13 King Arthur Ct · Westerville, OH 43081

$172,800

2 bd · 1.5 ba · 1,052 sqft · Condo public records · 31 Days on market

Built 1973 $218/mo HOA · 13% 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 +11.1/30.0
• ARV discount +7.5/15.0
• Schools +5.2/10.0
• 1% rule +4.8/10.0
• Livability +4.1/5.0
• DSCR +3.2/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Perfect Location for Otterbein or OSU students. Hard to find condo option with 2 nicely sized bedrooms, a full bath and laundry room on the 2nd floor. This unit has the ever essential half bath on the main floor. New flooring and new shower fixtures. Right on the bus line, walk to grocery and just a short bike ride to uptown Westerville. Private patio enclosure for grilling or soaking in the sun. Enjoy the convenient location in a developing area while its still amazingly affordable for Westerville Schools. Lots of closet space and storage nooks.

Key facts

• $218 HOA
• Built 1973
• Listed 31 days

Property features AI

Finance

• HOA & community: Homeowners association with monthly fee of $218; HOA covers lawn care, insurance, and snow removal

Exterior

• Parking: On-street parking; Assigned parking
• Utilities: Public water; Public sewer
• Home design: Condominium; Two levels; Shared/common walls on more than one side
• Construction: Built in 1973
• Exterior features: Slab foundation; Small lot (approximately 0.01 acre); Located in the Camelot Condos subdivision

Interior

• Bathrooms: One full bathroom and one half bathroom (1.5 total)
• Interior features: Living area approximately 1,052

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $173k.

Deal economics

• At list price, monthly cash flow is $-71 ($-851/yr) — negative.
• To cash-flow at today's rent, offer at most $160k (7.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $169k (2.0% below list).
• Recommended offer: $160k (7.2% below list) — sets the bar for cash-flow.
• Cap rate 5.8% vs local median 2.4% in Westerville — 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 82/100 on livability (#82 in OH, #1,215 nationally) — a professional / high-income tenant draw. Strengths: schools A+, employment A+, housing A+; Watch: amenities F, commute F.
• Westerville City (suburban): math 54% / reading 63% proficiency, ranked #276 of 656 in OH (top 42%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents soft (-0.6%/yr); 169 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 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 31 days — a 3% lower offer ($168k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 21y ago; this cycle's ask has dropped $15k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $84k; list at $173k implies a 106% gain — meaningful room to come down on a strong offer.

Recommended offer $160,277 (7.2% 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 31 days. Have you received any prior offers? Is the seller open to a 7% concession, seller financing, or rate buy-down credit?
3. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
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: 0.98% ✗
• Cap rate: 5.80%
• Cash-on-cash: -1.76%
• DSCR: 0.92
• GRM: 8.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -23.2%
• Equity multiple: 0.23×
• Total profit: $-37,320
• Equity at exit: $25,765

10-year hold

• IRR: -31.6%
• Equity multiple: -0.17×
• Total profit: $-56,847
• Equity at exit: $14,941

Cash invested: $48,384 (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 43081

• Rents YoY: -0.6%
• Active inventory: 169
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,693 high
• Mortgage (P&I): −$906
• Tax from tax record: −$212 /mo · $2,545/yr
• Insurance: −$72
• HOA: −$218
• Vacancy / Maint / Mgmt: −$356
• Net cashflow: $-71

Break-even live

Break-even rent $1,783

Max offer price $160,277

Occupancy floor 99%

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: $43,200
• Closing costs: $5,184
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10 King Arthur Ct Westerville, OH	3.0	2.0	1164	$1,747	$1.50	43d	1	0.02mi
20 King Arthur Ct Unit 20 Westerville, OH	3.0	1.5	1164	$1,700	$1.46	2d	1	0.04mi
6532 Cooper Meadows Rd Westerville, OH	2.0	2.5	1262	$1,550	$1.23	2d	1	0.70mi
6599 Cooper Meadows Rd Westerville, OH	2.0	2.5	1262	$1,525	$1.21	23d	1	0.74mi
6345 Cooper Rd Columbus, OH	1.0–3.0	1.0–2.5	1485	$1,932	$1.30	1d	11	0.82mi
153 Cornell Ct Westerville, OH	3.0	1.0	1490	$2,295	$1.54	23d	1	0.93mi
3553 Triton Ct Westerville, OH	3.0	2.0	1200	$2,600	$2.17	2d	1	0.95mi
3553 Triton Ct Westerville, OH	3.0	2.0	1188	$2,600	$2.19	43d	1	0.95mi
365 Tradewind Ct Westerville, OH	2.0	1.0	1500	$1,700	$1.13	23d	1	0.96mi
3090 Highcliff Ct Unit 3090 Columbus, OH	2.0	1.5	922	$1,375	$1.49	21d	1	1.01mi
2608 Christine Blvd Columbus, OH	2.0	1.0	883	$1,195	$1.35	7d	1	1.15mi
888 S Spring Rd Westerville, OH	2.0	1.0	832	$1,195	$1.44	43d	1	1.16mi
277 Bend Blvd Westerville, OH	3.0	1.0–3.0	1098	$2,079	$1.89	1d	19	1.18mi
942 S Spring Rd Westerville, OH	2.0	1.5	1100	$1,295	$1.18	2d	1	1.18mi
35 S Knox St Unit C Westerville, OH	2.0	1.0	1000	$1,650	$1.65	17d	1	1.29mi
47 University St Westerville, OH	2.0	1.0	816	$1,400	$1.72	17d	1	1.31mi
2325 Marlborough Ct Columbus, OH	2.0	1.0–1.5	1000	$1,475	$1.48	3d	4	1.48mi

HOA detail condo

• Monthly dues: $218 · $2,616/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 27 events

1. 2026-06-18
   days on market $172,800 Active 31 DOM
2. 2026-06-17
   days on market $172,800 Active 30 DOM
3. 2026-06-16
   days on market $172,800 Active 29 DOM
4. 2026-06-16
   price $172,800 Active 28 DOM
5. 2026-06-15
   days on market $173,800 Active 28 DOM
6. 2026-06-13
   pricedays on market $173,800 Active 26 DOM
7. 2026-06-09
   days on market $174,800 Active 22 DOM
8. 2026-06-08
   pricedays on market $174,800 Active 21 DOM
9. 2026-06-07
   pricestatusdays on market $179,900 Active 20 DOM
10. 2026-06-03
    days on market $183,500 Contingent 16 DOM
11. 2026-06-02
    days on market $183,500 Contingent 15 DOM
12. 2026-06-01
    days on market $183,500 Contingent 14 DOM
13. 2026-05-31
    days on market $183,500 Contingent 13 DOM
14. 2026-05-19
    price $185,500
15. 2026-05-18
    listed $187,500 Active
16. 2020-10-07
    soldstatus $83,700
17. 2020-09-17
    soldstatus $83,700 Closed 552-char remark

    Show marketing remark (552 chars)

    Perfect Location for Otterbein or OSU students. Hard to find condo option with 2 nicely sized bedrooms, a full bath and laundry room on the 2nd floor. This unit has the ever essential half bath on the main floor. New flooring and new shower fixtures. Right on the bus line, walk to grocery and just a short bike ride to uptown Westerville. Private patio enclosure for grilling or soaking in the sun. Enjoy the convenient location in a developing area while its still amazingly affordable for Westerville Schools. Lots of closet space and storage nooks.

18. 2020-09-05
    historical Contingent Finance and Inspection 552-char remark

    Show marketing remark (552 chars)

    Perfect Location for Otterbein or OSU students. Hard to find condo option with 2 nicely sized bedrooms, a full bath and laundry room on the 2nd floor. This unit has the ever essential half bath on the main floor. New flooring and new shower fixtures. Right on the bus line, walk to grocery and just a short bike ride to uptown Westerville. Private patio enclosure for grilling or soaking in the sun. Enjoy the convenient location in a developing area while its still amazingly affordable for Westerville Schools. Lots of closet space and storage nooks.

19. 2020-09-03
    status Active 552-char remark

    Show marketing remark (552 chars)

    Perfect Location for Otterbein or OSU students. Hard to find condo option with 2 nicely sized bedrooms, a full bath and laundry room on the 2nd floor. This unit has the ever essential half bath on the main floor. New flooring and new shower fixtures. Right on the bus line, walk to grocery and just a short bike ride to uptown Westerville. Private patio enclosure for grilling or soaking in the sun. Enjoy the convenient location in a developing area while its still amazingly affordable for Westerville Schools. Lots of closet space and storage nooks.

20. 2020-09-03
    status Pending 552-char remark

    Show marketing remark (552 chars)

    Perfect Location for Otterbein or OSU students. Hard to find condo option with 2 nicely sized bedrooms, a full bath and laundry room on the 2nd floor. This unit has the ever essential half bath on the main floor. New flooring and new shower fixtures. Right on the bus line, walk to grocery and just a short bike ride to uptown Westerville. Private patio enclosure for grilling or soaking in the sun. Enjoy the convenient location in a developing area while its still amazingly affordable for Westerville Schools. Lots of closet space and storage nooks.

21. 2020-09-02
    listed $91,500 Active 552-char remark

    Show marketing remark (552 chars)

    Perfect Location for Otterbein or OSU students. Hard to find condo option with 2 nicely sized bedrooms, a full bath and laundry room on the 2nd floor. This unit has the ever essential half bath on the main floor. New flooring and new shower fixtures. Right on the bus line, walk to grocery and just a short bike ride to uptown Westerville. Private patio enclosure for grilling or soaking in the sun. Enjoy the convenient location in a developing area while its still amazingly affordable for Westerville Schools. Lots of closet space and storage nooks.

22. 2005-05-31
    soldstatus $56,500 105-char remark

    Show marketing remark (105 chars)

    NICE 2 BEDROON IN THE HEART OF WESTERVILLE, CLOSE TO SHOPPING & BUS LINE. OWNER FINANCING POSSIBLE.

23. 2005-04-29
    historical 105-char remark

    Show marketing remark (105 chars)

    NICE 2 BEDROON IN THE HEART OF WESTERVILLE, CLOSE TO SHOPPING & BUS LINE. OWNER FINANCING POSSIBLE.

24. 2005-04-06
    listed $55,000 105-char remark

    Show marketing remark (105 chars)

    NICE 2 BEDROON IN THE HEART OF WESTERVILLE, CLOSE TO SHOPPING & BUS LINE. OWNER FINANCING POSSIBLE.

25. 2003-06-09
    soldstatus $1,028,800
26. 2001-12-04
    soldstatus $1,004,500
27. 1986-08-29
    soldstatus $1,100,000

ⓘ 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: $2,545 · $212/mo
• Projected year-2 tax: $2,621 · $218/mo
• Expected delta: +$75/yr (+$6/mo · 3.0%)

ⓘ 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 ≥100°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,315
• − Mortgage interest: −$9,679
• − Property taxes: −$2,545
• − Insurance: −$864
• − Repairs & maintenance: −$1,625
• − Management: −$1,625
• − HOA: −$2,616
• − Depreciation: −$5,027
• Taxable loss: −$3,667
• Est. tax savings @ 24.0%: +$880
• After-tax cash flow: $29/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: Westerville City
• NCES district ID: 3904504
• Math proficiency: 54% ▼ -16.00%
• Reading proficiency: 63% ▼ -6.00%
• Median HH income: $72,017
• Composite: 51.9/100
• National rank: #1649
• State rank: #276 of 656 in OH

Livability — Westerville

• Score: 82/100
• State rank: #82
• US rank: #1215

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Westerville, OH
• County: Franklin County · 1,351,780 people
• City population: 99,583
• Metro: Columbus, OH
• Population (ZIP): 65,020
• Household income: $92,422
• Rent vs Own: 41.3% rent · 58.7% own
• Severe rent burden: 1746.0

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: Predominantly White (72%)
• Race & ethnicity: White 72% Black 14% Two or more races 7% Asian 5% Hispanic / Latino 4%
• Common ancestry: Italian 4% Romanian 3% Lithuanian 2%
• Foreign-born: 10% · Canada, China
• Languages at home: 88% English-only · Spanish 2% Other Indo-European 2% 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: ▼ -275.55%
• Current HPI: 259.862
• Rent YoY: ▼ -0.56%
• 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

-83.1% since first listed

14 events — show timeline

• 2026-05-19 Price Changed $185,500 CBRMLS
• 2026-05-18 Listed $187,500 CBRMLS
• 2020-10-07 Sold (Public Records) $83,700 Public Records
• 2020-09-17 Sold (MLS) $83,700 CBRMLS
• 2020-09-05 Contingent — CBRMLS
• 2020-09-03 Relisted — CBRMLS
• 2020-09-03 Pending — CBRMLS
• 2020-09-02 Listed $91,500 CBRMLS
• 2005-05-31 Sold (MLS) $56,500 CBRMLS
• 2005-04-29 Listing Removed — CBRMLS
• 2005-04-06 Listed $55,000 CBRMLS
• 2003-06-09 Sold (Public Records) $1,028,800 Public Records
• 2001-12-04 Sold (Public Records) $1,004,500 Public Records
• 1986-08-29 Sold (Public Records) $1,100,000 Public Records

Property tax history

+7.8%/yr

Latest (2024): $2,545 · +2.1% YoY. Source: county tax records.