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1659 Tremont Rd
Upper Arlington, OH

1659 Tremont Rd

$775,000
4 bd • 3 ba • 3,182 sf

This analysis was generated by artificial intelligence on 1/24/2025. It is for entertainment purposes only and should not be considered as real estate or investment advice.

List Price

$775,000

Price/Sq.Ft

$244

Year Built

1952

AI Property Analysis

A comprehensive evaluation of this property's features, market position, and investment potential.

The Good

This charming Cape Cod in Upper Arlington offers exceptional value at $243.56/sqft, which is 27% below the average of $334/sqft for similar homes in the area. With 3,182 sqft, it's 58% larger than the median home size of 2,015 sqft in Upper Arlington. The property has appreciated significantly, showing a 299% increase from its 1997 sale price of $194,000 to the current listing of $775,000, outperforming the local market average of 220% for the same period. The home's climate risk profile is excellent, with minimal flood (1/10) and fire (1/10) risks, potentially leading to lower insurance premiums. The property's location near highly-rated schools (Upper Arlington High School rated 9/10) adds to its appeal for families. The larger lot with mature trees and a covered patio enhances outdoor living space, a feature valued at 10-15% premium in the current market.

The Bad

Built in 1952, this 71-year-old home may require updates to major systems. The forced air and central air systems, if original, could be nearing the end of their lifespan, with replacement costs potentially reaching $10,000-$15,000. The property's heat risk score of 4/10 is moderate, with 7 hot days per year, which could lead to higher cooling costs. The air quality risk of 3/10, while moderate, may be a concern for buyers with respiratory issues. The annual property tax, estimated at $15,500 based on Upper Arlington's average rate of 2% of home value, is significantly higher than the national average, impacting overall affordability.

The Ugly

The total monthly ownership costs are substantial, estimated at $5,860 ($3,650 mortgage at 6% interest + $1,290 property tax + $230 insurance + $690 maintenance/repairs). This high cost requires a household income of at least $210,000 to maintain a healthy debt-to-income ratio, limiting the pool of potential buyers. The home's age suggests potential hidden issues such as outdated electrical systems, plumbing, or foundation problems, which could result in significant repair costs. A full inspection and possible updating of these systems could add $30,000-$50,000 to the total investment. The strict building codes and Architectural Review Board in Upper Arlington may limit future renovation options, potentially decreasing the home's adaptability to changing needs.

Who is this property for?

These details are presented solely for entertainment purposes and are not meant to steer or limit any prospective buyer.

Best For

This property is ideal for upper-middle-class families with household incomes above $210,000 who prioritize excellent schools and a spacious living environment. It's well-suited for buyers looking for a long-term family home in a prestigious suburb, willing to invest in ongoing maintenance and potential updates. The first-floor bedroom makes it attractive to multi-generational families or those planning to age in place. Investors could also consider this property for high-end rentals, with potential monthly rent of $3,500-$4,000 based on local four-bedroom rental rates, though the cap rate of approximately 4.5% is relatively low for investment purposes.

Not For

This property is not suitable for first-time homebuyers or those with incomes below $210,000 due to high monthly costs. It's also not ideal for buyers seeking a move-in ready, modern home with minimal maintenance requirements. The property may not appeal to environmentally conscious buyers concerned about the energy efficiency of older homes. Investors looking for high rental yields or quick flips should look elsewhere due to the low cap rate and potential for expensive updates.
Demographics
Area Median Income

$67,053

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Risk Assessment

Climate Risks

heatMODERATE

7 extreme heat days per year

98th percentile: 100°F

airMODERATE

1 bad air quality days per year

windMINOR

Insurance: Recommended

floodMINIMAL

FEMA Zone: X_UNSHADED

Insurance: Optional

fireMINIMAL

Insurance: Optional

Risk Analysis

The age of the home poses risks of major system failures, including plumbing, electrical, and HVAC, which could result in unexpected expenses of $20,000-$30,000 in the next 5-10 years. The moderate heat risk (4/10) may lead to increased cooling costs and potential need for additional insulation or window upgrades. While flood risk is minimal, the minor wind risk (2/10) suggests a need for regular roof inspections and maintenance. The competitive Upper Arlington market could lead to bidding wars, potentially pushing the final price 5-10% above asking. Future property tax increases are likely, given the area's history of rising home values and school funding needs.
Insurance
Annual Cost

$2,790

$233 per month

Financials

Monthly Costs
Market Rent (4 bed)

$1,870

Get a detailed rental estimate on Zillow®

Price History

Property Taxes

$15,309
2023 Tax Assessment
20.4%from previous year
Assessed Value$267,750
Tax Rate5.72%

Location & Comparables

Subject Property
Comparable Sales
View on Zillow

Stats in the Area

Average Price

$808,267

4.3% above list price

Median Price

$885,000

Based on 6 recent sales

Price per Sq.Ft

$294

Comparable Properties

2003 Beverly Road, Columbus, OH 43221
Price: $1,000,000
Sq.Ft: 2,564
Beds/Baths: 3/3
$/Sq.Ft:
$39060.1%
Sale Date: 12/3/2024
1965 Hillside Drive, Columbus, OH 43221
Price: $874,600
Sq.Ft: 2,628
Beds/Baths: 3/3
$/Sq.Ft:
$33336.6%
Sale Date: 10/10/2024
1757 Merrick Road, Columbus, OH 43212
Price: $800,000
Sq.Ft: 2,746
Beds/Baths: 3/3
$/Sq.Ft:
$29119.6%
Sale Date: 8/9/2024
1939 Berkshire Road, Columbus, OH 43221
Price: $885,000
Sq.Ft: 2,770
Beds/Baths: 3/3
$/Sq.Ft:
$31931.2%
Sale Date: 8/2/2024
1235 Lake Shore Drive #273, Columbus, OH 43204
Price: $400,000
Sq.Ft: 2,556
Beds/Baths: 3/3
$/Sq.Ft:
$15635.7%
Sale Date: 8/10/2024
1389 Glenn Avenue, Columbus, OH 43212
Price: $890,000
Sq.Ft: 3,232
Beds/Baths: 4/4
$/Sq.Ft:
$27513.1%
Sale Date: 10/28/2024

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