1951-1953 Westfield Dr S · Columbus, OH 43223

$235,000

4 bd · 2.0 ba · 1,816 sqft · MultiFamily public records · 8 Days on market

Built 1954 6,534 sqft lot Est $171k · 38% over

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Why this score? — see what drove the D+ 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 +22.1/30.0
• DSCR +7.1/10.0
• 1% rule +5.6/10.0
• Livability +4.0/5.0
• Schools +3.8/10.0
• Rent growth +3.7/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• 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

Calling all Investors!!! Great opportunity to own a tenant occupied duplex in the Westbrook Community. Currently occupied in leases with combined rental income of $1,845/month. Curb offers only, property being sold as-is. This property can be sold alone or packaged with 2 other duplexes in the Westbrook Community.

Key facts

• 6,534 sq ft lot
• Built 1954
• Listed 8 days

Property features AI

Finance

• Financial info: Two units total; Net operating income approximately $1,845; Operating expenses approximately $4,000; Annual taxes approximately $3,148 (2024)

Exterior

• Home design: Duplex; Built in 1954
• Construction: Built in 1954
• Exterior features: Located in the Westbrook subdivision; Corner/cross street: near Westfield

Interior

• Interior features: Duplex (two-unit property)

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.5-bath units multifamily listed at $235k.

Deal economics

• At list price, monthly cash flow is $380 ($5k/yr) — positive. Per door: $190/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $235k).
• Cap rate 8.2% 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.
• South-Western City (suburban): math 40% / reading 48% proficiency, ranked #500 of 656 in OH (top 76%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+4.6%/yr); 144 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); 8,139 units permitted in Franklin County in 2024 (5,940 in 5+ unit buildings).
• At $2,497/mo this rent would consume 64% of the median local household income ($47k/yr) (locally 1689% 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 $2k of loan paydown is wiped out by about $7k 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.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 20y 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 $115k; list at $235k implies a 104% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $235,000

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 1.06% ✓
• Cap rate: 8.23%
• Cash-on-cash: 6.93%
• DSCR: 1.31
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $170,704
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1930-1932 Frank Rd	0.05mi	4/—	1,816 (0%)	9mo	$126,000	$69	91
1644 Frank Rd #1646	0.44mi	4/—	1,816 (0%)	18mo	$170,000	$94	64

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: -3.9%
• Equity multiple: 0.85×
• Total profit: $-9,750
• Equity at exit: $35,039

10-year hold

• IRR: 7.5%
• Equity multiple: 1.61×
• Total profit: $40,175
• Equity at exit: $20,319

Cash invested: $65,800 (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: 144
• Price-to-rent: 15.7×

Monthly cashflow live

• Estimated rent: $2,497 high
• Mortgage (P&I): −$1,232
• Tax from tax record: −$262 /mo · $3,148/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$524
• Net cashflow: $380

Break-even live

Break-even rent $2,016

Max offer price $235,000

Occupancy floor 80%

Sensitivity live

Price	-10% $513	-5% $447	+0% $380	+5% $313	+10% $247
Rent	-10% $183	-5% $281	+0% $380	+5% $479	+10% $577
Rate	-1.0pp $498	-0.5pp $440	base $380	+0.5pp $319	+1.0pp $257

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1.5	$2,496
Total (2 units)			$2,497

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1640 Butterfly Ct Columbus, OH	4.0	2.0	1433	$1,849	$1.29	3d	1	0.19mi
1417 Fahy Dr Columbus, OH	3.0	2.0	1932	$2,345	$1.21	11d	1	0.53mi
2290 Turquoise Dr Grove City, OH	3.0	1.0	1232	$2,225	$1.81	17d	1	0.85mi
2348 Warfield Dr Grove City, OH	4.0	2.0	1262	$1,825	$1.45	45d	1	0.97mi
1576 Rock Creek Dr Grove City, OH	3.0	2.5	1450	$2,050	$1.41	15d	1	1.19mi
1329 Birch Dr Columbus, OH	3.0	2.0	1500	$1,700	$1.13	44d	1	1.32mi
2656 Willowgate Rd Grove City, OH	4.0	2.5	1820	$2,625	$1.44	2d	1	1.35mi
2284 Brookbank Dr Grove City, OH	3.0	2.0	1478	$2,275	$1.54	11d	1	1.40mi
1690 Dyer Rd Grove City, OH	3.0	1.5	1440	$1,749	$1.21	22d	1	1.44mi
692 S Wheatland Ave Columbus, OH	3.0	1.0	1608	$1,547	$0.96	44d	1	1.50mi

Listing history 6 events

1. 2026-06-18
   days on market $235,000 Active 8 DOM
2. 2026-06-17
   days on market $235,000 Active 7 DOM
3. 2026-06-16
   days on market $235,000 Active 6 DOM
4. 2026-06-15
   days on market $235,000 Active 5 DOM
5. 2026-06-13
   remarks 315-char remark
6. 2026-06-13
   listed $235,000 Active 3 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: $3,148 · $262/mo
• Projected year-2 tax: $3,407 · $284/mo
• Expected delta: +$259/yr (+$22/mo · 8.2%)

ⓘ 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: $29,964
• − Mortgage interest: −$13,164
• − Property taxes: −$3,148
• − Insurance: −$1,175
• − Repairs & maintenance: −$2,397
• − Management: −$2,397
• − Depreciation: −$6,836
• Taxable income: $846
• Est. tax owed @ 24.0%: −$203
• After-tax cash flow: $4,357/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: South-Western City
• NCES district ID: 3904480
• Math proficiency: 40% ▼ -18.00%
• Reading proficiency: 48% ▼ -10.00%
• Median HH income: $51,689
• Composite: 37.95/100
• National rank: #4305
• State rank: #500 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

• County: Franklin County · 1,351,780 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: 1689.0

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 0.55)
• 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%

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

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

+593.2% since first listed

8 events — show timeline

• 2026-06-10 Listed $235,000 CBRMLS
• 2010-10-27 Sold (Public Records) $115,000 Public Records
• 2010-05-24 Sold (Public Records) $55,000 Public Records
• 2007-03-01 Listing Removed — CBRMLS
• 2006-12-28 Listed $89,900 CBRMLS
• 1987-10-27 Sold (Public Records) $39,000 Public Records
• 1986-09-03 Sold (Public Records) $39,000 Public Records
• 1979-07-01 Sold (Public Records) $33,900 Public Records

Property tax history

+7.0%/yr

Latest (2024): $3,148 · +0.5% YoY. Source: county tax records.