A mismatch in pace, rather than a single rent level, is the central signal for 43215. Zillow’s June 2026 ZIP ZORI is $1,556 per month, only 0.8% above the prior June. ZORI is a ZIP-level typical observed asking-rent index blended across rental types; it is neither a signed-lease series nor a bedroom-specific quotation. That subdued current movement needs to be read alongside a separate for-sale record rather than treated as a property conclusion. The ZIP label is used by Zillow as a market identifier and matches a Census ZCTA, but a ZCTA is a statistical area and is not identical to a USPS delivery ZIP.
History gives the rent reading more context, but only as a retrospective series. Its archive has complete 100% coverage, and exact same-month annualized change was 0.8% over one year and 0.8% over three years, versus 2.5% over five years. Thus, the recent direction breaks from the higher pace embedded in the longer path; it does not demonstrate future slowdown. This is a high-variability history: annualized monthly-return variability is 3.7%, which reduces confidence that one current index point fully characterizes conditions. Separately, the largest peak-to-trough loss was 5.3%, evidence that the historic path contained a meaningful reversal. Transparent national discovery ranks are 2,103 for momentum, 2,383 for stability, and 2,573 for balanced performance, with lower ranks scoring higher. These are backward-looking measurements, not forecasts or investment recommendations.
The current Zillow index and ACS comparable nearly meet in dollar terms but are distinct evidence universes. The matched ZCTA’s ACS 2024 5-year survey puts median gross rent at $1,551 and reports survey uncertainty. It describes occupied renter homes and includes selected utilities, so it is not current asking rent; the ZORI reading is very close without being interchangeable. Applying the 30% calculation to current ZORI produces a required annual income of $62,240. Against the ZCTA median household income of $74,087, that arithmetic equals 25.2% of median income. It is a screen, not advice, an applicant qualification rule, or proof of what any household pays. Separately, 38.9% of renter households report spending at least that threshold on rent. That survey burden shows distributions can diverge even when medians are close and cannot establish burden for a particular property.
Bedroom detail should not be read out of that blended index. The local HUD ladder has Fair Market Rents from $1,670 for studio units to $2,900 for four-bedroom units. HUD FMR/SAFMR is an administrative, bedroom-specific standard, not asking rent. Scaling the ZIP ZORI by that local ladder yields modelled monthly estimates of $1,209 for a studio, $1,295 for one bedroom, $1,556 for two bedrooms, $1,867 for three bedrooms, and $2,099 for four bedrooms. These are modelled estimates, never measured bedroom rents; their use is to preserve HUD’s local bedroom relationship around ZORI, not to replace unit-specific listings or lease terms.
The survey housing mix gives important but limited context for supply. In the matched ZCTA, ACS counts 14,574 housing units and 2,201 vacant units, a 15.1% vacancy rate. Renters occupy 80.2% of occupied homes, while 9,632 units are in large multifamily structures; both describe aggregate stock rather than a particular building. Vacancy categories also include units held for rent, sale, seasonal use, and other reasons. Accordingly, the overall vacancy figure cannot establish that a given apartment is currently available, that it has a concession, or that its asking rent matches ZORI. It instead places the burden and asking-rent readings in a strongly renter-occupied, multifamily-heavy ZCTA context.
Wider geographies set a comparison frame but do not substitute for ZIP evidence: Columbus city context has a Zillow rent of $1,456.49, Franklin County context has a Zillow rent of $1,510, and the Columbus, OH metro context has a Zillow rent of $1,528. The ZIP’s current reading is above each of those named wider-scope figures. The ZCTA’s rent-burden share is below the city and county context shares, but this contrast joins a ZIP asking-rent index to survey measures in different geographies and should not be read as a household outcome. Metro context indicators, city data, and county data remain context only; they neither reprice an address nor establish a local vacancy condition.
The resale record creates the clearest tension. In Redfin’s direct rolling-three-month ZIP resale observation through June 30, 2026, median sold price was $383,913, up 4.8% year over year, even as current asking-rent growth was subdued. The same for-sale universe recorded 73 homes sold, a median 63 days on market, 142 homes of inventory, and 5.9 months of supply. Average sale-to-list was 97.4%, with 12.7% of homes sold above list. These are resale liquidity and pricing signals, not rental transactions, rental comparables, or property economics. The 4.9% figure formed by annualizing ZIP ZORI and dividing by median sold price is only a cross-source screening ratio, not a cap rate, net return, expected return, or property yield. Price appreciation challenges the slow rent path, while the marketing and sale-to-list readings make that challenge less uniform than a single price-change statistic.
Several limits keep this at ZIP-screen level. The report does not provide a unit’s advertised rent, bedroom and bath count, lease term, included utilities, concession, condition, occupancy, or delivery-ZIP treatment; it also cannot connect an ACS respondent, vacancy count, sale, or ZORI observation to a specific property. A property-level file would need to verify the exact address geography, the current marketing terms and utility responsibility, and whether the unit’s bedroom configuration aligns with the modelled ladder. For a resale comparison, verify the actual list and sale records, marketing dates, and comparability rather than applying ZIP medians. History is backward-looking and the resale series is for-sale only, so neither supports a forecast or an investment recommendation. Does the specific property documentation support or contradict this ZIP-level screen?
","findings":[{"body":"The June 2026 ZORI of $1,556 is up roughly 0.8% from the same month a year earlier, matching the three-year annualized pace but trailing the 2.5% five-year rate. That break in pace is historical evidence, not a projected downturn. The high-variability record warrants less certainty around a single current reading.","title":"Recent rent pace is slower than its longer history"},{"body":"ZORI, ACS, and HUD answer different questions. ZORI is a blended typical asking-rent index; ACS median gross rent is a five-year survey measure for occupied renter homes that includes selected utilities; HUD FMR/SAFMR is an administrative bedroom standard. Similar dollar levels do not make these data interchangeable or turn the HUD-scaled bedroom ladder into observed rents.","title":"Three rent measures answer different questions"},{"body":"The ZORI-based 30% arithmetic gives $62,240 required annual income, below the ZCTA median household income of $74,087, yet 38.9% of renter households meet the burden threshold. This is a distributional tension: a median-income comparison cannot establish an individual household’s rent share, qualification outcome, or ability to afford a particular unit.","title":"The budget screen is not an applicant test"},{"body":"Redfin’s rolling ZIP resale window shows a $383,913 median sold price, 4.8% annual increase, and 5.9 months of supply while ZORI growth remains slow. The contrast makes a rent-versus-price screen worth flagging but not converting into a property conclusion. Resale observations are not rental transactions, and the 4.9% ratio is not a property yield.","title":"Resale price movement challenges rental calm"}],"risks":["ZORI blends observed asking rents across rental types, so it cannot identify the advertised rent, lease concession, utility treatment, or bedroom configuration of a particular available unit. Modelled bedroom figures inherit that limitation.","ACS is a five-year ZCTA survey of occupied renter homes and has sampling uncertainty; its gross-rent and burden measures may not match current asks. A ZCTA is statistical geography, not an individual address or USPS delivery ZIP.","High historical variability and prior drawdown mean a current ZORI level should not be extrapolated mechanically. Complete historical coverage reduces missing-data concern but does not turn backward-looking measurements into a forecast or investment conclusion.","Redfin data describe a rolling ZIP resale window, not rental transactions. Median sold price and the annualized-rent-to-price screen cannot establish unit economics, sale terms, operating outcomes, or a transaction’s relevance to a rental listing."],"qa":[{"a":"They sit in separate evidence universes. June 2026 ZORI is a typical observed asking-rent index at Zillow’s ZIP market identifier and blends rental types. ACS is a 2024 five-year survey of occupied renter homes in the matched ZCTA and includes selected utilities. HUD FMR/SAFMR is an administrative, bedroom-specific standard. The ZCTA is a statistical area rather than an identical USPS delivery ZIP.","q":"How do ZORI, ACS median gross rent, and HUD FMR relate here?"},{"a":"No. Each is a modelled monthly estimate created by scaling the ZIP ZORI with the local HUD bedroom ladder. The process preserves the ladder’s relative bedroom pattern around a blended asking-rent index, but it does not observe current listings or signed leases by bedroom count. Actual unit terms, utilities, concessions, and configuration can differ.","q":"Are the bedroom estimates observed rents?"},{"a":"No. Dividing annualized ZORI by 30% produces a benchmark of $62,240. It is not advice, an underwriting model, or an applicant qualification rule. The ZCTA median income is an aggregate survey measure, and the burden share describes surveyed renter households; neither proves an individual renter’s finances or a specific unit’s affordability.","q":"Does the $62,240 screen mean a renter will qualify or can afford a unit?"},{"a":"The Redfin metrics come from a direct rolling-three-month ZIP resale observation and describe for-sale transactions, including sold price, marketing time, supply, and sale-to-list outcomes. They do not provide rental comps. Annualizing ZORI and dividing by median sold price creates only a cross-source screening ratio; it excludes property-specific terms and cannot be called a cap rate, net return, expected return, or property yield.","q":"Why is the resale evidence a tension rather than a rental conclusion?"}],"sources":[{"key":"apartment_list_time_on_market","name":"Apartment List Time on Market — listing liquidity","release":"Apartment List 2026-07","pulledAt":"2026-08-08","url":"https://www.apartmentlist.com/research/category/data-rent-estimates"},{"key":"apartment_list_vacancy","name":"Apartment List Vacancy Index — rental vacancy","release":"Apartment List 2026-07","pulledAt":"2026-08-08","url":"https://www.apartmentlist.com/research/apartment-list-vacancy-index-methodology"},{"key":"census_zcta_facts","name":"Census ACS five-year — ZCTA housing and income","release":"ACS 2024 5-year ZCTA","pulledAt":"2026-08-08","url":"https://api.census.gov/data/2024/acs/acs5.html"},{"key":"hud_zip","name":"HUD 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