2336 Woodbrook Cir N Unit 92 B · Columbus, OH 43223

$99,900

2 bd · 1.0 ba · 858 sqft · SingleFamily · 297 Days on market

Built 1967 1,306 sqft lot $116/sqft · 7% below area Est $108k · 7% under $150/mo HOA · 13% of rent

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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 +17.0/30.0
• ARV discount +10.8/15.0
• 1% rule +6.5/10.0
• DSCR +5.3/10.0
• Livability +4.0/5.0
• Rent growth +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This charming 2-bedroom, 1-bath ranch-style condo offers comfort, convenience, and low-maintenance living. Featuring an open floor plan, this home flows seamlessly from the living area to the dining space and kitchen, making it perfect for everyday living and entertaining. Step outside to your private enclosed patio, a peaceful retreat ideal for morning coffee or evening relaxation. The community enhances your lifestyle with fantastic amenities, including a clubhouse, swimming pool, walking paths, and recreation areas. Perfectly situated just minutes from shopping, restaurants, and easy access to I-270, this home combines privacy with convenience in one package. Tenant Rights apply. Perfect for investors or to make this home your own

Key facts

• Open floor plan
• Clubhouse
• Swimming pool

Tags

• OPEN FLOOR PLAN
• PRIVATE ENCLOSED PATIO
• CLUBHOUSE
• SWIMMING POOL
• WALKING PATHS
• RECREATION AREAS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $67 ($810/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.1% vs local median 3.8% in Columbus — 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 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.
• Columbus City School District (urban): math 15% / reading 26% proficiency, ranked #626 of 656 in OH (top 95%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 72% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+4.6%/yr); 147 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 45% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $691 of loan paydown is wiped out by about $3k 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 297 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 21y ago; this cycle's ask has dropped $15k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $87,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 297 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
8. 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.
9. 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: 1.15% ✓
• Cap rate: 7.10%
• Cash-on-cash: 2.89%
• DSCR: 1.13
• GRM: 7.2

CMA / ARV

• ARV (median comp): $107,693
• List price: $99,900
• Delta: -7.24%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2515 Lindbergh Dr	0.29mi	2/1.0	816 (-5%)	3mo	$240,000	$294	76
2530 Vanderberg Ave	0.48mi	2/1.0	864 (+1%)	5mo	$184,000	$213	72
815 S Wayne Ave	0.54mi	2/1.5	852 (-1%)	2mo	$180,000	$211	70
1082 Whitethorne Ave	0.27mi	2/1.0	744 (-13%)	1mo	$99,000	$133	64
1607 Red Leaf Ln	0.60mi	2/1.0	896 (+4%)	5mo	$205,000	$229	60
2600 Plainview Ave	0.32mi	3/1.0 (+1)	976 (+14%)	1mo	$69,405	$71	56
2230 Homewood Ave	0.72mi	2/1.0	840 (-2%)	9mo	$78,000	$93	55
729 S Wayne Ave	0.64mi	3/1.0 (+1)	912 (+6%)	9mo	$105,000	$115	47
2678 Eakin Rd	0.72mi	3/1.0 (+1)	914 (+6%)	11mo	$150,000	$164	42
847 S Eureka Ave	0.53mi	2/1.0	984 (+15%)	11mo	$90,000	$91	41
762 S Terrace Ave	0.64mi	2/1.0	984 (+15%)	8mo	$140,000	$142	39
698 S Wayne Ave	0.68mi	3/1.0 (+1)	936 (+9%)	12mo	$115,000	$123	38

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 · 4.61% rent growth · sell at horizon

5-year hold

• IRR: -9.5%
• Equity multiple: 0.65×
• Total profit: $-9,889
• Equity at exit: $14,895

10-year hold

• IRR: 2.5%
• Equity multiple: 1.19×
• Total profit: $5,389
• Equity at exit: $8,638

Cash invested: $27,972 (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 43223

• Rents YoY: 4.6%
• Active inventory: 147
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,149 high
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,498/yr
• Insurance: −$42
• HOA: −$150
• Vacancy / Maint / Mgmt: −$241
• Net cashflow: $67

Break-even live

Break-even rent $1,064

Max offer price $99,900

Occupancy floor 89%

Sensitivity live

Price	-10% $137	-5% $102	+0% $67	+5% $33	+10% $-2
Rent	-10% $-23	-5% $22	+0% $67	+5% $113	+10% $158
Rate	-1.0pp $118	-0.5pp $93	base $67	+0.5pp $42	+1.0pp $15

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1231 Woodbrook Ct Columbus, OH	1.0	1.0	718	$925	$1.29	18d	1	0.12mi
947 E Forest Creek Dr Columbus, OH	2.0	1.5	950	$1,200	$1.26	44d	2	0.34mi
2210 October Ridge Dr Unit 2232 Columbus, OH	2.0	1.5	950	$1,200	$1.26	4d	1	0.41mi
2210 October Ridge Dr Unit 2224 Columbus, OH	2.0	1.5	950	$1,200	$1.26	24d	1	0.41mi
945 Hodges Dr Columbus, OH	3.0	1.0	1078	$1,640	$1.52	24d	1	0.53mi
2167 W Mound St Unit C Columbus, OH	2.0	1.0	825	$900	$1.09	44d	1	0.61mi
2173 W Mound St Unit A Columbus, OH	2.0	1.0	825	$900	$1.09	44d	1	0.61mi
791-793 Butler Ave Unit 791 Columbus, OH	3.0	1.0	1000	$1,395	$1.40	4d	1	0.66mi
2157 W Mound St Unit C Columbus, OH	2.0	1.0	825	$900	$1.09	44d	1	0.66mi
685 S Wheatland Ave Columbus, OH	1.0	1.0	640	$850	$1.33	44d	1	0.71mi
839-841 S Ogden Ave Columbus, OH	2.0	1.0	727	$1,000	$1.38	3d	1	0.74mi
664 S Wheatland Ave Unit 1 Columbus, OH	1.0	1.0	700	$895	$1.28	13d	1	0.75mi
1028 S Harris Ave Columbus, OH	3.0	1.0	900	$1,500	$1.67	44d	1	0.82mi
661-663 S Burgess Ave Columbus, OH	3.0	1.0	1100	$1,028	$0.93	44d	1	0.86mi
1928-1930 Vaughn St Unit 1928 Columbus, OH	2.0	1.0	919	$957	$1.04	44d	1	0.90mi
548 S Wayne Ave Columbus, OH	3.0	1.0	1008	$1,225	$1.22	20d	1	0.93mi
616-618 S Ogden Ave Columbus, OH	3.0	1.0	1100	$1,125	$1.02	44d	1	0.95mi
2203 Clarendon Ln Unit 2203 Columbus, OH	2.0	1.0	835	$1,000	$1.20	13d	1	0.96mi
521-523 S Wayne Ave Columbus, OH	3.0	1.0	1092	$1,195	$1.09	4d	1	0.97mi
530 S Terrace Ave Columbus, OH	2.0	1.0	896	$900	$1.00	24d	1	0.99mi
2545-2547 Sullivant Ave Columbus, OH	3.0	1.0	1064	$1,100	$1.03	11d	1	1.02mi
793 Wiltshire Rd Columbus, OH	2.0	1.0	900	$1,450	$1.61	44d	1	1.02mi
2174 Sullivant Ave Columbus, OH	1.0	1.0	800	$775	$0.97	44d	1	1.09mi
1773 W Mound St Unit 1803 Columbus, OH	1.0	1.0	700	$925	$1.32	44d	1	1.12mi
1773 W Mound St Unit 1799 Columbus, OH	1.0	1.0	700	$900	$1.29	44d	1	1.12mi
475 S Ogden Ave Columbus, OH	2.0	1.0	888	$1,100	$1.24	24d	1	1.14mi
1045 Binns Blvd Unit A Columbus, OH	2.0	1.0	731	$905	$1.24	24d	1	1.16mi
1475 Stimmel Rd Columbus, OH	1.0–4.0	1.0	868	$1,205	$1.39	17d	1	1.20mi
427 S Ogden Ave Unit 427 Columbus, OH	2.0	1.0	980	$1,350	$1.38	8d	1	1.21mi
2895 Sullivant Ave Unit 6 Columbus, OH	1.0	1.0	600	$810	$1.35	24d	1	1.24mi
329 S Wayne Ave Columbus, OH	3.0	1.0	1120	$1,425	$1.27	4d	1	1.24mi
3152 Winding Creek Dr Unit 3152 Columbus, OH	2.0	1.0	964	$1,295	$1.34	44d	1	1.25mi
375 S Burgess Ave Columbus, OH	2.0	1.0	732	$950	$1.30	20d	1	1.25mi
375 S Burgess Ave Columbus, OH	2.0	1.0	732	$950	$1.30	4d	1	1.25mi
406 1/2 S Hague Ave Columbus, OH	2.0	1.0	918	$765	$0.83	44d	1	1.31mi
257 Clarendon Ave Unit 257,259,261,263 Columbus, OH	2.0	1.0	1000	$1,200	$1.20	44d	1	1.33mi
252-254 S Wayne Ave Unit 254 Columbus, OH	3.0	1.0	1120	$1,300	$1.16	18d	1	1.34mi
396 S Powell Ave Unit 396 Columbus, OH	2.0	1.0	1022	$925	$0.91	44d	1	1.35mi
390 S Powell Ave Columbus, OH	2.0	1.0	775	$1,025	$1.32	4d	1	1.36mi
490 Helen St Columbus, OH	2.0	1.0	840	$1,200	$1.43	44d	1	1.39mi

HOA detail

• Monthly dues: $150 · $1,800/yr
• Likely covers: pool

Listing history 24 events

1. 2026-06-21
   days on market $99,900 Active 297 DOM
2. 2026-06-18
   days on market $99,900 Active 294 DOM
3. 2026-06-17
   days on market $99,900 Active 293 DOM
4. 2026-06-16
   days on market $99,900 Active 292 DOM
5. 2026-06-15
   days on market $99,900 Active 291 DOM
6. 2026-06-13
   days on market $99,900 Active 289 DOM
7. 2026-06-13
   days on market $99,900 Active 288 DOM
8. 2026-06-09
   days on market $99,900 Active 285 DOM
9. 2026-06-08
   days on market $99,900 Active 284 DOM
10. 2026-06-07
    days on market $99,900 Active 283 DOM
11. 2026-06-05
    days on market $99,900 Active 280 DOM
12. 2026-06-03
    days on market $99,900 Active 279 DOM
13. 2026-06-02
    days on market $99,900 Active 278 DOM
14. 2026-06-01
    days on market $99,900 Active 277 DOM
15. 2026-05-31
    days on market $99,900 Active 276 DOM
16. 2026-04-23
    price $99,900 743-char remark

    Show marketing remark (743 chars)

    This charming 2-bedroom, 1-bath ranch-style condo offers comfort, convenience, and low-maintenance living. Featuring an open floor plan, this home flows seamlessly from the living area to the dining space and kitchen, making it perfect for everyday living and entertaining. Step outside to your private enclosed patio, a peaceful retreat ideal for morning coffee or evening relaxation. The community enhances your lifestyle with fantastic amenities, including a clubhouse, swimming pool, walking paths, and recreation areas. Perfectly situated just minutes from shopping, restaurants, and easy access to I-270, this home combines privacy with convenience in one package. Tenant Rights apply. Perfect for investors or to make this home your own

17. 2025-12-15
    price $109,900 743-char remark

    Show marketing remark (743 chars)

    This charming 2-bedroom, 1-bath ranch-style condo offers comfort, convenience, and low-maintenance living. Featuring an open floor plan, this home flows seamlessly from the living area to the dining space and kitchen, making it perfect for everyday living and entertaining. Step outside to your private enclosed patio, a peaceful retreat ideal for morning coffee or evening relaxation. The community enhances your lifestyle with fantastic amenities, including a clubhouse, swimming pool, walking paths, and recreation areas. Perfectly situated just minutes from shopping, restaurants, and easy access to I-270, this home combines privacy with convenience in one package. Tenant Rights apply. Perfect for investors or to make this home your own

18. 2025-08-28
    listed $114,900 Active 743-char remark

    Show marketing remark (743 chars)

    This charming 2-bedroom, 1-bath ranch-style condo offers comfort, convenience, and low-maintenance living. Featuring an open floor plan, this home flows seamlessly from the living area to the dining space and kitchen, making it perfect for everyday living and entertaining. Step outside to your private enclosed patio, a peaceful retreat ideal for morning coffee or evening relaxation. The community enhances your lifestyle with fantastic amenities, including a clubhouse, swimming pool, walking paths, and recreation areas. Perfectly situated just minutes from shopping, restaurants, and easy access to I-270, this home combines privacy with convenience in one package. Tenant Rights apply. Perfect for investors or to make this home your own

19. 2006-10-17
    historical
20. 2006-06-09
    listed $57,900
21. 2006-06-09
    historical
22. 2006-04-06
    listed $59,000
23. 2006-02-17
    historical
24. 2005-08-08
    listed $62,500

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥102°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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,790
• − Mortgage interest: −$5,596
• − Property taxes: −$1,498
• − Insurance: −$500
• − Repairs & maintenance: −$1,103
• − Management: −$1,103
• − HOA: −$1,800
• − Depreciation: −$2,906
• Taxable loss: −$716
• Est. tax savings @ 24.0%: +$172
• After-tax cash flow: $982/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: Columbus City School District
• NCES district ID: 3904380
• Math proficiency: 15% ▼ -17.00%
• Reading proficiency: 26% ▼ -12.00%
• Median HH income: $38,483
• Composite: 17.19/100
• National rank: #9105
• State rank: #626 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): 28,187
• Household income: $46,911
• Rent vs Own: 55.7% rent · 44.3% own
• Severe rent burden: 1689.0

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 0.55)
• Race & ethnicity: White 63% Black 22% Two or more races 8% Hispanic / Latino 8%
• Hispanic origin (detail): Mexican 4% Puerto Rican 3%
• Common ancestry: Romanian 4% Italian 1% Slovak 1%
• Foreign-born: 5% · Canada
• Languages at home: 91% English-only · Spanish 5%

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: ▼ -135.33%
• Current HPI: 211.6742
• Rent YoY: ▲ 4.61%
• 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

+59.8% since first listed

9 events — show timeline

• 2026-04-23 Price Changed $99,900 CBRMLS
• 2025-12-15 Price Changed $109,900 CBRMLS
• 2025-08-28 Listed $114,900 CBRMLS
• 2006-10-17 Listing Removed — CBRMLS
• 2006-06-09 Listing Removed — CBRMLS
• 2006-06-09 Listed $57,900 CBRMLS
• 2006-04-06 Listed $59,000 CBRMLS
• 2006-02-17 Listing Removed — CBRMLS
• 2005-08-08 Listed $62,500 CBRMLS