1349 Crest Rd · Reynoldsburg, OH 43068

$199,900

4 bd · 1.0 ba · 1,129 sqft · SingleFamily public records · 126 Days on market

Built 1954 0.37 ac lot $177/sqft · 21% below area Est $253k · 21% under

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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 +18.5/30.0
• ARV discount +15.0/15.0
• DSCR +5.8/10.0
• 1% rule +5.1/10.0
• Livability +4.0/5.0
• Schools +3.6/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

MOTIVATED SELLER! Why pay rent when you can buy? This cozy 4-bedroom Cape Cod sits on a large lot with mature trees and is conveniently located in Reynoldsburg. The home features newer siding, a new electrical panel, a newer furnace, and some newer windows. The updated full bath and nicely sized living room with built-in bookshelves offer both comfort and charm, along with plenty of natural light. The kitchen provides ample cabinet space, and the home has been freshly painted throughout. Step outside to enjoy a beautiful new patio--perfect for relaxing or entertaining during the warmer months. This home is full of potential and ready for your personal touch.

Key facts

• 0.37 acre lot
• Built 1954
• Listed 126 days

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $191 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $176k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.4% vs local median 4.4% in Reynoldsburg — 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 80/100 on livability (#124 in OH, #1,816 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+; Watch: crime F, amenities F.
• Reynoldsburg City (suburban): math 32% / reading 50% proficiency, ranked #519 of 656 in OH (top 79%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+2.0%/yr); 178 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 9d on market — plan ~1-2 weeks tenant-placement turnaround); 8,139 units permitted in Franklin County in 2024 (5,940 in 5+ unit buildings).
• This rent runs 34% of the median local income ($70k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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

• It's been on market 126 days — a 12% lower offer ($176k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 25y ago; this cycle's ask has dropped $25k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $135k; 48% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $175,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 126 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 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.01% ✓
• Cap rate: 7.44%
• Cash-on-cash: 4.10%
• DSCR: 1.18
• GRM: 8.3

CMA / ARV

• ARV (median comp): $252,933
• List price: $199,900
• Delta: -20.97%
• 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
6672 Bartlett Rd	0.19mi	3/2.0 (-1)	1,152 (+2%)	3mo	$180,000	$156	76
1556 Rosehill Rd	0.30mi	3/2.0 (-1)	1,152 (+2%)	2mo	$243,000	$211	72
6767 Retton Rd	0.49mi	3/1.0 (-1)	1,098 (-3%)	1mo	$239,900	$218	67
1731 Stouder Dr	0.56mi	3/2.0 (-1)	1,152 (+2%)	3mo	$220,000	$191	59
1553 Parkinson Dr	0.57mi	3/2.0 (-1)	1,152 (+2%)	3mo	$250,000	$217	58
1438 Marty Dr	0.47mi	3/1.0 (-1)	1,026 (-9%)	1mo	$230,000	$224	57
1449 Golding Dr	0.63mi	3/2.0 (-1)	1,152 (+2%)	1mo	$250,000	$217	57
1610 Shively Rd	0.66mi	3/2.0 (-1)	1,152 (+2%)	1mo	$244,900	$213	56
1850 Stouder Dr	0.70mi	3/2.0 (-1)	1,152 (+2%)	0mo	$238,000	$207	55
6628 Red Coach Ln	0.65mi	3/2.0 (-1)	1,076 (-5%)	1mo	$230,000	$214	52
1839 Stouder Dr	0.70mi	3/1.0 (-1)	1,026 (-9%)	2mo	$205,000	$200	46
1204 Idlewild Dr	0.56mi	3/1.0 (-1)	979 (-13%)	1mo	$225,000	$230	46

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 · 2.02% rent growth · sell at horizon

5-year hold

• IRR: -11.0%
• Equity multiple: 0.60×
• Total profit: $-22,131
• Equity at exit: $29,806

10-year hold

• IRR: -3.2%
• Equity multiple: 0.80×
• Total profit: $-11,324
• Equity at exit: $17,284

Cash invested: $55,972 (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 43068

• Rents YoY: 2.0%
• Active inventory: 178
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $2,015 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$269 /mo · $3,224/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$423
• Net cashflow: $191

Break-even live

Break-even rent $1,772

Max offer price $199,900

Occupancy floor 86%

Sensitivity live

Price	-10% $305	-5% $248	+0% $191	+5% $135	+10% $78
Rent	-10% $32	-5% $112	+0% $191	+5% $271	+10% $350
Rate	-1.0pp $292	-0.5pp $242	base $191	+0.5pp $140	+1.0pp $87

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6425 Carriage Ln Reynoldsburg, OH	3.0	1.5	1000	$1,850	$1.85	44d	1	0.47mi
6870 E Livingston Ave Reynoldsburg, OH	2.0–3.0	1.5	1180	$1,500	$1.27	8d	7	0.71mi
6613-6617 E Livingston Ave Unit 6615 Reynoldsburg, OH	3.0	1.5	1322	$1,495	$1.13	44d	1	0.74mi
6738 Red Fox Rd Reynoldsburg, OH	3.0	1.0	1300	$2,400	$1.85	3d	1	0.76mi
1902 SAWGRASS Dr Franklin, IN	3.0	2.0	1306	$2,050	$1.57	2d	1	1.02mi
7378 E Main St Reynoldsburg, OH	3.0	1.5	1062	$1,595	$1.50	13d	1	1.06mi
6592 Steinway Dr Reynoldsburg, OH	1.0–3.0	1.0–2.0	950	$1,495	$1.57	3d	7	1.18mi
7670 N Oakbrook Dr Reynoldsburg, OH	1.0–3.0	1.0–2.5	923	$1,879	$2.04	3d	6	1.38mi

Listing history 40 events

1. 2026-06-18
   days on market $199,900 Active 126 DOM
2. 2026-06-17
   days on market $199,900 Active 125 DOM
3. 2026-06-16
   days on market $199,900 Active 124 DOM
4. 2026-06-15
   days on market $199,900 Active 123 DOM
5. 2026-06-13
   days on market $199,900 Active 121 DOM
6. 2026-06-13
   days on market $199,900 Active 120 DOM
7. 2026-06-10
   remarks 699-char remark
8. 2026-06-10
   status $199,900 Active 117 DOM
9. 2026-06-09
   days on market $199,900 Contingent 117 DOM
10. 2026-06-08
    days on market $199,900 Contingent 116 DOM
11. 2026-06-07
    days on market $199,900 Contingent 115 DOM
12. 2026-06-05
    days on market $199,900 Contingent 112 DOM
13. 2026-06-03
    days on market $199,900 Contingent 111 DOM
14. 2026-06-02
    days on market $199,900 Contingent 110 DOM
15. 2026-06-01
    days on market $199,900 Contingent 109 DOM
16. 2026-05-31
    days on market $199,900 Contingent 108 DOM
17. 2026-05-04
    price $199,900 666-char remark

    Show marketing remark (666 chars)

    MOTIVATED SELLER! Why pay rent when you can buy? This cozy 4-bedroom Cape Cod sits on a large lot with mature trees and is conveniently located in Reynoldsburg. The home features newer siding, a new electrical panel, a newer furnace, and some newer windows. The updated full bath and nicely sized living room with built-in bookshelves offer both comfort and charm, along with plenty of natural light. The kitchen provides ample cabinet space, and the home has been freshly painted throughout. Step outside to enjoy a beautiful new patio--perfect for relaxing or entertaining during the warmer months. This home is full of potential and ready for your personal touch.

18. 2026-04-23
    price $204,900 666-char remark

    Show marketing remark (666 chars)

    MOTIVATED SELLER! Why pay rent when you can buy? This cozy 4-bedroom Cape Cod sits on a large lot with mature trees and is conveniently located in Reynoldsburg. The home features newer siding, a new electrical panel, a newer furnace, and some newer windows. The updated full bath and nicely sized living room with built-in bookshelves offer both comfort and charm, along with plenty of natural light. The kitchen provides ample cabinet space, and the home has been freshly painted throughout. Step outside to enjoy a beautiful new patio--perfect for relaxing or entertaining during the warmer months. This home is full of potential and ready for your personal touch.

19. 2026-03-26
    price $209,900 666-char remark

    Show marketing remark (666 chars)

    MOTIVATED SELLER! Why pay rent when you can buy? This cozy 4-bedroom Cape Cod sits on a large lot with mature trees and is conveniently located in Reynoldsburg. The home features newer siding, a new electrical panel, a newer furnace, and some newer windows. The updated full bath and nicely sized living room with built-in bookshelves offer both comfort and charm, along with plenty of natural light. The kitchen provides ample cabinet space, and the home has been freshly painted throughout. Step outside to enjoy a beautiful new patio--perfect for relaxing or entertaining during the warmer months. This home is full of potential and ready for your personal touch.

20. 2026-03-03
    price $214,900 666-char remark

    Show marketing remark (666 chars)

    MOTIVATED SELLER! Why pay rent when you can buy? This cozy 4-bedroom Cape Cod sits on a large lot with mature trees and is conveniently located in Reynoldsburg. The home features newer siding, a new electrical panel, a newer furnace, and some newer windows. The updated full bath and nicely sized living room with built-in bookshelves offer both comfort and charm, along with plenty of natural light. The kitchen provides ample cabinet space, and the home has been freshly painted throughout. Step outside to enjoy a beautiful new patio--perfect for relaxing or entertaining during the warmer months. This home is full of potential and ready for your personal touch.

21. 2026-02-20
    price $219,900 666-char remark

    Show marketing remark (666 chars)

    MOTIVATED SELLER! Why pay rent when you can buy? This cozy 4-bedroom Cape Cod sits on a large lot with mature trees and is conveniently located in Reynoldsburg. The home features newer siding, a new electrical panel, a newer furnace, and some newer windows. The updated full bath and nicely sized living room with built-in bookshelves offer both comfort and charm, along with plenty of natural light. The kitchen provides ample cabinet space, and the home has been freshly painted throughout. Step outside to enjoy a beautiful new patio--perfect for relaxing or entertaining during the warmer months. This home is full of potential and ready for your personal touch.

22. 2026-02-12
    listed $224,900 Active 666-char remark

    Show marketing remark (666 chars)

    MOTIVATED SELLER! Why pay rent when you can buy? This cozy 4-bedroom Cape Cod sits on a large lot with mature trees and is conveniently located in Reynoldsburg. The home features newer siding, a new electrical panel, a newer furnace, and some newer windows. The updated full bath and nicely sized living room with built-in bookshelves offer both comfort and charm, along with plenty of natural light. The kitchen provides ample cabinet space, and the home has been freshly painted throughout. Step outside to enjoy a beautiful new patio--perfect for relaxing or entertaining during the warmer months. This home is full of potential and ready for your personal touch.

23. 2026-02-11
    historical $224,900 666-char remark

    Show marketing remark (666 chars)

    MOTIVATED SELLER! Why pay rent when you can buy? This cozy 4-bedroom Cape Cod sits on a large lot with mature trees and is conveniently located in Reynoldsburg. The home features newer siding, a new electrical panel, a newer furnace, and some newer windows. The updated full bath and nicely sized living room with built-in bookshelves offer both comfort and charm, along with plenty of natural light. The kitchen provides ample cabinet space, and the home has been freshly painted throughout. Step outside to enjoy a beautiful new patio--perfect for relaxing or entertaining during the warmer months. This home is full of potential and ready for your personal touch.

24. 2024-01-25
    historical
25. 2024-01-23
    price $209,900
26. 2024-01-12
    price $219,000
27. 2024-01-05
    listed $229,000 Active
28. 2023-09-19
    soldstatus $135,000
29. 2005-02-14
    historical
30. 2003-08-05
    listed $93,800
31. 2003-06-22
    historical
32. 2002-12-21
    listed $95,000
33. 2002-10-31
    historical
34. 2002-10-01
    listed $98,500
35. 2001-09-13
    soldstatus $90,400
36. 2001-09-10
    soldstatus $90,375
37. 2001-08-03
    historical
38. 2001-07-03
    listed $86,000
39. 2001-05-05
    historical
40. 2001-01-07
    listed $99,900

ⓘ 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: $3,224 · $269/mo
• Projected year-2 tax: $3,224 · $269/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 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥99°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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,176
• − Mortgage interest: −$11,198
• − Property taxes: −$3,224
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,934
• − Management: −$1,934
• − Depreciation: −$5,815
• Taxable loss: −$928
• Est. tax savings @ 24.0%: +$223
• After-tax cash flow: $2,519/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: Reynoldsburg City
• NCES district ID: 3904700
• Math proficiency: 32% ▼ -23.00%
• Reading proficiency: 50% ▼ -10.00%
• Median HH income: $58,857
• Composite: 36.1/100
• National rank: #4757
• State rank: #519 of 656 in OH

Livability — Reynoldsburg

• Score: 80/100
• State rank: #124
• US rank: #1816

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Reynoldsburg, OH
• County: Franklin County · 1,351,780 people
• City population: 60,148
• Metro: Columbus, OH
• Population (ZIP): 60,148
• Household income: $70,477
• Rent vs Own: 42.4% rent · 57.6% own
• Severe rent burden: 2189.0

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 0.68)
• Race & ethnicity: White 46% Black 31% Asian 9% Two or more races 8% Hispanic / Latino 7%
• Hispanic origin (detail): Mexican 3% Dominican 2%
• Common ancestry: Lithuanian 2% Italian 2% Slovak 1%
• Foreign-born: 15% · Canada, India
• Languages at home: 81% English-only · Other Indo-European 7% Spanish 5% French/Haitian/Cajun 2%

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: ▼ -222.50%
• Current HPI: 233.8839
• Rent YoY: ▲ 2.02%
• 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

+100.1% since first listed

24 events — show timeline

• 2026-05-04 Price Changed $199,900 CBRMLS
• 2026-04-23 Price Changed $204,900 CBRMLS
• 2026-03-26 Price Changed $209,900 CBRMLS
• 2026-03-03 Price Changed $214,900 CBRMLS
• 2026-02-20 Price Changed $219,900 CBRMLS
• 2026-02-12 Listed $224,900 CBRMLS
• 2026-02-11 Coming Soon $224,900 CBRMLS
• 2024-01-25 Listing Removed — CBRMLS
• 2024-01-23 Price Changed $209,900 CBRMLS
• 2024-01-12 Price Changed $219,000 CBRMLS
• 2024-01-05 Listed $229,000 CBRMLS
• 2023-09-19 Sold (Public Records) $135,000 Public Records
• 2005-02-14 Listing Removed — CBRMLS
• 2003-08-05 Listed $93,800 CBRMLS
• 2003-06-22 Listing Removed — CBRMLS
• 2002-12-21 Listed $95,000 CBRMLS
• 2002-10-31 Listing Removed — CBRMLS
• 2002-10-01 Listed $98,500 CBRMLS
• 2001-09-13 Sold (Public Records) $90,400 Public Records
• 2001-09-10 Sold (MLS) $90,375 CBRMLS
• 2001-08-03 Listing Removed — CBRMLS
• 2001-07-03 Listed $86,000 CBRMLS
• 2001-05-05 Listing Removed — CBRMLS
• 2001-01-07 Listed $99,900 CBRMLS

Property tax history

+6.4%/yr

Latest (2024): $3,224 · +32.7% YoY. Source: county tax records.