4946 Golf Village Dr · Powell, OH 43065

$302,934

3 bd · 2.0 ba · 1,854 sqft · Condo · 1 Days on market

Built 2013 $295/mo HOA · 9% 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 +17.8/30.0
• Schools +7.6/10.0
• ARV discount +7.5/15.0
• 1% rule +6.0/10.0
• DSCR +5.6/10.0
• Livability +3.9/5.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Carefree living in a Ranch condo. Offers a spacious, open plan w/ large great rm & kitchen, custom trim & archways, hardwood flrs, granite tops, tray ceiling & wainscoting dining rm, study w/ French doors, covered porch & stone patio, mud hall w/ lockers & charge station, full 9' poured basement w/ rough-ins ready to finish, open railing to LL, lots of extra windows, separate laundry w/ sink and design center upgrades.

Key facts

• $295 HOA
• Garage
• Community pool

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $303k.

Deal economics

• At list price, monthly cash flow is $248 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $303k).
• Cap rate 7.3% vs local median 2.9% in Powell — 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 77/100 on livability (#201 in OH, #3,091 nationally) — a middle-class / working-renter tenant base. Strengths: schools A+, crime A+, employment A+; Watch: amenities F, commute F, cost of living F.
• Olentangy Local (rural): math 81% / reading 84% proficiency, ranked #18 of 656 in OH (top 3%) — strong family-tenant draw, lease renewals of 3-5y typical; only 5% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising (+3.9%/yr); 312 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 2,233 units permitted in Delaware County in 2024 (304 in 5+ unit buildings).

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.
• Delaware County population projected at +37% 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.

Recommended offer $302,934

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. 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?
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 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: 1.10% ✓
• Cap rate: 7.27%
• Cash-on-cash: 3.50%
• DSCR: 1.16
• GRM: 7.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.86% rent growth · sell at horizon

5-year hold

• IRR: -9.6%
• Equity multiple: 0.64×
• Total profit: $-30,167
• Equity at exit: $45,168

10-year hold

• IRR: 1.1%
• Equity multiple: 1.08×
• Total profit: $7,149
• Equity at exit: $26,192

Cash invested: $84,822 (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 43065

• Rents YoY: 3.9%
• Active inventory: 312
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $3,337 high
• Mortgage (P&I): −$1,589
• Tax est. 1.5%: −$379 /mo · $4,544/yr
• Insurance: −$126
• HOA: −$295
• Vacancy / Maint / Mgmt: −$701
• Net cashflow: $248

Break-even live

Break-even rent $3,023

Max offer price $302,934

Occupancy floor 88%

Sensitivity live

Price	-10% $457	-5% $352	+0% $248	+5% $143	+10% $38
Rent	-10% $-16	-5% $116	+0% $248	+5% $380	+10% $511
Rate	-1.0pp $400	-0.5pp $325	base $248	+0.5pp $169	+1.0pp $89

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: $75,734
• Closing costs: $9,088
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7219 Eventrail Dr Powell, OH	4.0	2.5	2436	$3,000	$1.23	3d	1	0.63mi
4475 Hickory Rock Dr Powell, OH	3.0	2.0	1892	$4,850	$2.56	24d	1	0.91mi
3938 Legacy Rd Powell, OH	3.0	2.5	2327	$3,200	$1.38	24d	1	1.04mi
3275 Shoal Way Powell, OH	4.0	2.5	2160	$2,845	$1.32	2d	1	1.11mi
6650 Liberty Grand Blvd Powell, OH	1.0–3.0	1.0–2.5	1355	$3,040	$2.24	2d	11	1.48mi

HOA detail condo

• Monthly dues: $295 · $3,540/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 3 events

1. 2024-12-02
   status Pending
2. 2013-10-18
   historical
3. 2013-01-10
   listed $302,934

ⓘ 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 4/10 Moderate FEMA zone X (unshaded) · 21% 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 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: $40,044
• − Mortgage interest: −$16,969
• − Property taxes: −$4,544
• − Insurance: −$1,515
• − Repairs & maintenance: −$3,204
• − Management: −$3,204
• − HOA: −$3,540
• − Depreciation: −$8,813
• Taxable loss: −$1,743
• Est. tax savings @ 24.0%: +$418
• After-tax cash flow: $3,391/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: Olentangy Local
• NCES district ID: 3904676
• Math proficiency: 81% ▼ -8.00%
• Reading proficiency: 84% ▼ -5.00%
• Median HH income: $111,074
• Composite: 75.56/100
• National rank: #132
• State rank: #18 of 656 in OH

Livability — Powell

• Score: 77/100
• State rank: #201
• US rank: #3091

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Delaware County · 203,207 people
• City population: 46,679
• Metro: Columbus, OH
• Population (ZIP): 46,679
• Household income: $154,481
• Rent vs Own: 13.7% rent · 86.3% own
• Severe rent burden: 351.0

Population outlook (Delaware County) Hauer SSP2

• Today (2025): 230,854 people
• By 2030: 249,294 · +8.0%
• By 2040: 284,223 · +23.1%
• By 2050: 315,314 · +36.6%
• By 2075: 379,462 · +64.4%
• By 2100: 403,158 · +74.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Asian 11% Two or more races 5% Hispanic / Latino 3% Black 2%
• Common ancestry: Romanian 5% Slovak 3% Lithuanian 3%
• Foreign-born: 10% · China, Canada
• Languages at home: 87% English-only · Other Indo-European 4% Other Asian/Pacific 3% Chinese 2%

Political lean MEDSL · Delaware

• 2024 margin: Lean R (+6.6) · D 46.2% · R 52.8%
• 2008→2024 swing: +13.0pp toward D · 2008: -19.6pp · 2024: -6.6pp
• All cycles: 2024: R+6.6 2020: R+6.8 2016: R+16.1 2012: R+23.7 2008: R+19.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -215.55%
• Current HPI: 233.6439
• Rent YoY: ▲ 3.86%
• 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

3 events — show timeline

• 2024-12-02 Pending — CBRMLS
• 2013-10-18 Listing Removed — CBRMLS
• 2013-01-10 Listed $302,934 CBRMLS