3585 Cushing Dr · Columbus, OH 43227

$390,000

8 bd · 0.0 ba · 3,240 sqft · MultiFamily public records · 50 Days on market

Built 1959 10,018 sqft lot $120/sqft · 6% above area Est $369k · 6% over

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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 +26.2/30.0
• DSCR +8.9/10.0
• 1% rule +7.1/10.0
• ARV discount +4.9/15.0
• Livability +4.0/5.0
• Rent growth +3.8/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 4 units. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Turnkey 4-unit multi-family, each unit features 2 bedrooms and 1 full bathroom with updates throughout; offering stable income potential. Please do not disturb tenants. The property is fully occupied, providing immediate cash flow from day one. Tenants pay all utilities except water. The building has been well maintained. NEW Water heaters in 3 units. Conveniently located with easy access to shopping, dining, public transportation, and major highways. This property presents a great opportunity for steady income and long-term value! Curb offers only.

Key facts

• Immediate cash flow
• Well maintained
• 0.23 acre lot

Tags

• STABLE INCOME POTENTIAL
• IMMEDIATE CASH FLOW
• WELL MAINTAINED
• EASY ACCESS TO SHOPPING
• EASY ACCESS TO DINING
• EASY ACCESS TO MAJOR HIGHWAYS

What this means for you Summary

Snapshot

• This is a 4 × 2-bed/1-bath units multifamily listed at $390k.

Deal economics

• At list price, monthly cash flow is $992 ($12k/yr) — positive. Per door: $248/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $390k).
• Recommended offer: $378k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.3% vs local median 3.8% in Columbus — 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 81/100 on livability (#97 in OH, #1,491 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+; Watch: employment C-, crime F.
• Columbus City School District (urban): math 15% / reading 26% proficiency, ranked #626 of 656 in OH (top 95%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 72% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+5.2%/yr); 65 active listings in the ZIP; 8,139 units permitted in Franklin County in 2024 (5,940 in 5+ unit buildings).
• At $4,732/mo this rent would consume 118% of the median local household income ($48k/yr) (locally 1467% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $12k 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.
• At projected returns (-3.0% appreciation + 5.2% rent growth), your $109k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($378k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 19y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $190k; list at $390k implies a 105% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $378,300 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.21% ✓
• Cap rate: 9.35%
• Cash-on-cash: 10.90%
• DSCR: 1.49
• GRM: 6.9

CMA / ARV

• ARV (median comp): $368,790
• List price: $390,000
• Delta: 5.75%
• Verdict: FAIR
• Comps: 9 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3622 Cushing Dr Unit C	0.06mi	8/—	3,240 (0%)	3mo	$449,900	$139	95
1417 Selkirk Rd	0.08mi	8/—	3,240 (0%)	9mo	$410,000	$127	89

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 · 5.22% rent growth · sell at horizon

5-year hold

• IRR: 2.5%
• Equity multiple: 1.10×
• Total profit: $10,895
• Equity at exit: $58,150

10-year hold

• IRR: 14.2%
• Equity multiple: 2.26×
• Total profit: $137,659
• Equity at exit: $33,720

Cash invested: $109,200 (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 43227

• Rents YoY: 5.2%
• Active inventory: 65
• Price-to-rent: 27.5×

Monthly cashflow live

• Estimated rent: $4,732 high
• Mortgage (P&I): −$2,045
• Tax from tax record: −$539 /mo · $6,462/yr
• Insurance: −$162
• HOA: −$0
• Vacancy / Maint / Mgmt: −$994
• Net cashflow: $992

Break-even live

Break-even rent $3,476

Max offer price $390,000

Occupancy floor 74%

Sensitivity live

Price	-10% $1,213	-5% $1,102	+0% $992	+5% $882	+10% $771
Rent	-10% $618	-5% $805	+0% $992	+5% $1,179	+10% $1,366
Rate	-1.0pp $1,188	-0.5pp $1,091	base $992	+0.5pp $891	+1.0pp $788

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 4× units	2	1	$4,732
Total (4 units)			$4,732

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: $97,500
• Closing costs: $11,700
• Reserves months: —
• Total cash needed: —

Listing history 33 events

1. 2026-06-21
   days on market $390,000 Active 50 DOM
2. 2026-06-18
   days on market $390,000 Active 47 DOM
3. 2026-06-17
   days on market $390,000 Active 46 DOM
4. 2026-06-16
   days on market $390,000 Active 45 DOM
5. 2026-06-15
   days on market $390,000 Active 44 DOM
6. 2026-06-13
   days on market $390,000 Active 42 DOM
7. 2026-06-13
   days on market $390,000 Active 41 DOM
8. 2026-06-09
   days on market $390,000 Active 38 DOM
9. 2026-06-08
   days on market $390,000 Active 37 DOM
10. 2026-06-07
    days on market $390,000 Active 36 DOM
11. 2026-06-05
    days on market $390,000 Active 33 DOM
12. 2026-06-03
    days on market $390,000 Active 32 DOM
13. 2026-06-02
    days on market $390,000 Active 31 DOM
14. 2026-06-01
    days on market $390,000 Active 30 DOM
15. 2026-05-31
    days on market $390,000 Active 29 DOM
16. 2026-05-12
    status Active 556-char remark

    Show marketing remark (556 chars)

    Turnkey 4-unit multi-family, each unit features 2 bedrooms and 1 full bathroom with updates throughout; offering stable income potential. Please do not disturb tenants. The property is fully occupied, providing immediate cash flow from day one. Tenants pay all utilities except water. The building has been well maintained. NEW Water heaters in 3 units. Conveniently located with easy access to shopping, dining, public transportation, and major highways. This property presents a great opportunity for steady income and long-term value! Curb offers only.

17. 2026-03-16
    historical Contingent 556-char remark

    Show marketing remark (556 chars)

    Turnkey 4-unit multi-family, each unit features 2 bedrooms and 1 full bathroom with updates throughout; offering stable income potential. Please do not disturb tenants. The property is fully occupied, providing immediate cash flow from day one. Tenants pay all utilities except water. The building has been well maintained. NEW Water heaters in 3 units. Conveniently located with easy access to shopping, dining, public transportation, and major highways. This property presents a great opportunity for steady income and long-term value! Curb offers only.

18. 2026-03-16
    historical 556-char remark

    Show marketing remark (556 chars)

    Turnkey 4-unit multi-family, each unit features 2 bedrooms and 1 full bathroom with updates throughout; offering stable income potential. Please do not disturb tenants. The property is fully occupied, providing immediate cash flow from day one. Tenants pay all utilities except water. The building has been well maintained. NEW Water heaters in 3 units. Conveniently located with easy access to shopping, dining, public transportation, and major highways. This property presents a great opportunity for steady income and long-term value! Curb offers only.

19. 2026-03-05
    listed $390,000 Active 556-char remark

    Show marketing remark (556 chars)

    Turnkey 4-unit multi-family, each unit features 2 bedrooms and 1 full bathroom with updates throughout; offering stable income potential. Please do not disturb tenants. The property is fully occupied, providing immediate cash flow from day one. Tenants pay all utilities except water. The building has been well maintained. NEW Water heaters in 3 units. Conveniently located with easy access to shopping, dining, public transportation, and major highways. This property presents a great opportunity for steady income and long-term value! Curb offers only.

20. 2020-07-30
    soldstatus $190,000
21. 2020-06-30
    soldstatus $190,000 Closed 310-char remark

    Show marketing remark (310 chars)

    Estimated rent potential of $675-700 per unit. All 2 bed, 1 bath units. Tenants pay for all utilities including water. Updated throughout interior and exterior including newer mechanicals. Professional property management in place. W & D hookups in each unit. Gross income reflects 3 of the 4 rented units.

22. 2020-04-16
    historical Contingent Finance and Inspection 310-char remark

    Show marketing remark (310 chars)

    Estimated rent potential of $675-700 per unit. All 2 bed, 1 bath units. Tenants pay for all utilities including water. Updated throughout interior and exterior including newer mechanicals. Professional property management in place. W & D hookups in each unit. Gross income reflects 3 of the 4 rented units.

23. 2020-04-15
    listed $225,000 Active 310-char remark

    Show marketing remark (310 chars)

    Estimated rent potential of $675-700 per unit. All 2 bed, 1 bath units. Tenants pay for all utilities including water. Updated throughout interior and exterior including newer mechanicals. Professional property management in place. W & D hookups in each unit. Gross income reflects 3 of the 4 rented units.

24. 2018-09-25
    soldstatus $200,000
25. 2018-09-18
    soldstatus $200,000 Closed
26. 2018-08-23
    status Pending
27. 2018-08-20
    listed $210,000 Active
28. 2013-07-29
    soldstatus $54,000
29. 2013-07-05
    historical
30. 2012-12-05
    listed $65,000
31. 2008-12-31
    historical
32. 2007-02-05
    listed $116,000
33. 1981-03-01
    soldstatus $63,000

ⓘ 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: $6,462 · $539/mo
• Projected year-2 tax: $6,462 · $539/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥99°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $56,784
• − Mortgage interest: −$21,846
• − Property taxes: −$6,462
• − Insurance: −$1,950
• − Repairs & maintenance: −$4,543
• − Management: −$4,543
• − Depreciation: −$11,345
• Taxable income: $6,095
• Est. tax owed @ 24.0%: −$1,463
• After-tax cash flow: $10,442/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: Columbus City School District
• NCES district ID: 3904380
• Math proficiency: 15% ▼ -17.00%
• Reading proficiency: 26% ▼ -12.00%
• Median HH income: $38,483
• Composite: 17.19/100
• National rank: #9105
• State rank: #626 of 656 in OH

Livability — Columbus

• Score: 81/100
• State rank: #97
• US rank: #1491

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Columbus, OH
• County: Franklin County · 1,351,780 people
• City population: 612,189
• Metro: Columbus, OH
• Population (ZIP): 25,358
• Household income: $48,159
• Rent vs Own: 47.8% rent · 52.2% own
• Severe rent burden: 1467.0

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: Majority Black (63%)
• Race & ethnicity: Black 63% White 23% Hispanic / Latino 9% Two or more races 5%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Swiss 1% Slovak 1%
• Foreign-born: 11% · Canada
• Languages at home: 87% English-only · Spanish 7% French/Haitian/Cajun 1%

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: ▼ -193.50%
• Current HPI: 301.3767
• Rent YoY: ▲ 5.22%
• 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

+519.0% since first listed

18 events — show timeline

• 2026-05-12 Relisted — CBRMLS
• 2026-03-16 Contingent — CBRMLS
• 2026-03-16 Listing Removed — CBRMLS
• 2026-03-05 Listed $390,000 CBRMLS
• 2020-07-30 Sold (Public Records) $190,000 Public Records
• 2020-06-30 Sold (MLS) $190,000 CBRMLS
• 2020-04-16 Contingent — CBRMLS
• 2020-04-15 Listed $225,000 CBRMLS
• 2018-09-25 Sold (Public Records) $200,000 Public Records
• 2018-09-18 Sold (MLS) $200,000 CBRMLS
• 2018-08-23 Pending — CBRMLS
• 2018-08-20 Listed $210,000 CBRMLS
• 2013-07-29 Sold (MLS) $54,000 CBRMLS
• 2013-07-05 Listing Removed — CBRMLS
• 2012-12-05 Listed $65,000 CBRMLS
• 2008-12-31 Listing Removed — CBRMLS
• 2007-02-05 Listed $116,000 CBRMLS
• 1981-03-01 Sold (Public Records) $63,000 Public Records

Property tax history

+7.1%/yr

Latest (2024): $6,462 · -0.7% YoY. Source: county tax records.