2268 Shrewsbury Rd · Upper Arlington, OH 43221

$199,999

3 bd · 1.0 ba · 1,008 sqft · SingleFamily public records · 1 Days on market

Built 1956 7,405 sqft lot $198/sqft · 50% below area

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Why this score? — see what drove the C+ 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 +21.8/30.0
• ARV discount +7.5/15.0
• 1% rule +7.4/10.0
• Schools +7.1/10.0
• DSCR +7.0/10.0
• Livability +4.5/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

NEW CARPET IN LIV. RM & DIN AREA. GREAT KITHCEN W/ DINETTE AREA. FINISHEDBASEMENT GREAT FOR KIDS OR FAMILY ROOM. EXTRA STORAGE SPACE IN BASEMENT. 1.5 CAR GARAGE. CUTE BACK YARD! HARDWOOD FLOORS!

Key facts

• 7,405 sq ft lot
• Garage
• Built 1956

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story; Built in 1956; No common walls
• Construction: Block foundation
• Exterior features: Patio; Fenced yard

Interior

• Bedrooms: Three bedrooms on the main level
• Flooring: Wood floors
• Bathrooms: One full bathroom
• Heating & cooling: Central air
• Interior features: Full basement; Gas log fireplace; Storm windows (full and partial)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $311 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Cap rate 8.2% vs local median 1.6% in Upper Arlington — 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 89/100 on livability (#14 in OH, #130 nationally) — a professional / high-income tenant draw. Strengths: schools A+, crime A+, commute A+; Watch: amenities D-, cost of living F.
• Upper Arlington City (suburban): math 77% / reading 81% proficiency, ranked #36 of 656 in OH (top 6%) — strong family-tenant draw, lease renewals of 3-5y typical; only 7% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising (+3.5%/yr); 61 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 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 $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 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 28y 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 $120k; list at $200k implies a 67% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price; built in 1956 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $199,999

Questions for the listing agent

1. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.24% ✓
• Cap rate: 8.16%
• Cash-on-cash: 6.65%
• DSCR: 1.30
• GRM: 6.7

CMA / ARV

• ARV (median comp): $401,215
• List price: $199,999
• Delta: -50.15%
• 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
2213 Bristol Rd	0.10mi	3/1.5	1,044 (+4%)	9mo	$395,000	$378	80
2480 Shrewsbury Rd	0.31mi	3/1.5	978 (-3%)	2mo	$420,000	$429	77
2534 Shrewsbury Rd	0.39mi	3/1.0	1,000 (-1%)	7mo	$335,000	$335	75
2513 Woodstock Rd	0.35mi	3/1.0	958 (-5%)	1mo	$372,350	$389	74
2443 Shrewsbury Rd	0.25mi	2/1.0 (-1)	925 (-8%)	2mo	$383,500	$415	68
2272 Fishinger Rd	0.24mi	2/1.0 (-1)	1,080 (+7%)	4mo	$425,000	$394	68
2606 Swansea Rd	0.48mi	3/2.0	1,044 (+4%)	0mo	$385,000	$369	68
2459 Edgevale Rd	0.35mi	3/1.0	1,114 (+10%)	2mo	$380,000	$341	65
2666 Shrewsbury Rd	0.57mi	3/2.0	1,008 (0%)	7mo	$420,000	$417	64
2135 Wesleyan Dr	0.30mi	3/2.0	1,126 (+12%)	6mo	$385,000	$342	57
2063 Langham Rd	0.54mi	2/1.0 (-1)	1,124 (+12%)	0mo	$340,000	$302	50
2047 Langham Rd	0.56mi	2/1.5 (-1)	1,117 (+11%)	6mo	$455,000	$407	44

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 · 3.5% rent growth · sell at horizon

5-year hold

• IRR: -5.3%
• Equity multiple: 0.80×
• Total profit: $-11,171
• Equity at exit: $29,821

10-year hold

• IRR: 5.1%
• Equity multiple: 1.39×
• Total profit: $21,775
• Equity at exit: $17,292

Cash invested: $56,000 (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 43221

• Rents YoY: 3.5%
• Active inventory: 61
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $2,486 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$521 /mo · $6,251/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$522
• Net cashflow: $311

Break-even live

Break-even rent $2,093

Max offer price $199,999

Occupancy floor 83%

Sensitivity live

Price	-10% $424	-5% $367	+0% $311	+5% $254	+10% $197
Rent	-10% $114	-5% $212	+0% $311	+5% $409	+10% $507
Rate	-1.0pp $411	-0.5pp $361	base $311	+0.5pp $259	+1.0pp $206

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2635 Woodstock Rd Columbus, OH	3.0	1.0	1236	$2,300	$1.86	44d	1	0.53mi
2636 Nottingham Rd Columbus, OH	3.0	1.5	1224	$2,130	$1.74	44d	1	0.54mi
2088 Zollinger Rd Columbus, OH	3.0	1.0	1093	$2,450	$2.24	24d	1	0.56mi
2746 Shrewsbury Rd Columbus, OH	3.0	1.5	1451	$2,900	$2.00	4d	1	0.71mi
3181 Northwest Blvd Columbus, OH	1.0–2.0	1.0–2.5	995	$3,081	$3.09	2d	43	0.93mi
2799 Brandon Rd Columbus, OH	3.0	2.5	1460	$3,925	$2.69	44d	1	1.27mi
2924 Mount Holyoke Rd Upper Arlington, OH	3.0	2.0	1200	$2,000	$1.67	4d	1	1.33mi
2861 Wellesley Dr Columbus, OH	3.0	2.5	1490	$3,300	$2.21	2d	1	1.39mi
2565 Riverside Dr Unit 2599-4H Columbus, OH	2.0	1.0	896	$1,330	$1.48	44d	1	1.44mi
2565 Riverside Dr Unit 2599-3D Columbus, OH	2.0	1.0	896	$1,215	$1.36	44d	1	1.44mi

Listing history 11 events

1. 2026-05-09
   status Pending 87-char remark
2. 2026-05-09
   listed $199,999 Active 87-char remark
3. 2026-05-04
   historical $199,999 87-char remark
4. 2008-02-21
   soldstatus $120,000
5. 1998-08-28
   soldstatus $120,000
6. 1998-08-28
   soldstatus $120,000
7. 1998-08-27
   soldstatus $120,000 200-char remark

   Show marketing remark (200 chars)

   NEW CARPET IN LIV. RM & DIN AREA. GREAT KITHCEN W/ DINETTE AREA. FINISHEDBASEMENT GREAT FOR KIDS OR FAMILY ROOM. EXTRA STORAGE SPACE IN BASEMENT. 1.5 CAR GARAGE. CUTE BACK YARD! HARDWOOD FLOORS!

8. 1998-07-27
   historical 200-char remark

   Show marketing remark (200 chars)

   NEW CARPET IN LIV. RM & DIN AREA. GREAT KITHCEN W/ DINETTE AREA. FINISHEDBASEMENT GREAT FOR KIDS OR FAMILY ROOM. EXTRA STORAGE SPACE IN BASEMENT. 1.5 CAR GARAGE. CUTE BACK YARD! HARDWOOD FLOORS!

9. 1998-06-11
   listed $119,900 200-char remark

   Show marketing remark (200 chars)

   NEW CARPET IN LIV. RM & DIN AREA. GREAT KITHCEN W/ DINETTE AREA. FINISHEDBASEMENT GREAT FOR KIDS OR FAMILY ROOM. EXTRA STORAGE SPACE IN BASEMENT. 1.5 CAR GARAGE. CUTE BACK YARD! HARDWOOD FLOORS!

10. 1992-07-22
    soldstatus $88,200
11. 1979-04-01
    soldstatus $51,000

ⓘ 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: $6,251 · $521/mo
• Projected year-2 tax: $6,251 · $521/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 3/10 Moderate 7 d/yr ≥100°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: $29,827
• − Mortgage interest: −$11,203
• − Property taxes: −$6,251
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,386
• − Management: −$2,386
• − Depreciation: −$5,818
• Taxable income: $782
• Est. tax owed @ 24.0%: −$188
• After-tax cash flow: $3,538/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: Upper Arlington City
• NCES district ID: 3904493
• Math proficiency: 77% ▼ -9.00%
• Reading proficiency: 81% ▼ -5.00%
• Median HH income: $98,411
• Composite: 71.45/100
• National rank: #225
• State rank: #36 of 656 in OH

Livability — Upper Arlington

• Score: 89/100
• State rank: #14
• US rank: #130

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Upper Arlington, OH
• County: Franklin County · 1,351,780 people
• City population: 64,085
• Metro: Columbus, OH
• Population (ZIP): 35,293
• Household income: $118,768
• Rent vs Own: 30.8% rent · 69.2% own
• Severe rent burden: 450.0

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 (83%)
• Race & ethnicity: White 83% Asian 6% Two or more races 6% Hispanic / Latino 3% Black 3%
• Common ancestry: Slovak 4% Italian 3% Romanian 3%
• Foreign-born: 8% · China, Canada
• Languages at home: 92% English-only · Other Indo-European 2% Chinese 2% 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: ▼ -445.67%
• Current HPI: 271.8826
• Rent YoY: ▲ 3.50%
• 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

+292.2% since first listed

11 events — show timeline

• 2026-05-09 Pending — CBRMLS
• 2026-05-09 Listed $199,999 CBRMLS
• 2026-05-04 Coming Soon $199,999 CBRMLS
• 2008-02-21 Sold (Public Records) $120,000 Public Records
• 1998-08-28 Sold (Public Records) $120,000 Public Records
• 1998-08-28 Sold (Public Records) $120,000 Public Records
• 1998-08-27 Sold (MLS) $120,000 CBRMLS
• 1998-07-27 Listing Removed — CBRMLS
• 1998-06-11 Listed $119,900 CBRMLS
• 1992-07-22 Sold (Public Records) $88,200 Public Records
• 1979-04-01 Sold (Public Records) $51,000 Public Records

Property tax history

+4.1%/yr

Latest (2024): $6,251 · +1.3% YoY. Source: county tax records.