2009 Sullivant Ave #2009 · Columbus, OH 43223

$129,900

2 bd · 2.0 ba · 1,222 sqft · MultiFamily public records · 169 Days on market

Built 1919 Good condition 6,098 sqft lot $106/sqft · 13% below area Est $150k · 13% under ↓ 2% since listing

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +13.5/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +4.0/5.0
• Condition / age +3.8/5.0
• Rent growth +3.7/5.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Great opportunity to own a recently renovated duplex, each unit featuring 1 bedroom, 1 bathroom, and a bonus room ideal for an office or playroom. Recent updates include a new roof (2020), hot water tank, HVAC ducting and heat exchanger, new flooring and carpet, and new plumbing in the lower unit. Curb offers only. See A2A for leasing terms. Can be purchased as part of a package: 302 S Highland.

Key facts

• New plumbing
• New flooring
• Bonus room

Tags

• RECENTLY RENOVATED DUPLEX
• BONUS ROOM
• NEW ROOF
• NEW FLOORING
• NEW PLUMBING

What this means for you Summary

Snapshot

• This is a 2 × 1-bed/1-bath units multifamily listed at $130k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $653 ($8k/yr) — positive. Per door: $327/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.3% vs local median 3.9% 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.
• Zoned schools: Indianola Informal K-8 School (math 43% / reading 58%, grade D+, #896 of 1,584 statewide, top 57%, 684 students, 0% FRL); Arts Impact Middle School (Aims) (math 17% / reading 25%, grade F, #608 of 654 statewide, top 93%, 532 students, 0% FRL); Briggs High School (math 2% / reading 22%, grade F, #726 of 781 statewide, top 94%, 980 students, 0% FRL) — zoned schools average 0% FRL vs 72% district-wide (72 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+4.6%/yr); 189 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 65d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 82% of comp listings sitting > 30 days — soft ceiling on asking rent; 8,139 units permitted in Franklin County in 2024 (5,940 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $898 of loan paydown is wiped out by about $4k 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 + 4.6% rent growth), your $36k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 169 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 9y ago; this cycle's ask has dropped $25k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1919 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $114,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 169 days. Have you received any prior offers? Is the seller open to a 12% 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 1919 — 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: 1.51% ✓
• Cap rate: 12.33%
• Cash-on-cash: 21.55%
• DSCR: 1.96
• GRM: 5.5

CMA / ARV

• ARV (median comp): $150,032
• List price: $129,900
• Delta: -13.42%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
653-655 S Wheatland Ave	0.55mi	2/—	1,281 (+5%)	12mo	$130,000	$101	56
683-685 S Wheatland Ave	0.57mi	2/—	1,281 (+5%)	15mo	$115,000	$90	53
187 Whitethorne Ave	0.39mi	2/—	1,344 (+10%)	24mo	$178,000	$132	46
461-463 Holton Ave	1.10mi	2/—	1,104 (-10%)	6mo	$171,000	$155	44
285-287 S Central Ave	0.88mi	2/—	1,408 (+15%)	2mo	$180,000	$128	38
19 S Wheatland Ave	0.74mi	3/— (+1)	1,456 (+19%)	19mo	$199,000	$137	20

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 · 4.61% rent growth · sell at horizon

5-year hold

• IRR: 16.0%
• Equity multiple: 1.65×
• Total profit: $23,816
• Equity at exit: $19,369

10-year hold

• IRR: 25.7%
• Equity multiple: 3.42×
• Total profit: $88,119
• Equity at exit: $11,231

Cash invested: $36,372 (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 43223

• Rents YoY: 4.6%
• Active inventory: 189
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $1,961 high
• Mortgage (P&I): −$681
• Tax from tax record: −$161 /mo · $1,927/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$412
• Net cashflow: $653

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

Units	Beds	Baths	Est. rent
▸ 2× units	1	1	$1,962
Total (2 units)			$1,961

Break-even live

Break-even rent $1,134

Max offer price $129,900

Occupancy floor 62%

Sensitivity live

Price	-10% $727	-5% $690	+0% $653	+5% $617	+10% $580
Rent	-10% $498	-5% $576	+0% $653	+5% $731	+10% $808
Rate	-1.0pp $719	-0.5pp $686	base $653	+0.5pp $620	+1.0pp $585

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: $32,475
• Closing costs: $3,897
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2023 Sullivant Ave Columbus, OH	2.0	2.0	—	$1,100	—	69d	1	0.01mi
2025 Sullivant Ave #2023 Columbus, OH	2.0	2.0	—	$1,100	—	69d	1	0.01mi
387 1/2 Lechner Ave Unit 387 1/2 Columbus, OH	1.0	1.0	9741	$1,000	$0.10	93d	1	0.07mi
366 Wrexham Ave Unit 366 1-2 Columbus, OH	1.0	1.0	486	$895	$1.84	35d	1	0.09mi
366 Wrexham Ave #366 Columbus, OH	1.0	1.0	972	$895	$0.92	47d	1	0.09mi
2174 Sullivant Ave Columbus, OH	1.0	1.0	800	$775	$0.97	28d	1	0.22mi
255 Belvidere Ave Columbus, OH	2.0	1.0	1144	$1,195	$1.04	65d	1	0.26mi
2203 Clarendon Ln Unit 2203 Columbus, OH	2.0	1.0	835	$900	$1.08	34d	1	0.27mi
2205 Clarendon Ln Unit 2205 Columbus, OH	2.0	1.0	835	$1,000	$1.20	13d	1	0.27mi
207 Belvidere Ave Columbus, OH	2.0	1.0	1068	$1,150	$1.08	29d	1	0.33mi
207 Belvidere Ave Columbus, OH	2.0	1.0	1068	$1,150	$1.08	21d	1	0.33mi
190 Nashoba Ave Columbus, OH	2.0	1.0	1030	$1,450	$1.41	61d	1	0.37mi
190 Nashoba Ave Columbus, OH	2.0	1.0	1030	$1,450	$1.41	69d	1	0.37mi
400 S Highland Ave Columbus, OH	2.0	1.5	1176	$1,100	$0.94	36d	1	0.37mi
257 Clarendon Ave Unit 257,259,261,263 Columbus, OH	2.0	1.0	1000	$1,200	$1.20	93d	1	0.39mi
304 S Highland Ave Apt A Columbus, OH	1.0	1.0	—	$750	—	93d	1	0.41mi
1928-1930 Vaughn St Unit 1928 Columbus, OH	2.0	1.0	919	$957	$1.04	93d	1	0.45mi
2157 W Mound St Unit C Columbus, OH	2.0	1.0	825	$900	$1.09	93d	1	0.48mi
108 Columbian Ave Unit B Columbus, OH	2.0	1.0	820	$900	$1.10	56d	1	0.50mi
664 S Wheatland Ave Unit 1 Columbus, OH	1.0	1.0	700	$895	$1.28	61d	1	0.51mi
1773 W Mound St Unit 1799 Columbus, OH	1.0	1.0	700	$900	$1.29	93d	1	0.51mi
1773 W Mound St Unit 1803 Columbus, OH	1.0	1.0	700	$925	$1.32	93d	1	0.51mi
2163 W Mound St Unit B Columbus, OH	2.0	1.0	825	$900	$1.09	37d	1	0.52mi
170 S Highland Ave Columbus, OH	2.0	1.0	950	$895	$0.94	93d	1	0.52mi
490 Helen St Columbus, OH	2.0	1.0	840	$1,200	$1.43	93d	1	0.53mi
2173 W Mound St Unit A Columbus, OH	2.0	1.0	825	$900	$1.09	93d	1	0.53mi
2173 W Mound St Unit C Columbus, OH	2.0	1.0	825	$900	$1.09	21d	1	0.53mi
2167 W Mound St Unit C Columbus, OH	2.0	1.0	825	$900	$1.09	93d	1	0.54mi
685 S Wheatland Ave Columbus, OH	1.0	1.0	640	$850	$1.33	93d	1	0.55mi
685 S Wheatland Ave Columbus, OH	1.0	1.0	640	$850	$1.33	47d	1	0.55mi
436 Catherine St Columbus, OH	2.0	1.5	960	$1,300	$1.35	56d	1	0.57mi
2003 W Broad St Unit A Columbus, OH	1.0	1.5	7260	$700	$0.10	41d	1	0.59mi
1963 W Broad St Apt 8 Columbus, OH	1.0	1.0	600	$820	$1.37	73d	1	0.59mi
1963 W Broad St Apt 8 Columbus, OH	1.0	1.0	600	$795	$1.32	13d	1	0.59mi
2085 W Broad St Apt 209 Columbus, OH	1.0	1.0	505	$795	$1.57	13d	1	0.60mi
2085 W Broad St Apt 209 Columbus, OH	1.0	1.0	505	$820	$1.62	73d	1	0.60mi
1644 Elmer St Unit 2 Columbus, OH	2.0	1.0	952	$1,200	$1.26	37d	1	0.60mi
530 S Terrace Ave Columbus, OH	2.0	1.0	896	$900	$1.00	73d	1	0.70mi
530 S Terrace Ave Columbus, OH	2.0	1.0	896	$900	$1.00	47d	1	0.70mi
299 Martha Ave Unit 299-A Columbus, OH	2.0	1.0	—	$1,050	—	73d	1	0.70mi

Listing history 50 events

1. 2026-08-08
   days on market $129,900 Active 169 DOM
2. 2026-08-07
   days on market $129,900 Active 168 DOM
3. 2026-08-06
   days on market $129,900 Active 167 DOM
4. 2026-08-05
   days on market $129,900 Active 166 DOM
5. 2026-08-04
   days on market $129,900 Active 165 DOM
6. 2026-08-03
   days on market $129,900 Active 164 DOM
7. 2026-07-31
   days on market $129,900 Active 161 DOM
8. 2026-07-30
   days on market $129,900 Active 160 DOM
9. 2026-07-30
   days on market $129,900 Active 159 DOM
10. 2026-07-28
    days on market $129,900 Active 158 DOM
11. 2026-07-26
    days on market $129,900 Active 156 DOM
12. 2026-07-24
    days on market $129,900 Active 154 DOM
13. 2026-07-23
    days on market $129,900 Active 153 DOM
14. 2026-07-22
    days on market $129,900 Active 152 DOM
15. 2026-07-21
    days on market $129,900 Active 151 DOM
16. 2026-07-20
    days on market $129,900 Active 150 DOM
17. 2026-07-18
    days on market $129,900 Active 148 DOM
18. 2026-07-18
    days on market $129,900 Active 147 DOM
19. 2026-07-16
    days on market $129,900 Active 146 DOM
20. 2026-07-15
    days on market $129,900 Active 145 DOM
21. 2026-07-14
    days on market $129,900 Active 144 DOM
22. 2026-07-13
    days on market $129,900 Active 143 DOM
23. 2026-07-13
    days on market $129,900 Active 142 DOM
24. 2026-07-12
    days on market $129,900 Active 141 DOM
25. 2026-07-10
    days on market $129,900 Active 140 DOM
26. 2026-07-09
    days on market $129,900 Active 139 DOM
27. 2026-07-07
    days on market $129,900 Active 137 DOM
28. 2026-07-06
    days on market $129,900 Active 136 DOM
29. 2026-07-05
    days on market $129,900 Active 135 DOM
30. 2026-07-03
    days on market $129,900 Active 133 DOM
31. 2026-07-02
    days on market $129,900 Active 132 DOM
32. 2026-07-01
    days on market $129,900 Active 131 DOM
33. 2026-06-30
    days on market $129,900 Active 130 DOM
34. 2026-06-29
    days on market $129,900 Active 129 DOM
35. 2026-06-28
    days on market $129,900 Active 128 DOM
36. 2026-06-27
    days on market $129,900 Active 127 DOM
37. 2026-06-27
    days on market $129,900 Active 126 DOM
38. 2026-06-25
    days on market $129,900 Active 124 DOM
39. 2026-06-22
    days on market $129,900 Active 122 DOM
40. 2026-06-21
    days on market $129,900 Active 121 DOM
41. 2026-06-18
    days on market $129,900 Active 118 DOM
42. 2026-06-17
    days on market $129,900 Active 117 DOM
43. 2026-06-16
    days on market $129,900 Active 116 DOM
44. 2026-06-15
    days on market $129,900 Active 115 DOM
45. 2026-06-13
    days on market $129,900 Active 113 DOM
46. 2026-06-13
    days on market $129,900 Active 112 DOM
47. 2026-06-09
    days on market $129,900 Active 109 DOM
48. 2026-06-08
    days on market $129,900 Active 108 DOM
49. 2026-06-07
    pricedays on market $129,900 Active 107 DOM
50. 2026-06-05
    days on market $139,900 Active 104 DOM

ⓘ 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: $1,927 · $161/mo
• Projected year-2 tax: $1,977 · $165/mo
• Expected delta: +$50/yr (+$4/mo · 2.6%)

ⓘ 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 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,532
• − Mortgage interest: −$7,276
• − Property taxes: −$1,927
• − Insurance: −$650
• − Repairs & maintenance: −$1,883
• − Management: −$1,883
• − Depreciation: −$3,779
• Taxable income: $6,135
• Est. tax owed @ 24.0%: −$1,473
• After-tax cash flow: $6,367/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.

Condition & rehab AI · 8 photos

Good 75/100 Cosmetic rehab Est. rehab $6,110–$18,330 screening

A recently renovated duplex with good condition and minimal repairs needed. Paint and clean gutters would significantly enhance its curb appeal and value.

Components & finishes AI

Roof asphalt shingle · good

Value-add opportunities

• Both Paint the exterior — Enhances curb appeal and value ↑
• Both Replace or clean gutters — Improves drainage and prevents water damage ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 14/100

Zoned Schools

Elementary West Mound Elementary School F OH #1,293/1,584 Nat'l #33,738/41,679 Middle Hilltonia Middle School F OH #645/654 Nat'l #13,307/14,009 High Briggs High School F OH #726/781 Nat'l #15,755/17,239

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

A Composite livability gradescore 81/100

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 · 1,456,139 people
• City population: 612,189
• Metro: Columbus, OH
• Population (ZIP): 28,187
• Household income: $46,911
• Rent vs Own: 55.7% rent · 44.3% own
• Severe rent burden: 10% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.55)
• Race & ethnicity: White 63% Black 22% Two or more races 8% Hispanic / Latino 8%
• Hispanic origin (detail): Mexican 4% Puerto Rican 3%
• Common ancestry: Romanian 4% Italian 1% Slovak 1%
• Foreign-born: 5% · Canada
• Languages at home: 91% English-only · Spanish 5%

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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: ▼ -135.33%
• Current HPI: 211.6742
• Rent YoY: ▲ 4.61%
• Metro: Columbus, OH
• State GDP YoY: ▲ 1.98%
• F500 in state: 48

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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

-2.2% since first listed

29 events — show timeline

• 2026-05-07 Price Changed $139,900 CBRMLS
• 2026-04-28 Price Changed $144,900 CBRMLS
• 2026-04-21 Price Changed $149,900 CBRMLS
• 2026-02-20 Listed $154,900 CBRMLS
• 2026-01-12 Listing Removed — CBRMLS
• 2025-12-02 Price Changed $149,900 CBRMLS
• 2025-11-05 Price Changed $159,900 CBRMLS
• 2025-10-22 Listed $165,000 CBRMLS
• 2021-10-27 Sold (Public Records) $125,000 Public Records
• 2021-10-26 Sold (MLS) $126,000 CBRMLS
• 2021-08-13 Pending — CBRMLS
• 2021-08-11 Price Changed $134,900 CBRMLS
• 2021-07-30 Price Changed $144,900 CBRMLS
• 2021-07-19 Listed $149,900 CBRMLS
• 2020-04-01 Sold (Public Records) $65,400 Public Records
• 2020-03-18 Sold (MLS) $65,390 CBRMLS
• 2020-01-28 Contingent — CBRMLS
• 2019-12-05 Listed $69,900 CBRMLS
• 2018-06-04 Listing Removed — CBRMLS
• 2018-03-06 Relisted — CBRMLS
• 2018-02-04 Pending — CBRMLS
• 2018-01-02 Relisted — CBRMLS
• 2017-12-23 Pending — CBRMLS
• 2017-12-18 Listed $54,900 CBRMLS
• 2017-03-21 Listing Removed — CBRMLS
• 2017-03-21 Listed $54,900 CBRMLS
• 1999-08-30 Sold (Public Records) $47,500 Public Records
• 1990-10-05 Sold (Public Records) $21,500 Public Records
• 1986-10-18 Sold (Public Records) $143,000 Public Records

Property tax history

+6.5%/yr

Latest (2024): $1,927 · -6.1% YoY. Source: county tax records.