94 N 20th St · Columbus, OH 43203

$850,000

12 bd · 0.0 ba · 7,560 sqft · MultiFamily public records · 68 Days on market

Built 1925 7,405 sqft lot $112/sqft · 9% above area Est $781k · 9% 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 +25.8/30.0
• DSCR +8.6/10.0
• 1% rule +6.5/10.0
• Livability +4.0/5.0
• Rent growth +3.8/5.0
• ARV discount +3.5/15.0
• 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: 6 units. confirmed

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

Stately 6-unit brick building located in the desirable and appreciating Olde Towne / King Lincoln area. Absolutely stunning character with amenities including hardwood floors, decorative fireplaces, private storage units in the basements with washing machines and dryer hookups, private porches and off-street parking. 5/6 units are occupied by Seller design to have a unit available to show. Rents are severely under market allowing upside for a Buyer. All leases are month to month. Utilities are separately billed and/or passed through to tenant.

Key facts

• Off street parking
• Private porches
• Hardwood floors

Tags

• 6 UNIT BRICK BUILDING
• HARDWOOD FLOORS
• DECORATIVE FIREPLACES
• PRIVATE STORAGE UNITS
• PRIVATE PORCHES
• OFF STREET PARKING

What this means for you Summary

Snapshot

• This is a 6 × 2-bed/?-bath units multifamily listed at $850k.

Deal economics

• At list price, monthly cash flow is $2k ($25k/yr) — positive. Per door: $345/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($10k rent vs $850k).
• Recommended offer: $799k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.2% 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 (+5.0%/yr); 95 active listings in the ZIP; 8,139 units permitted in Franklin County in 2024 (5,940 in 5+ unit buildings).
• At $9,791/mo this rent would consume 247% of the median local household income ($48k/yr) (locally 859% 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 $6k of loan paydown is wiped out by about $26k 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 + 5.0% rent growth), your $238k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 68 days — a 6% lower offer ($799k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 20y ago; this cycle's ask has dropped $90k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $175k; list at $850k implies a 386% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $799,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 68 days. Have you received any prior offers? Is the seller open to a 6% 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 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 1.15% ✓
• Cap rate: 9.21%
• Cash-on-cash: 10.43%
• DSCR: 1.46
• GRM: 7.2

CMA / ARV

• ARV (median comp): $780,921
• List price: $850,000
• Delta: 8.85%
• Verdict: FAIR
• Comps: 7 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 5.03% rent growth · sell at horizon

5-year hold

• IRR: 1.6%
• Equity multiple: 1.06×
• Total profit: $14,434
• Equity at exit: $126,738

10-year hold

• IRR: 13.0%
• Equity multiple: 2.13×
• Total profit: $269,567
• Equity at exit: $73,492

Cash invested: $238,000 (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 43203

• Home prices YoY: -31.9%
• Rents YoY: 5.0%
• Active inventory: 95
• Price-to-rent: 43.4×

Monthly cashflow live

• Estimated rent: $9,791 high
• Mortgage (P&I): −$4,457
• Tax from tax record: −$855 /mo · $10,256/yr
• Insurance: −$354
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,056
• Net cashflow: $2,069

Break-even live

Break-even rent $7,173

Max offer price $850,000

Occupancy floor 74%

Sensitivity live

Price	-10% $2,550	-5% $2,309	+0% $2,069	+5% $1,828	+10% $1,587
Rent	-10% $1,295	-5% $1,682	+0% $2,069	+5% $2,455	+10% $2,842
Rate	-1.0pp $2,497	-0.5pp $2,285	base $2,069	+0.5pp $1,848	+1.0pp $1,624

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

Units	Beds	Baths	Est. rent
▸ 6× units	2	—	$9,792
Total (6 units)			$9,791

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: $212,500
• Closing costs: $25,500
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-21
   days on market $850,000 Active 68 DOM
2. 2026-06-18
   days on market $850,000 Active 65 DOM
3. 2026-06-17
   days on market $850,000 Active 64 DOM
4. 2026-06-16
   days on market $850,000 Active 63 DOM
5. 2026-06-15
   days on market $850,000 Active 62 DOM
6. 2026-06-13
   days on market $850,000 Active 60 DOM
7. 2026-06-13
   days on market $850,000 Active 59 DOM
8. 2026-06-09
   days on market $850,000 Active 56 DOM
9. 2026-06-08
   pricedays on market $850,000 Active 55 DOM
10. 2026-06-07
    days on market $890,000 Active 54 DOM
11. 2026-06-05
    days on market $890,000 Active 51 DOM
12. 2026-06-03
    days on market $890,000 Active 50 DOM
13. 2026-06-02
    days on market $890,000 Active 49 DOM
14. 2026-06-01
    days on market $890,000 Active 48 DOM
15. 2026-05-31
    days on market $890,000 Active 47 DOM
16. 2026-05-12
    price $890,000 549-char remark

    Show marketing remark (549 chars)

    Stately 6-unit brick building located in the desirable and appreciating Olde Towne / King Lincoln area. Absolutely stunning character with amenities including hardwood floors, decorative fireplaces, private storage units in the basements with washing machines and dryer hookups, private porches and off-street parking. 5/6 units are occupied by Seller design to have a unit available to show. Rents are severely under market allowing upside for a Buyer. All leases are month to month. Utilities are separately billed and/or passed through to tenant.

17. 2026-04-14
    listed $940,000 Active 549-char remark

    Show marketing remark (549 chars)

    Stately 6-unit brick building located in the desirable and appreciating Olde Towne / King Lincoln area. Absolutely stunning character with amenities including hardwood floors, decorative fireplaces, private storage units in the basements with washing machines and dryer hookups, private porches and off-street parking. 5/6 units are occupied by Seller design to have a unit available to show. Rents are severely under market allowing upside for a Buyer. All leases are month to month. Utilities are separately billed and/or passed through to tenant.

18. 2025-12-11
    historical
19. 2025-10-09
    listed $1,190,000 Active
20. 2024-09-01
    historical
21. 2024-07-24
    listed $1,206,000 Active
22. 2013-08-15
    soldstatus $175,000
23. 2013-08-13
    historical
24. 2013-06-11
    listed $180,000
25. 2006-08-29
    historical
26. 2006-01-26
    listed $266,000
27. 1992-05-28
    soldstatus $75,000

ⓘ 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: $10,256 · $855/mo
• Projected year-2 tax: $11,758 · $980/mo
• Expected delta: +$1,502/yr (+$125/mo · 14.6%)

ⓘ 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 ≥100°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $117,492
• − Mortgage interest: −$47,613
• − Property taxes: −$10,256
• − Insurance: −$4,250
• − Repairs & maintenance: −$9,399
• − Management: −$9,399
• − Depreciation: −$24,727
• Taxable income: $11,847
• Est. tax owed @ 24.0%: −$2,843
• After-tax cash flow: $21,980/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): 8,618
• Household income: $47,572
• Rent vs Own: 68.9% rent · 31.1% own
• Severe rent burden: 859.0

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: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: Black 59% White 29% Two or more races 8% Hispanic / Latino 2% Asian 2%
• Common ancestry: Lithuanian 1% Romanian 1% Swiss 1%
• Foreign-born: 12% · Canada
• Languages at home: 86% English-only · Other Indo-European 1% Spanish 1% 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: ▼ -102.09%
• Current HPI: 217.3929
• Rent YoY: ▲ 5.03%
• 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

+1086.7% since first listed

12 events — show timeline

• 2026-05-12 Price Changed $890,000 CBRMLS
• 2026-04-14 Listed $940,000 CBRMLS
• 2025-12-11 Listing Removed — CBRMLS
• 2025-10-09 Listed $1,190,000 CBRMLS
• 2024-09-01 Listing Removed — CBRMLS
• 2024-07-24 Listed $1,206,000 CBRMLS
• 2013-08-15 Sold (MLS) $175,000 CBRMLS
• 2013-08-13 Listing Removed — CBRMLS
• 2013-06-11 Listed $180,000 CBRMLS
• 2006-08-29 Listing Removed — CBRMLS
• 2006-01-26 Listed $266,000 CBRMLS
• 1992-05-28 Sold (Public Records) $75,000 Public Records

Property tax history

+5.6%/yr

Latest (2024): $10,256 · +1.6% YoY. Source: county tax records.