5962 Abernathy Ln · Columbus, OH 43232

$285,505

3 bd · 2.5 ba · 1,845 sqft · SingleFamily · 107 Days on market

Built 2026 3,049 sqft lot $155/sqft · 24% below area Est $376k · 24% under $13/mo HOA · 1% of rent ↓ 6% since listing

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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 +7.1/30.0
• Livability +4.0/5.0
• Rent growth +3.1/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• DSCR +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome Home! Discover the perfect blend of modern comfort and stylish design in this spacious 3-bedroom, 2.5-bathroom townhome. The open-concept main level is designed for relaxation and entertaining, featuring a stunning great room filled with natural light and gourmet kitchen. With ample cabinetry, counter space, and a sleek design, this kitchen is the heart of the home. Upstairs, the owner's suite offers a private retreat with a walk-in closet and an en-suite bathroom. Two additional bedrooms and a shared bathroom provide plenty of space for family, guests, or a home office. The finished lower level offers even more possibilities-perfect for a cozy movie night, a home gym, or additional entertaining space. This home also includes a 2-car garage.

Key facts

• 3,049 sq ft lot
• 2 garage spots
• Built 2026

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $286k.

Deal economics

• At list price, monthly cash flow is $-400 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $228k (20.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $201k (29.7% below list).
• Recommended offer: $201k (29.7% below list) — sets the bar for 1% rule.
• Cap rate 4.6% vs local median 3.8% in Columbus — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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.
• Groveport Madison Local (suburban): math 23% / reading 38% proficiency, ranked #573 of 656 in OH (top 87%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 65% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+2.4%/yr); 89 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); 8,139 units permitted in Franklin County in 2024 (5,940 in 5+ unit buildings).
• At $2,008/mo this rent would consume 47% of the median local household income ($51k/yr) (locally 2584% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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 107 days — a 9% lower offer ($260k) is reasonable based on typical stale-listing flexibility.
• 3 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.

Recommended offer $200,765 (29.7% 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 107 days. Have you received any prior offers? Is the seller open to a 30% 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. 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. 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?
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: 0.70% ✗
• Cap rate: 4.61%
• Cash-on-cash: -6.00%
• DSCR: 0.73
• GRM: 11.9

CMA / ARV

• ARV (median comp): $375,900
• List price: $285,505
• Delta: -24.05%
• 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
3304 Joshstock Dr	0.09mi	3/2.5	1,836 (-0%)	2mo	$306,000	$167	93
3279 Calveylee Ln	0.07mi	3/2.5	1,823 (-1%)	2mo	$312,305	$171	93
3310 Joshstock Dr	0.10mi	3/2.5	1,836 (-0%)	3mo	$303,210	$165	92
3298 Joshstock Dr	0.09mi	3/3.0	1,855 (+0%)	3mo	$300,311	$162	90
5987 Hollett Dr S	0.10mi	4/2.5 (+1)	1,880 (+2%)	4mo	$365,000	$194	84
3471 Treehouse Ln	0.38mi	4/2.5 (+1)	1,800 (-2%)	3mo	$309,900	$172	71
6412 Old Ben Ln	0.61mi	3/2.5	1,797 (-3%)	2mo	$320,000	$178	66
6518 Centennial Dr	0.75mi	3/2.5	1,924 (+4%)	2mo	$250,000	$130	56
5976 Leafridge Ln	0.50mi	3/3.5	2,116 (+15%)	1mo	$285,100	$135	47
2744 Barrows Rd	0.65mi	3/2.0	1,591 (-14%)	2mo	$341,000	$214	43
2736 Barrows Rd	0.65mi	3/2.0	1,589 (-14%)	2mo	$339,900	$214	43
5414 Paladim Rd	0.72mi	3/2.0	1,582 (-14%)	3mo	$225,000	$142	39

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 · 2.36% rent growth · sell at horizon

5-year hold

• IRR: -27.3%
• Equity multiple: 0.09×
• Total profit: $-72,988
• Equity at exit: $42,570

10-year hold

• IRR: -27.7%
• Equity multiple: -0.27×
• Total profit: $-101,411
• Equity at exit: $24,685

Cash invested: $79,941 (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 43232

• Rents YoY: 2.4%
• Active inventory: 89
• Price-to-rent: 11.9×

Monthly cashflow live

• Estimated rent: $2,008 high
• Mortgage (P&I): −$1,497
• Tax est. 1.5%: −$357 /mo · $4,283/yr
• Insurance: −$119
• HOA: −$13
• Vacancy / Maint / Mgmt: −$422
• Net cashflow: $-400

Break-even live

Break-even rent $2,514

Max offer price $227,622

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: $71,376
• Closing costs: $8,565
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3221 Kings Realm Ave Columbus, OH	4.0	2.5	2000	$2,500	$1.25	44d	1	0.28mi
3000 High St Columbus, OH	4.0	2.0	1436	$1,950	$1.36	12d	1	0.34mi
6300 Refugee Rd Canal Winchester, OH	1.0–3.0	1.0–3.0	1052	$1,957	$1.86	2d	29	0.52mi
3003 Falcon Bridge Dr Columbus, OH	3.0	1.5	1350	$1,801	$1.33	44d	1	0.65mi
6562 Bennell Dr Reynoldsburg, OH	4.0	2.0	1434	$2,280	$1.59	16d	1	0.70mi
2892 Teapot Ct Reynoldsburg, OH	3.0	2.5	1364	$2,265	$1.66	2d	1	0.70mi
6518 Centennial Dr Reynoldsburg, OH	4.0	2.5	1924	$2,350	$1.22	1d	1	0.72mi
2859 Falcon Bridge Dr Columbus, OH	3.0	1.5	1350	$1,900	$1.41	20d	1	0.72mi
6680 Oak Bend Commons Way Canal Winchester, OH	2.0	2.5	1750	$1,588	$0.91	7d	10	0.79mi
3045 Breed Dr Reynoldsburg, OH	3.0	2.5	2020	$2,166	$1.07	3d	1	0.79mi
3290 Beagle Blvd Columbus, OH	4.0	2.5	1787	$2,300	$1.29	2d	1	0.80mi
3028 Breed Dr Reynoldsburg, OH	3.0	2.5	1546	$2,295	$1.48	2d	1	0.83mi
2710 Moundcrest St Columbus, OH	3.0	1.0	1316	$1,885	$1.43	44d	1	0.84mi
2871 Yankee Doodle Dr Reynoldsburg, OH	3.0	1.5	1323	$2,085	$1.58	44d	1	0.95mi
6560 Benjamin Dr Reynoldsburg, OH	3.0	1.5	1434	$1,895	$1.32	44d	1	0.96mi
2705 Denmark Rd Columbus, OH	4.0	2.0	1504	$2,199	$1.46	23d	1	1.04mi
6717 Dorothys Crk Canal Winchester, OH	3.0	2.0	1519	$1,450	$0.95	14d	1	1.07mi
6733 Dorothys Xing Canal Winchester, OH	3.0	2.0	1281	$1,550	$1.21	44d	1	1.09mi
3124 Creighton Pl Reynoldsburg, OH	3.0	1.5	1368	$1,985	$1.45	2d	1	1.10mi
3124 Creighton Pl Reynoldsburg, OH	3.0	1.5	1368	$2,100	$1.54	44d	1	1.10mi
5240 Carbondale Dr Columbus, OH	3.0	1.5	1239	$2,000	$1.61	44d	1	1.14mi
2830 Albemarle Dr Reynoldsburg, OH	2.0	2.5	1280	$1,525	$1.19	3d	5	1.25mi
3560 Woody Way Canal Winchester, OH	3.0	2.0	1660	$2,245	$1.35	2d	1	1.32mi
5399 Inlet Dr Unit 1 Columbus, OH	4.0	1.0	1350	$1,850	$1.37	44d	1	1.46mi

HOA detail

• Monthly dues: $13 · $156/yr
• Likely covers: gym

Listing history 20 events

1. 2026-06-18
   days on market $285,505 Active 107 DOM
2. 2026-06-17
   days on market $285,505 Active 106 DOM
3. 2026-06-16
   days on market $285,505 Active 105 DOM
4. 2026-06-15
   days on market $285,505 Active 104 DOM
5. 2026-06-13
   days on market $285,505 Active 102 DOM
6. 2026-06-13
   days on market $285,505 Active 101 DOM
7. 2026-06-09
   days on market $285,505 Active 98 DOM
8. 2026-06-08
   days on market $285,505 Active 97 DOM
9. 2026-06-07
   days on market $285,505 Active 96 DOM
10. 2026-06-03
    days on market $285,505 Active 92 DOM
11. 2026-06-02
    days on market $285,505 Active 91 DOM
12. 2026-06-01
    days on market $285,505 Active 90 DOM
13. 2026-05-31
    days on market $285,505 Active 89 DOM
14. 2026-04-23
    price $295,505 759-char remark

    Show marketing remark (759 chars)

    Welcome Home! Discover the perfect blend of modern comfort and stylish design in this spacious 3-bedroom, 2.5-bathroom townhome. The open-concept main level is designed for relaxation and entertaining, featuring a stunning great room filled with natural light and gourmet kitchen. With ample cabinetry, counter space, and a sleek design, this kitchen is the heart of the home. Upstairs, the owner's suite offers a private retreat with a walk-in closet and an en-suite bathroom. Two additional bedrooms and a shared bathroom provide plenty of space for family, guests, or a home office. The finished lower level offers even more possibilities-perfect for a cozy movie night, a home gym, or additional entertaining space. This home also includes a 2-car garage.

15. 2026-03-03
    listed $285,505 Active
16. 2026-01-20
    price $285,505 759-char remark

    Show marketing remark (759 chars)

    Welcome Home! Discover the perfect blend of modern comfort and stylish design in this spacious 3-bedroom, 2.5-bathroom townhome. The open-concept main level is designed for relaxation and entertaining, featuring a stunning great room filled with natural light and gourmet kitchen. With ample cabinetry, counter space, and a sleek design, this kitchen is the heart of the home. Upstairs, the owner's suite offers a private retreat with a walk-in closet and an en-suite bathroom. Two additional bedrooms and a shared bathroom provide plenty of space for family, guests, or a home office. The finished lower level offers even more possibilities-perfect for a cozy movie night, a home gym, or additional entertaining space. This home also includes a 2-car garage.

17. 2025-09-09
    status Active 759-char remark

    Show marketing remark (759 chars)

    Welcome Home! Discover the perfect blend of modern comfort and stylish design in this spacious 3-bedroom, 2.5-bathroom townhome. The open-concept main level is designed for relaxation and entertaining, featuring a stunning great room filled with natural light and gourmet kitchen. With ample cabinetry, counter space, and a sleek design, this kitchen is the heart of the home. Upstairs, the owner's suite offers a private retreat with a walk-in closet and an en-suite bathroom. Two additional bedrooms and a shared bathroom provide plenty of space for family, guests, or a home office. The finished lower level offers even more possibilities-perfect for a cozy movie night, a home gym, or additional entertaining space. This home also includes a 2-car garage.

18. 2025-08-13
    historical 759-char remark

    Show marketing remark (759 chars)

    Welcome Home! Discover the perfect blend of modern comfort and stylish design in this spacious 3-bedroom, 2.5-bathroom townhome. The open-concept main level is designed for relaxation and entertaining, featuring a stunning great room filled with natural light and gourmet kitchen. With ample cabinetry, counter space, and a sleek design, this kitchen is the heart of the home. Upstairs, the owner's suite offers a private retreat with a walk-in closet and an en-suite bathroom. Two additional bedrooms and a shared bathroom provide plenty of space for family, guests, or a home office. The finished lower level offers even more possibilities-perfect for a cozy movie night, a home gym, or additional entertaining space. This home also includes a 2-car garage.

19. 2025-06-27
    price $306,505 759-char remark

    Show marketing remark (759 chars)

    Welcome Home! Discover the perfect blend of modern comfort and stylish design in this spacious 3-bedroom, 2.5-bathroom townhome. The open-concept main level is designed for relaxation and entertaining, featuring a stunning great room filled with natural light and gourmet kitchen. With ample cabinetry, counter space, and a sleek design, this kitchen is the heart of the home. Upstairs, the owner's suite offers a private retreat with a walk-in closet and an en-suite bathroom. Two additional bedrooms and a shared bathroom provide plenty of space for family, guests, or a home office. The finished lower level offers even more possibilities-perfect for a cozy movie night, a home gym, or additional entertaining space. This home also includes a 2-car garage.

20. 2025-05-22
    listed $314,505 Active 759-char remark

    Show marketing remark (759 chars)

    Welcome Home! Discover the perfect blend of modern comfort and stylish design in this spacious 3-bedroom, 2.5-bathroom townhome. The open-concept main level is designed for relaxation and entertaining, featuring a stunning great room filled with natural light and gourmet kitchen. With ample cabinetry, counter space, and a sleek design, this kitchen is the heart of the home. Upstairs, the owner's suite offers a private retreat with a walk-in closet and an en-suite bathroom. Two additional bedrooms and a shared bathroom provide plenty of space for family, guests, or a home office. The finished lower level offers even more possibilities-perfect for a cozy movie night, a home gym, or additional entertaining space. This home also includes a 2-car garage.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $24,092
• − Mortgage interest: −$15,993
• − Property taxes: −$4,283
• − Insurance: −$1,428
• − Repairs & maintenance: −$1,927
• − Management: −$1,927
• − HOA: −$156
• − Depreciation: −$8,306
• Taxable loss: −$9,927
• Est. tax savings @ 24.0%: +$2,383
• After-tax cash flow: $-2,418/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: Groveport Madison Local
• NCES district ID: 3904697
• Math proficiency: 23% ▼ -25.00%
• Reading proficiency: 38% ▼ -16.00%
• Median HH income: $49,549
• Composite: 26.52/100
• National rank: #7200
• State rank: #573 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): 47,364
• Household income: $51,417
• Rent vs Own: 60.6% rent · 39.4% own
• Severe rent burden: 2584.0

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 0.58)
• Race & ethnicity: Black 58% White 26% Hispanic / Latino 8% Two or more races 7% Asian 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 1% Dominican 1%
• Common ancestry: Swiss 1% Slovak 1% Italian 1%
• Foreign-born: 13% · Canada, China
• Languages at home: 86% English-only · Spanish 6% French/Haitian/Cajun 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: ▼ -203.49%
• Current HPI: 249.3708
• Rent YoY: ▲ 2.36%
• 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

-6.0% since first listed

7 events — show timeline

• 2026-04-23 Price Changed $295,505 Zillow
• 2026-03-03 Listed $285,505 CBRMLS
• 2026-01-20 Price Changed $285,505 Zillow
• 2025-09-09 Relisted — Zillow
• 2025-08-13 Delisted — Zillow
• 2025-06-27 Price Changed $306,505 Zillow
• 2025-05-22 Listed $314,505 Zillow