1021 Bryden Rd · Columbus, OH 43205

$995,000

3 bd · None ba · 7,575 sqft · MultiFamily public records · 126 Days on market

Built 1899 0.29 ac lot $131/sqft · 34% above area ↓ 9% 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
• DSCR +10.0/10.0
• 1% rule +8.6/10.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Rent growth +2.9/5.0
• 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: 1 unit. 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

· * Curb Offer Only * · Two buildings on 1021 Bryden Road: - Total of 13-units: 10 Efficiency apartments (Owner pays utilities) · Rear Carriage House on 254 S 21st Street: - Three: 1-Bedroom Apartments (Tenants Pay Utilities) · Beautiful Road corridor in the heart of Old Town East Neighborhood · Please Do Not Disturb Tenants, Tenants Rights

Key facts

• 13-units
• Rear carriage house
• Two buildings

Tags

• TWO BUILDINGS
• 13-UNITS
• EFFICIENCY APARTMENTS
• REAR CARRIAGE HOUSE
• 1-BEDROOM APARTMENTS
• OLD TOWN EAST NEIGHBORHOOD

What this means for you Summary

Snapshot

• This is a 3-bed/?-bath multifamily listed at $995k.

Deal economics

• At list price, monthly cash flow is $4k ($51k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($14k rent vs $995k).
• Recommended offer: $876k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.4% 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 (+1.4%/yr); 142 active listings in the ZIP; 8,139 units permitted in Franklin County in 2024 (5,940 in 5+ unit buildings).
• At $13,537/mo this rent would consume 270% of the median local household income ($60k/yr) (locally 823% 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 $7k of loan paydown is wiped out by about $30k 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 + 1.4% rent growth), your $279k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 126 days — a 12% lower offer ($876k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1899 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $875,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 126 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1899 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.36% ✓
• Cap rate: 11.44%
• Cash-on-cash: 18.40%
• DSCR: 1.82
• GRM: 6.1

CMA / ARV

• ARV (median comp): $526,007
• List price: $995,000
• Delta: 89.16%
• Verdict: OVERPRICED
• Comps: 19 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.43% rent growth · sell at horizon

5-year hold

• IRR: 8.4%
• Equity multiple: 1.32×
• Total profit: $89,697
• Equity at exit: $148,358

10-year hold

• IRR: 16.3%
• Equity multiple: 2.24×
• Total profit: $344,410
• Equity at exit: $86,029

Cash invested: $278,600 (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 43205

• Rents YoY: 1.4%
• Active inventory: 142
• Price-to-rent: 79.4×

Monthly cashflow live

• Estimated rent: $13,537 high
• Mortgage (P&I): −$5,218
• Tax from tax record: −$790 /mo · $9,482/yr
• Insurance: −$415
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,843
• Net cashflow: $4,272

Break-even live

Break-even rent $8,130

Max offer price $995,000

Occupancy floor 63%

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

Units	Beds	Baths	Est. rent
▸ 3× units	1	1	$3,132
▸ 10× units	0	0	$10,410
Total (13 units)			$13,537

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: $248,750
• Closing costs: $29,850
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $995,000 Active 126 DOM
2. 2026-06-17
   days on market $995,000 Active 125 DOM
3. 2026-06-16
   days on market $995,000 Active 124 DOM
4. 2026-06-15
   days on market $995,000 Active 123 DOM
5. 2026-06-13
   days on market $995,000 Active 121 DOM
6. 2026-06-13
   days on market $995,000 Active 120 DOM
7. 2026-06-09
   days on market $995,000 Active 117 DOM
8. 2026-06-08
   days on market $995,000 Active 116 DOM
9. 2026-06-07
   days on market $995,000 Active 115 DOM
10. 2026-06-05
    days on market $995,000 Active 112 DOM
11. 2026-06-03
    days on market $995,000 Active 111 DOM
12. 2026-06-02
    days on market $995,000 Active 110 DOM
13. 2026-06-01
    days on market $995,000 Active 109 DOM
14. 2026-05-31
    days on market $995,000 Active 108 DOM
15. 2026-04-24
    price $995,000 387-char remark

    Show marketing remark (387 chars)

    · * Curb Offer Only * · Two buildings on 1021 Bryden Road: - Total of 13-units: 10 Efficiency apartments (Owner pays utilities) · Rear Carriage House on 254 S 21st Street: - Three: 1-Bedroom Apartments (Tenants Pay Utilities) · Beautiful Road corridor in the heart of Old Town East Neighborhood · Please Do Not Disturb Tenants, Tenants Rights

16. 2026-02-12
    listed $1,095,000 Active 387-char remark

    Show marketing remark (387 chars)

    · * Curb Offer Only * · Two buildings on 1021 Bryden Road: - Total of 13-units: 10 Efficiency apartments (Owner pays utilities) · Rear Carriage House on 254 S 21st Street: - Three: 1-Bedroom Apartments (Tenants Pay Utilities) · Beautiful Road corridor in the heart of Old Town East Neighborhood · Please Do Not Disturb Tenants, Tenants Rights

ⓘ 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: $9,482 · $790/mo
• Projected year-2 tax: $12,502 · $1,042/mo
• Expected delta: +$3,020/yr (+$252/mo · 31.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥100°F today · 17 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: $162,444
• − Mortgage interest: −$55,735
• − Property taxes: −$9,482
• − Insurance: −$4,975
• − Repairs & maintenance: −$12,996
• − Management: −$12,996
• − Depreciation: −$28,945
• Taxable income: $37,315
• Est. tax owed @ 24.0%: −$8,956
• After-tax cash flow: $42,304/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): 12,618
• Household income: $60,181
• Rent vs Own: 62.7% rent · 37.3% own
• Severe rent burden: 823.0

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 0.60)
• Race & ethnicity: Black 47% White 42% Two or more races 7% Hispanic / Latino 3% Asian 1%
• Common ancestry: Lithuanian 2% Slovak 2% Romanian 2%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 1% Other Asian/Pacific 1% Other Indo-European 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: ▼ -282.36%
• Current HPI: 212.5692
• Rent YoY: ▲ 1.43%
• 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

-9.1% since first listed

2 events — show timeline

• 2026-04-24 Price Changed $995,000 CBRMLS
• 2026-02-12 Listed $1,095,000 CBRMLS

Property tax history

+6.9%/yr

Latest (2024): $9,482 · +1.6% YoY. Source: county tax records.