a welcoming family room perfect for relaxing or entertaining. Pickerington schools Other upgrades, include a new furnace and a new hot water tank, providing peace of mind for years to come.

Key facts

• 1.49 acre lot
• 2 garage spots
• Built 1972

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $409k.

Deal economics

• At list price, monthly cash flow is $-745 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $277k (32.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $239k (41.5% below list).
• Recommended offer: $239k (41.5% below list) — sets the bar for 1% rule.
• Cap rate 4.1% vs local median 3.3% in Pickerington — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 77/100 on livability (#197 in OH, #3,031 nationally) — a middle-class / working-renter tenant base. Strengths: schools A+, employment A+, housing A+; Watch: amenities F, commute F.
• Pickerington Local (suburban): math 58% / reading 69% proficiency, ranked #186 of 656 in OH (top 28%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 19% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising (+3.0%/yr); 223 active listings in the ZIP; high-income renter base; 475 units permitted in Fairfield County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $12k of value loss. Plan a longer hold.
• Fairfield County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 133 days — a 12% lower offer ($360k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $280k; 46% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $239,375 (41.5% 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 133 days. Have you received any prior offers? Is the seller open to a 41% concession, seller financing, or rate buy-down credit?
3. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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 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: 0.59% ✗
• Cap rate: 4.11%
• Cash-on-cash: -7.80%
• DSCR: 0.65
• GRM: 14.2

CMA / ARV

• ARV (median comp): $508,380
• List price: $409,000
• Delta: -19.55%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.01% rent growth · sell at horizon

5-year hold

• IRR: -30.0%
• Equity multiple: 0.01×
• Total profit: $-113,768
• Equity at exit: $60,983

10-year hold

• IRR: -31.5%
• Equity multiple: -0.40×
• Total profit: $-160,377
• Equity at exit: $35,363

Cash invested: $114,520 (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 43147

• Rents YoY: 3.0%
• Active inventory: 223
• Price-to-rent: 14.2×

Monthly cashflow live

• Estimated rent: $2,394 medium
• Mortgage (P&I): −$2,145
• Tax from tax record: −$321 /mo · $3,847/yr
• Insurance: −$170
• HOA: −$0
• Vacancy / Maint / Mgmt: −$503
• Net cashflow: $-745

Break-even live

Break-even rent $3,337

Max offer price $277,433

Occupancy floor —

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: $102,250
• Closing costs: $12,270
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $409,000 Active 133 DOM
2. 2026-06-17
   days on market $409,000 Active 132 DOM
3. 2026-06-16
   days on market $409,000 Active 131 DOM
4. 2026-06-15
   days on market $409,000 Active 130 DOM
5. 2026-06-13
   days on market $409,000 Active 128 DOM
6. 2026-06-09
   days on market $409,000 Active 124 DOM
7. 2026-06-08
   days on market $409,000 Active 123 DOM
8. 2026-06-07
   days on market $409,000 Active 122 DOM
9. 2026-06-03
   days on market $409,000 Active 118 DOM
10. 2026-06-02
    days on market $409,000 Active 117 DOM
11. 2026-06-01
    days on market $409,000 Active 116 DOM
12. 2026-05-31
    days on market $409,000 Active 115 DOM
13. 2026-05-13
    status Active 955-char remark

    Show marketing remark (955 chars)

    This beautifully renovated home situated on a scenic 1.49 acre lot offering exceptional indoor and outdoor living space with an over sized 2 car garage and a 24' X 36' pole barn with electric. This home is surrounded by open space and mature scenery, provides the perfect balance of privacy and room to roam. Move-in ready and thoughtfully updated, this home offers space, function, and modern comfort both inside and out. This spacious 4-bedroom home features a newly added primary suite in the lower level, complete with a full en-suite bath, oversized shower, and walk-in closet. Upstairs, enjoy a bright, open living space with a kitchen that offers new appliances, countertop and eat in area that flows seamlessly to a large deck, The lower level also includes a welcoming family room perfect for relaxing or entertaining. Pickerington schools Other upgrades, include a new furnace and a new hot water tank, providing peace of mind for years to come.

14. 2026-04-14
    historical Contingent 955-char remark

    Show marketing remark (955 chars)

    This beautifully renovated home situated on a scenic 1.49 acre lot offering exceptional indoor and outdoor living space with an over sized 2 car garage and a 24' X 36' pole barn with electric. This home is surrounded by open space and mature scenery, provides the perfect balance of privacy and room to roam. Move-in ready and thoughtfully updated, this home offers space, function, and modern comfort both inside and out. This spacious 4-bedroom home features a newly added primary suite in the lower level, complete with a full en-suite bath, oversized shower, and walk-in closet. Upstairs, enjoy a bright, open living space with a kitchen that offers new appliances, countertop and eat in area that flows seamlessly to a large deck, The lower level also includes a welcoming family room perfect for relaxing or entertaining. Pickerington schools Other upgrades, include a new furnace and a new hot water tank, providing peace of mind for years to come.

15. 2026-03-27
    price $409,000 955-char remark

    Show marketing remark (955 chars)

    This beautifully renovated home situated on a scenic 1.49 acre lot offering exceptional indoor and outdoor living space with an over sized 2 car garage and a 24' X 36' pole barn with electric. This home is surrounded by open space and mature scenery, provides the perfect balance of privacy and room to roam. Move-in ready and thoughtfully updated, this home offers space, function, and modern comfort both inside and out. This spacious 4-bedroom home features a newly added primary suite in the lower level, complete with a full en-suite bath, oversized shower, and walk-in closet. Upstairs, enjoy a bright, open living space with a kitchen that offers new appliances, countertop and eat in area that flows seamlessly to a large deck, The lower level also includes a welcoming family room perfect for relaxing or entertaining. Pickerington schools Other upgrades, include a new furnace and a new hot water tank, providing peace of mind for years to come.

16. 2026-02-16
    price $419,000 955-char remark

    Show marketing remark (955 chars)

    This beautifully renovated home situated on a scenic 1.49 acre lot offering exceptional indoor and outdoor living space with an over sized 2 car garage and a 24' X 36' pole barn with electric. This home is surrounded by open space and mature scenery, provides the perfect balance of privacy and room to roam. Move-in ready and thoughtfully updated, this home offers space, function, and modern comfort both inside and out. This spacious 4-bedroom home features a newly added primary suite in the lower level, complete with a full en-suite bath, oversized shower, and walk-in closet. Upstairs, enjoy a bright, open living space with a kitchen that offers new appliances, countertop and eat in area that flows seamlessly to a large deck, The lower level also includes a welcoming family room perfect for relaxing or entertaining. Pickerington schools Other upgrades, include a new furnace and a new hot water tank, providing peace of mind for years to come.

17. 2026-02-05
    listed $429,900 Active 955-char remark

    Show marketing remark (955 chars)

    This beautifully renovated home situated on a scenic 1.49 acre lot offering exceptional indoor and outdoor living space with an over sized 2 car garage and a 24' X 36' pole barn with electric. This home is surrounded by open space and mature scenery, provides the perfect balance of privacy and room to roam. Move-in ready and thoughtfully updated, this home offers space, function, and modern comfort both inside and out. This spacious 4-bedroom home features a newly added primary suite in the lower level, complete with a full en-suite bath, oversized shower, and walk-in closet. Upstairs, enjoy a bright, open living space with a kitchen that offers new appliances, countertop and eat in area that flows seamlessly to a large deck, The lower level also includes a welcoming family room perfect for relaxing or entertaining. Pickerington schools Other upgrades, include a new furnace and a new hot water tank, providing peace of mind for years to come.

18. 2026-02-05
    historical $429,900 955-char remark

    Show marketing remark (955 chars)

    This beautifully renovated home situated on a scenic 1.49 acre lot offering exceptional indoor and outdoor living space with an over sized 2 car garage and a 24' X 36' pole barn with electric. This home is surrounded by open space and mature scenery, provides the perfect balance of privacy and room to roam. Move-in ready and thoughtfully updated, this home offers space, function, and modern comfort both inside and out. This spacious 4-bedroom home features a newly added primary suite in the lower level, complete with a full en-suite bath, oversized shower, and walk-in closet. Upstairs, enjoy a bright, open living space with a kitchen that offers new appliances, countertop and eat in area that flows seamlessly to a large deck, The lower level also includes a welcoming family room perfect for relaxing or entertaining. Pickerington schools Other upgrades, include a new furnace and a new hot water tank, providing peace of mind for years to come.

19. 2025-11-25
    soldstatus $280,000

ⓘ 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: $3,847 · $321/mo
• Projected year-2 tax: $5,114 · $426/mo
• Expected delta: +$1,267/yr (+$106/mo · 32.9%)

ⓘ 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 3/10 Moderate 7 d/yr ≥99°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: $28,725
• − Mortgage interest: −$22,910
• − Property taxes: −$3,847
• − Insurance: −$2,045
• − Repairs & maintenance: −$2,298
• − Management: −$2,298
• − Depreciation: −$11,898
• Taxable loss: −$16,571
• Est. tax savings @ 24.0%: +$3,977
• After-tax cash flow: $-4,960/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: Pickerington Local
• NCES district ID: 3904689
• Math proficiency: 58% ▼ -18.00%
• Reading proficiency: 69% ▼ -8.00%
• Median HH income: $81,735
• Composite: 56.97/100
• National rank: #1112
• State rank: #186 of 656 in OH

Livability — Pickerington

• Score: 77/100
• State rank: #197
• US rank: #3031

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Fairfield County · 109,896 people
• City population: 46,963
• Metro: Columbus, OH
• Population (ZIP): 46,963
• Household income: $126,534
• Rent vs Own: 15.2% rent · 84.8% own
• Severe rent burden: 375.0

Population outlook (Fairfield County) Hauer SSP2

• Today (2025): 162,442 people
• By 2030: 166,796 · +2.7%
• By 2040: 172,835 · +6.4%
• By 2050: 174,822 · +7.6%
• By 2075: 174,938 · +7.7%
• By 2100: 160,988 · -0.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (67%)
• Race & ethnicity: White 67% Black 20% Two or more races 6% Asian 4% Hispanic / Latino 3%
• Common ancestry: Romanian 2% Slovak 2% Lithuanian 2%
• Foreign-born: 6% · Canada, India, Vietnam
• Languages at home: 93% English-only · Other Indo-European 2% Spanish 1% Russian/Polish/Slavic 1%

Political lean MEDSL · Fairfield

• 2024 margin: Strong R (+24.1) · D 37.5% · R 61.6%
• 2008→2024 swing: -6.9pp toward R · 2008: -17.1pp · 2024: -24.1pp
• All cycles: 2024: R+24.1 2020: R+23.5 2016: R+27.0 2012: R+16.1 2008: R+17.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -221.01%
• Current HPI: 232.8039
• Rent YoY: ▲ 3.01%
• 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

+46.1% since first listed

7 events — show timeline

• 2026-05-13 Relisted — CBRMLS
• 2026-04-14 Contingent — CBRMLS
• 2026-03-27 Price Changed $409,000 CBRMLS
• 2026-02-16 Price Changed $419,000 CBRMLS
• 2026-02-05 Listed $429,900 CBRMLS
• 2026-02-05 Coming Soon $429,900 CBRMLS
• 2025-11-25 Sold (Public Records) $280,000 Public Records

Property tax history

+5.0%/yr

Latest (2025): $3,847 · +19.8% YoY. Source: county tax records.