FIPS 39049 · population 1,333,048 · part of Columbus, OH
The latest county-level Zillow ZORI is $1,510 per month in 2026-06. It is a typical asking-rent index across rental types—not an arithmetic average, signed lease or quote for one property.
| Bedrooms | HUD monthly FMR | Geography | Measurement boundary |
|---|---|---|---|
| Studio | $1,111 | Franklin County, OH | HUD administrative benchmark; compare with same-bedroom listings, never treat it as observed asking rent. |
| 1 bedroom | $1,194 | Franklin County, OH | HUD administrative benchmark; compare with same-bedroom listings, never treat it as observed asking rent. |
| 2 bedrooms | $1,430 | Franklin County, OH | HUD administrative benchmark; compare with same-bedroom listings, never treat it as observed asking rent. |
| 3 bedrooms | $1,715 | Franklin County, OH | HUD administrative benchmark; compare with same-bedroom listings, never treat it as observed asking rent. |
| 4 bedrooms | $1,927 | Franklin County, OH | HUD administrative benchmark; compare with same-bedroom listings, never treat it as observed asking rent. |
Zillow asking rent, ACS gross rent and HUD FMR describe different housing universes. They remain separate and no metro, city or neighboring-county value replaces missing county evidence.Zillow pulled 2026-07-26 · HUD pulled 2026-07-26
Everything here joins on the county FIPS code, so each figure comes from the agency that publishes it with no name matching in between.
Zillow estimates a current home value. FHFA tracks repeat mortgage transactions. Their growth rates should be read side by side, not averaged.
Survey source: Census ACS 5-year — county housing value, tenure and stock · ACS 2024 5-year · pulled 2026-07-30. These values describe different housing universes and are not combined into gross yield.
Workplace source: BLS QCEW — county employment and wages · annual county employment and wages 2021-2025; latest 2025 vs 2024 · pulled 2026-08-02. QCEW counts covered jobs located in the county, not employed residents or the metro score’s CES/LAUS series.
BEA per-capita personal income divides all personal income by the county population. It is broader than wages, but it is not household income or a measure of what renters can afford.
HUD CHAS separates renter households by income relative to local HAMFI. Moderate burden means housing costs above 30% through 50% of income; severe burden means more than 50%.
These Apartment List observations match the exact county Census code 39049. They are kept separate from Zillow asking rent, Census occupied-home rent and wider metro measures.
Monthly overall-rent index; missing observations are not filled from another geography.
Franklin County presents a split underwriting case: Zillow's 2026-06 median home value is $301,340, while Realtor.com median MLS asking prices are down 7.08% year over year. FHFA's 2025 annual repeat-transaction HPI rose 3.19%; its separate cumulative five-year reading is up 51.35%. These vintages and methods should not be averaged. The tension supports a cash-flow screen, not an appreciation thesis, until closed-sale and property-level evidence reconcile the signals. Investors seeking current income should investigate; buyers underwriting appreciation should be cautious.
Measured median asking rent is $1,510 monthly and produces a supplied gross yield of 6.01% before costs. HUD's two-bedroom FMR is $1,430, but that is a payment standard, not a market-rent estimate; market rent is 105.6% of that standard. The 1.47% effective property-tax rate belongs in net underwriting rather than the gross screen. Rent and price evidence therefore support testing the income stream, but the record does not establish net cash flow without insurance, maintenance, vacancy, management, financing, and other operating costs.
QCEW annual covered employment grew 1.57%, with Trade, transportation, and utilities the largest disclosed private supersector; this is workplace-covered employment, not resident employment or unemployment. Net migration is negative at 2,436, and the reported AGI gap is negative $16,068, indicating higher average income among out-movers than in-movers. Investor mortgages represented 11.28% of 14,598 purchases, a meaningful participation measure but not proof of demand. Realtor.com also shows increased visible supply, 8.82% longer median marketing time, and price reductions on 24.41% of listings, all MLS listing-market evidence rather than closed-sale proof.
The modeled climate-loss ratio is 0.10% of building value per year, with inland flood the dominant hazard; it is not a property-specific dollar loss. Next checks should obtain parcel flood-zone, elevation, drainage, insurance and deductible details, plus condition and capital-needs findings, operating statements, financing terms, vacancy and collections history, and closed-sale comparables. Those missing records prevent a net-yield conclusion, a hazard-adjusted return conclusion, and a firm interpretation of the conflicting price signals. County evidence should also be tested against the specific property rather than substituted for metro-level evidence.
This view uses 12 direct Zillow ZIP markets matched to Census ZCTAs. Each ZIP is assigned by its largest HUD residential county share; this is not an exhaustive county inventory.
In June 2026, across the selected ZIP/ZCTA matches, Zillow ZORI, a typical observed asking-rent index, runs from $1,266 to $1,669 per month, with a $1,473 median and $403 spread. This meaningful local range surrounds Franklin County’s $1,510 ZORI. The decision question is not which area is best, but whether a household’s bedroom need, income, and acceptable lease terms fit the relevant ZIP’s observed asking-rent level. Selected ZIP readings span positive and negative annual changes, so countywide movement should not substitute for a current ZIP-level search. It frames a practical household search range for comparison, not a quality ranking.
Three rent measures answer different questions. ACS five-year median gross rent is $1,302 countywide and $1,119–$1,570 across selected ZCTAs; it is a survey estimate of gross rent, not a current asking-rent reading. HUD’s two-bedroom standard is $1,430 countywide, while assigned ZIP standards range $1,250–$2,150. That administrative, bedroom-specific standard is not asking rent and should not be blended with ZORI. The ratio gives a program-screening comparison: ZORI is 72.4% of the HUD two-bedroom standard in 43215 and reaches 113.5% in 43068. Use ZORI for a current typical asking-rent benchmark, ACS for survey context, and HUD only where an applicable program or payment standard requires it.
Affordability pressure and reported vacancy do not move in a single pattern in this set. The ACS share of renter households paying 30% or more of income on rent ranges from 35.1% to 56.7%, against 46.3% countywide; the ACS vacancy range is 3.9% to 15.1%, versus 7.1% countywide. In 43201, high burden appears alongside high vacancy and an 83.4% renter share; its $43,731 median household income is below the $60,240 income associated with its ZORI at a 30% rent share. Within this selected set, that pairing shows vacancy alone is not an affordability signal. Compare available units, effective rent, utility responsibility, deposits, bedroom count, and income qualification rather than treating a higher vacancy estimate as proof of lower costs.
Finally, the selected direct-evidence set is not an exhaustive county inventory, and the ACS geographies are ZCTAs, statistical areas that do not exactly match USPS delivery ZIPs. ZIPs crossing county lines are displayed here under the county holding the largest HUD residential-address share; this placement does not make the entire delivery ZIP county-exclusive. These aggregate measures cannot establish the price, availability, or fit of a particular unit. Confirm the actual address and county, bedroom count, lease term, asking rent and included utilities, voucher or program applicability, availability date, deposit, fees, income screen, and unit condition with the owner or manager before comparing options.
37 ZIP profiles passed the county gate; the 12 with the most renter households are shown.
| ZIP / ZCTA | Zillow asking rent | ACS gross rent | HUD 2BR | Burden 30%+ | Vacancy | Income screen | HUD county share |
|---|---|---|---|---|---|---|---|
| 43228 → | $1,293 | $1,233 | $1,350 | 43.2% | 5.9% | $52k | 100.0% |
| 43201 | $1,506 | $1,325 | $1,540 | 56.7% | 15.1% | $60k | 100.0% |
| 43229 → | $1,323 | $1,142 | $1,300 | 45.2% | 6.3% | $53k | 100.0% |
| 43081 → | $1,588 | $1,522 | $1,700 | 44.9% | 5.5% | $64k | 99.6% |
| 43232 | $1,266 | $1,119 | $1,250 | 49.7% | 8.5% | $51k | 100.0% |
| 43068 | $1,669 | $1,262 | $1,470 | 46.0% | 3.9% | $67k | 67.0% |
| 43230 | $1,599 | $1,463 | $1,700 | 41.2% | 4.1% | $64k | 100.0% |
| 43215 | $1,556 | $1,551 | $2,150 | 38.9% | 15.1% | $62k | 100.0% |
| 43235 | $1,440 | $1,477 | $1,690 | 45.9% | 3.9% | $58k | 99.8% |
| 43213 | $1,305 | $1,151 | $1,290 | 52.4% | 8.5% | $52k | 100.0% |
| 43204 | $1,400 | $1,281 | $1,300 | 46.7% | 9.3% | $56k | 100.0% |
| 43016 | $1,629 | $1,570 | $1,920 | 35.1% | 5.3% | $65k | 93.7% |
Open a five-digit report for asking rent, affordability, rent history and resale liquidity. Each row keeps its ZIP/ZCTA measurement scope.
| ZIP report | City label | Zillow rent | 1Y change | ACS burden 30%+ | Population |
|---|---|---|---|---|---|
| ZIP 43206 rental reportFranklin County | Columbus, OH | $1,755 | ▲ 5.4% | 37.5% | 21,996 |
| ZIP 43068 rental reportFranklin County | Reynoldsburg, OH | $1,669 | ▼ 1.1% | 46.0% | 60,148 |
| ZIP 43016 rental reportFranklin County | Dublin, OH | $1,629 | ▼ 0.3% | 35.1% | 46,362 |
| ZIP 43081 rental reportFranklin County | Westerville, OH | $1,588 | ▲ 2.8% | 44.9% | 65,020 |
| ZIP 43215 rental reportFranklin County | Columbus, OH | $1,556 | ▲ 0.8% | 38.9% | 17,836 |
| ZIP 43212 rental reportFranklin County | Columbus, OH | $1,541 | ▲ 2.9% | 43.7% | 23,405 |
| ZIP 43201 rental reportFranklin County | Columbus, OH | $1,506 | ▲ 1.6% | 56.7% | 34,322 |
| ZIP 43202 rental reportFranklin County | Columbus, OH | $1,491 | ▲ 3.1% | 39.0% | 20,854 |
| ZIP 43205 rental reportFranklin County | Columbus, OH | $1,491 | ▲ 2.3% | 47.0% | 12,618 |
| ZIP 43235 rental reportFranklin County | Columbus, OH | $1,440 | ▲ 0.3% | 45.9% | 44,589 |
| ZIP 43204 rental reportFranklin County | Columbus, OH | $1,400 | ▲ 0.8% | 46.7% | 42,962 |
| ZIP 43207 rental reportFranklin County | Columbus, OH | $1,371 | ▼ 0.0% | 42.8% | 47,272 |
| ZIP 43220 rental reportFranklin County | Upper Arlington, OH | $1,371 | ▼ 1.2% | 38.5% | 28,792 |
| ZIP 43229 rental reportFranklin County | Columbus, OH | $1,323 | ▲ 3.7% | 45.2% | 55,020 |
| ZIP 43219 rental reportFranklin County | Columbus, OH | $1,312 | ▲ 1.2% | 51.0% | 32,338 |
| ZIP 43228 rental reportFranklin County | Columbus, OH | $1,293 | ▼ 2.0% | 43.2% | 59,077 |
Zillow ZORI is an asking-rent index. ACS burden and population describe the Census ZCTA; missing observations remain n/a.
Census-recognized incorporated places and CDPs that intersect this county. The list does not pretend to include every neighborhood or informal community.
Population is the total place-wide ACS estimate, not an allocated county share. A place crossing a county line is labelled explicitly. Source: Census ACS 5-year — cities and communities · ACS 2024 5-year · pulled 2026-07-30.
0.104% of building value expected lost per year
$4,244 median annual bill
32,875 in · 35,311 out
$59,944 arriving · $76,012 leaving
1,646 of 14,598 mortgages
Listing price is an asking price, not a closed sale. Quality-flagged county rows are withheld instead of displayed.
A metro is an average of these. Which side of a county line a property sits on can change the tax bill, the hazard profile and the tenant pool.
| County | Population | Price | Rent | Yield | Hazard |
|---|---|---|---|---|---|
| Franklin County | 1,333,048 | $301k | $1,510 | 6.0% | inland flooding |
| Delaware County | 226,834 | $525k | $1,597 | 3.6% | inland flooding |
| Licking County | 181,837 | $345k | $1,817 | 6.3% | inland flooding |
| Fairfield County | 163,453 | $370k | $1,838 | 6.0% | inland flooding |
| Union County | 67,324 | $419k | $1,723 | 4.9% | inland flooding |
| Pickaway County | 60,131 | $333k | $1,845 | 6.7% | inland flooding |
| Madison County | 44,423 | $322k | $1,938 | 7.2% | inland flooding |
| Perry County | 35,535 | $230k | n/a | n/a | inland flooding |
| Morrow County | 35,404 | $287k | n/a | n/a | inland flooding |
No. It supplies a gross market-rent yield before costs; property taxes and other operating, financing, and vacancy costs are not deducted.
Net migration is negative, and the reported average income per moving household is higher for out-movers than in-movers.
Inland flood is the dominant hazard, but parcel-level flood, elevation, drainage, insurance, deductible, and building-condition checks remain necessary.