Basic Analysis of the Columbus market

[Joe Morrison]

Hello Everyone.

I am getting started on investing in real estate. The first thing I wanted to analyze is the general market surrounding Columbus. It is very basic descriptive overview and you may already be aware about the information I am providing. But I really want to share my process of analysis. I am starting broadly then narrowing and focusing on important data in the next couple months. Once I can validate my data and models, I can move onto machine learning. This is where I need your help. I wish to communicate with all you so that we can help each other and make the best decision on our investment journey.

Basic Descriptive Analysis

Ohio compared to other states

Population growth

city	growth	population	pop2026	pop2025	pop2020	pop2010	rank
Columbus	0.00726	946,661	946,661	939,962	906,466	787,033	15
Seattle	0.01319	801,192	801,192	791,093	740,600	608,660	18
Miami	0.02352	509,107	509,107	498,060	442,828	399,457	41
Cape Coral	0.04315	251,819	251,819	242,422	195,436	154,305	99
Clarksville	0.02542	194,768	194,768	190,229	167,533	132,929	145

Based on https://worldpopulationreview.com/us-cities

Th... my basic analysis, the best growth is Cape Coral and Clarksville. Miami has strong growth in population but obviously a high price of living/Higher entry cost. Columbus is stable, predictable, and lower risk. Seattle would have long term appreciation and higher prices.

Home Value Forecast

City	AVERAGE of 2026-02-28	AVERAGE of 2026-04-30	AVERAGE of 2027-01-31
Cape Coral	-0.20	-0.60	-0.53
Clarkesville	0.20	0.80	3.00
Columbus	0.32	0.71	1.06
Freeport	0.53	1.11	1.09
Hailey	1.10	2.00	5.30
Miami	0.05	-0.03	1.34
Seattle	0.17	-0.22	-0.08
Shawano	1.10	2.30	4.30
Grand Total	0.21	0.28	0.88

Based on https://www.zillow.com/research

The market in Ohio is expanding, not declining. Clarkesville definitely warrants further analysis. Hailey, Shawanoo, and Freeport may have an increase in home value but don’t have a large population. Cape Coral may have high volatility.

City	AVERAGE of 2026-02-28	AVERAGE of 2026-04-30	AVERAGE of 2027-01-31
Cincinnati	0.42	0.69	1.31
Cleveland	0.19	0.49	1.78
Columbus	0.32	0.71	1.06

Based on https://www.zillow.com/research

Columbus has moderate, steady, stable growth compared to Cleveland and Cincinnati. Cincinnati has an increasing demand and warrants more analysis for future investing (This has my interest). Cleveland starts very low but surges dramatically. Indicates a potential undervalued market catching up.

Rent vs Home Value Index

Rentals

RegionName	AVERAGE of 2015-01-31	AVERAGE of 2020-01-31	AVERAGE of 2025-01-31
Cincinnati, OH	859.04	1068.38	1480.92
Clarksville, TN	809.99	955.78	1351.02
Cleveland, OH	793.24	928.98	1333.86
Columbus, OH	850.69	1062.83	1431.82

Based on https://www.zillow.com/research

Home Value Index

RegionName	AVERAGE of 2015-01-31	AVERAGE of 2020-01-31	AVERAGE of 2025-01-31
Cincinnati, OH	147031	195291	291061
Clarksville, TN	155478	188424	294481
Cleveland, OH	119738	155400	231376
Columbus, OH	149655	210349	317309
Freeport, IL	68066	89511	140527

Based on https://www.zillow.com/research

Columbus mortgage is around $260K – $320K (varies by neighborhood), lets say Total Monthly is around $2300. Rent is between $1000-$1500. It's safe to assume people who are single should rent (short-term) while families should own. Clarksville has both lower rent and home value. Overall, Columbus has one of the largest populations in the US. It has steady growth in home value forecasts. Its rental and home value index are within reason compared to other Midwest cities.

[Remington Lyman]

Quote from @Joe Morrison:

Hello Everyone.

I am getting started on investing in real estate. The first thing I wanted to analyze is the general market surrounding Columbus. It is very basic descriptive overview and you may already be aware about the information I am providing. But I really want to share my process of analysis. I am starting broadly then narrowing and focusing on important data in the next couple months. Once I can validate my data and models, I can move onto machine learning. This is where I need your help. I wish to communicate with all you so that we can help each other and make the best decision on our investment journey.

Basic Descriptive Analysis

Ohio compared to other states

Population growth

city	growth	population	pop2026	pop2025	pop2020	pop2010	rank
Columbus	0.00726	946,661	946,661	939,962	906,466	787,033	15
Seattle	0.01319	801,192	801,192	791,093	740,600	608,660	18
Miami	0.02352	509,107	509,107	498,060	442,828	399,457	41
Cape Coral	0.04315	251,819	251,819	242,422	195,436	154,305	99
Clarksville	0.02542	194,768	194,768	190,229	167,533	132,929	145

Based on https://worldpopulationreview.com/us-cities

Th... my basic analysis, the best growth is Cape Coral and Clarksville. Miami has strong growth in population but obviously a high price of living/Higher entry cost. Columbus is stable, predictable, and lower risk. Seattle would have long term appreciation and higher prices.

Home Value Forecast

City	AVERAGE of 2026-02-28	AVERAGE of 2026-04-30	AVERAGE of 2027-01-31
Cape Coral	-0.20	-0.60	-0.53
Clarkesville	0.20	0.80	3.00
Columbus	0.32	0.71	1.06
Freeport	0.53	1.11	1.09
Hailey	1.10	2.00	5.30
Miami	0.05	-0.03	1.34
Seattle	0.17	-0.22	-0.08
Shawano	1.10	2.30	4.30
Grand Total	0.21	0.28	0.88

Based on https://www.zillow.com/research

The market in Ohio is expanding, not declining. Clarkesville definitely warrants further analysis. Hailey, Shawanoo, and Freeport may have an increase in home value but don’t have a large population. Cape Coral may have high volatility.

City	AVERAGE of 2026-02-28	AVERAGE of 2026-04-30	AVERAGE of 2027-01-31
Cincinnati	0.42	0.69	1.31
Cleveland	0.19	0.49	1.78
Columbus	0.32	0.71	1.06

Based on https://www.zillow.com/research

Columbus has moderate, steady, stable growth compared to Cleveland and Cincinnati. Cincinnati has an increasing demand and warrants more analysis for future investing (This has my interest). Cleveland starts very low but surges dramatically. Indicates a potential undervalued market catching up.

Rent vs Home Value Index

Rentals

RegionName	AVERAGE of 2015-01-31	AVERAGE of 2020-01-31	AVERAGE of 2025-01-31
Cincinnati, OH	859.04	1068.38	1480.92
Clarksville, TN	809.99	955.78	1351.02
Cleveland, OH	793.24	928.98	1333.86
Columbus, OH	850.69	1062.83	1431.82

Based on https://www.zillow.com/research

Home Value Index

RegionName	AVERAGE of 2015-01-31	AVERAGE of 2020-01-31	AVERAGE of 2025-01-31
Cincinnati, OH	147031	195291	291061
Clarksville, TN	155478	188424	294481
Cleveland, OH	119738	155400	231376
Columbus, OH	149655	210349	317309
Freeport, IL	68066	89511	140527

Based on https://www.zillow.com/research

Columbus mortgage is around $260K – $320K (varies by neighborhood), lets say Total Monthly is around $2300. Rent is between $1000-$1500. It's safe to assume people who are single should rent (short-term) while families should own. Clarksville has both lower rent and home value. Overall, Columbus has one of the largest populations in the US. It has steady growth in home value forecasts. Its rental and home value index are within reason compared to other Midwest cities.

 I have been investing in Columbus, Ohio since 2017. It is a great area to get started with