1636-1638 Arlington Ave · Columbus, OH 43211

$230,000

6 bd · 2.0 ba · 2,478 sqft · MultiFamily public records · 48 Days on market

Built 1910 3,920 sqft lot $93/sqft · 8% above area Est $213k · 8% 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 +26.9/30.0
• DSCR +9.3/10.0
• 1% rule +6.9/10.0
• ARV discount +4.0/15.0
• Livability +4.0/5.0
• Rent growth +3.4/5.0
• 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 (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

* * * MULTIPLE OFFERS! All highest & best offers must be submitted by 5pm on 9/23/15. * * * 2 story duplex built in the early 1900s located in Columbus with 3 bedrooms and 1 bathroom per side. Has vinyl exterior siding and a shared front porch. Being sold ''AS-IS''. All buyers must be pre-approved.

Key facts

• Immediate cash flow
• Recent updates
• Fully leased units

Tags

• INVESTOR READY DUPLEX
• EXCELLENT INVESTMENT POTENTIAL
• IMMEDIATE CASH FLOW
• FULLY LEASED UNITS
• RECENT UPDATES
• INTERIOR PAINT

Property features AI

Exterior

• Parking: 2 parking spaces
• Utilities: Natural gas available; Electricity available; Public sewer
• Home design: Duplex; Built in 1910
• Construction: Year built: 1910
• Exterior features: Residential zoning; Subdivision: Linden; Located near Cleveland Avenue

Interior

• Heating & cooling: Air conditioning present
• Interior features: Has cooling; Two-unit building (duplex)

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/?-bath units multifamily listed at $230k.

Deal economics

• At list price, monthly cash flow is $638 ($8k/yr) — positive. Per door: $319/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $230k).
• Recommended offer: $223k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.6% 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 (+3.4%/yr); 166 active listings in the ZIP; 2 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 8,139 units permitted in Franklin County in 2024 (5,940 in 5+ unit buildings).
• At $2,746/mo this rent would consume 77% of the median local household income ($43k/yr) (locally 1282% 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.
• At projected returns (-3.0% appreciation + 3.4% rent growth), your $64k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($223k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 31y 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 $173k; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $223,100 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 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 1910 — 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: 1.19% ✓
• Cap rate: 9.62%
• Cash-on-cash: 11.90%
• DSCR: 1.53
• GRM: 7.0

CMA / ARV

• ARV (median comp): $213,297
• List price: $230,000
• Delta: 7.83%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1539-1541 Republic Ave	0.22mi	6/—	2,618 (+6%)	20mo	$192,400	$73	64
1564-1566 E Blake Ave	0.52mi	6/—	2,240 (-10%)	0mo	$230,000	$103	59
1383-1385 E Hudson St	0.44mi	6/—	2,184 (-12%)	6mo	$260,000	$119	55
1501 Duxberry Ave	0.66mi	6/—	2,240 (-10%)	14mo	$270,000	$121	41
1500 E 26th Ave	0.70mi	6/2.0	2,240 (-10%)	12mo	$246,500	$110	41

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 · 3.41% rent growth · sell at horizon

5-year hold

• IRR: 1.8%
• Equity multiple: 1.07×
• Total profit: $4,531
• Equity at exit: $34,294

10-year hold

• IRR: 11.8%
• Equity multiple: 1.95×
• Total profit: $61,028
• Equity at exit: $19,886

Cash invested: $64,400 (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 43211

• Home prices YoY: -27.3%
• Rents YoY: 3.4%
• Active inventory: 166
• Price-to-rent: 14.0×

Monthly cashflow live

• Estimated rent: $2,746 high
• Mortgage (P&I): −$1,206
• Tax from tax record: −$229 /mo · $2,748/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$577
• Net cashflow: $638

Break-even live

Break-even rent $1,938

Max offer price $230,000

Occupancy floor 72%

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	—	$2,746
Total (2 units)			$2,746

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2453 McGuffey Rd Columbus, OH	5.0	3.0	1782	$2,200	$1.23	44d	1	0.80mi
2368 Marcia Dr Columbus, OH	5.0	1.5	1595	$2,279	$1.43	15d	1	0.93mi

Listing history 47 events

1. 2026-06-18
   days on market $230,000 Active 48 DOM
2. 2026-06-17
   days on market $230,000 Active 47 DOM
3. 2026-06-16
   days on market $230,000 Active 46 DOM
4. 2026-06-15
   days on market $230,000 Active 45 DOM
5. 2026-06-13
   days on market $230,000 Active 43 DOM
6. 2026-06-13
   days on market $230,000 Active 42 DOM
7. 2026-06-09
   days on market $230,000 Active 39 DOM
8. 2026-06-08
   days on market $230,000 Active 38 DOM
9. 2026-06-07
   days on market $230,000 Active 37 DOM
10. 2026-06-05
    days on market $230,000 Active 34 DOM
11. 2026-06-03
    days on market $230,000 Active 33 DOM
12. 2026-06-02
    days on market $230,000 Active 32 DOM
13. 2026-06-01
    days on market $230,000 Active 31 DOM
14. 2026-05-31
    days on market $230,000 Active 30 DOM
15. 2026-05-01
    listed $235,000 Active 576-char remark
16. 2024-03-14
    historical $1,110
17. 2024-01-30
    price $1,110
18. 2024-01-24
    price $1,130
19. 2024-01-18
    listed $1,150
20. 2022-11-28
    soldstatus $173,000
21. 2018-02-02
    soldstatus $70,000
22. 2017-12-08
    historical Contingent Finance and Inspection
23. 2017-12-08
    status Active
24. 2017-12-08
    status Pending
25. 2017-12-03
    listed $69,000 Active
26. 2017-08-16
    soldstatus $15,000
27. 2015-11-25
    soldstatus $5,500 Closed

    Show marketing remark (310 chars)

    * * * MULTIPLE OFFERS! All highest & best offers must be submitted by 5pm on 9/23/15. * * * 2 story duplex built in the early 1900s located in Columbus with 3 bedrooms and 1 bathroom per side. Has vinyl exterior siding and a shared front porch. Being sold ''AS-IS''. All buyers must be pre-approved.

28. 2015-10-30
    status Pending

    Show marketing remark (310 chars)

    * * * MULTIPLE OFFERS! All highest & best offers must be submitted by 5pm on 9/23/15. * * * 2 story duplex built in the early 1900s located in Columbus with 3 bedrooms and 1 bathroom per side. Has vinyl exterior siding and a shared front porch. Being sold ''AS-IS''. All buyers must be pre-approved.

29. 2015-10-14
    status Active

    Show marketing remark (310 chars)

    * * * MULTIPLE OFFERS! All highest & best offers must be submitted by 5pm on 9/23/15. * * * 2 story duplex built in the early 1900s located in Columbus with 3 bedrooms and 1 bathroom per side. Has vinyl exterior siding and a shared front porch. Being sold ''AS-IS''. All buyers must be pre-approved.

30. 2015-09-24
    status Pending

    Show marketing remark (310 chars)

    * * * MULTIPLE OFFERS! All highest & best offers must be submitted by 5pm on 9/23/15. * * * 2 story duplex built in the early 1900s located in Columbus with 3 bedrooms and 1 bathroom per side. Has vinyl exterior siding and a shared front porch. Being sold ''AS-IS''. All buyers must be pre-approved.

31. 2015-09-09
    status Active

    Show marketing remark (310 chars)

    * * * MULTIPLE OFFERS! All highest & best offers must be submitted by 5pm on 9/23/15. * * * 2 story duplex built in the early 1900s located in Columbus with 3 bedrooms and 1 bathroom per side. Has vinyl exterior siding and a shared front porch. Being sold ''AS-IS''. All buyers must be pre-approved.

32. 2015-08-28
    status Pending

    Show marketing remark (310 chars)

    * * * MULTIPLE OFFERS! All highest & best offers must be submitted by 5pm on 9/23/15. * * * 2 story duplex built in the early 1900s located in Columbus with 3 bedrooms and 1 bathroom per side. Has vinyl exterior siding and a shared front porch. Being sold ''AS-IS''. All buyers must be pre-approved.

33. 2015-08-18
    status Active

    Show marketing remark (310 chars)

    * * * MULTIPLE OFFERS! All highest & best offers must be submitted by 5pm on 9/23/15. * * * 2 story duplex built in the early 1900s located in Columbus with 3 bedrooms and 1 bathroom per side. Has vinyl exterior siding and a shared front porch. Being sold ''AS-IS''. All buyers must be pre-approved.

34. 2015-07-23
    status Pending

    Show marketing remark (310 chars)

    * * * MULTIPLE OFFERS! All highest & best offers must be submitted by 5pm on 9/23/15. * * * 2 story duplex built in the early 1900s located in Columbus with 3 bedrooms and 1 bathroom per side. Has vinyl exterior siding and a shared front porch. Being sold ''AS-IS''. All buyers must be pre-approved.

35. 2015-07-17
    listed $4,900 Active

    Show marketing remark (310 chars)

    * * * MULTIPLE OFFERS! All highest & best offers must be submitted by 5pm on 9/23/15. * * * 2 story duplex built in the early 1900s located in Columbus with 3 bedrooms and 1 bathroom per side. Has vinyl exterior siding and a shared front porch. Being sold ''AS-IS''. All buyers must be pre-approved.

36. 2015-04-22
    historical
37. 2015-04-22
    historical
38. 2014-11-18
    listed $4,900
39. 2014-08-21
    historical
40. 2014-07-25
    listed $9,750
41. 2013-05-06
    historical
42. 2013-01-09
    listed $10,900
43. 2007-09-07
    soldstatus $56,000
44. 2006-10-02
    soldstatus $25,000
45. 1998-10-13
    soldstatus $54,000
46. 1995-04-30
    historical
47. 1995-02-02
    listed $49,900

ⓘ 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: $2,748 · $229/mo
• Projected year-2 tax: $3,168 · $264/mo
• Expected delta: +$420/yr (+$35/mo · 15.3%)

ⓘ 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 3/10 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 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,952
• − Mortgage interest: −$12,884
• − Property taxes: −$2,748
• − Insurance: −$1,150
• − Repairs & maintenance: −$2,636
• − Management: −$2,636
• − Depreciation: −$6,691
• Taxable income: $4,207
• Est. tax owed @ 24.0%: −$1,010
• After-tax cash flow: $6,651/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): 22,313
• Household income: $42,579
• Rent vs Own: 59.4% rent · 40.6% own
• Severe rent burden: 1282.0

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 58% White 21% Hispanic / Latino 13% Two or more races 12% Asian 2%
• Hispanic origin (detail): Mexican 8% Dominican 1%
• Common ancestry: Italian 1%
• Foreign-born: 10% · Canada, India
• Languages at home: 84% English-only · Spanish 11% Other Indo-European 2% Arabic 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: ▼ -94.10%
• Current HPI: 250.3885
• Rent YoY: ▲ 3.41%
• 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

+360.9% since first listed

34 events — show timeline

• 2026-05-26 Price Changed $230,000 CBRMLS
• 2026-05-01 Listed $235,000 CBRMLS
• 2024-03-14 Rental Removed $1,110 APPFOLIO
• 2024-01-30 Price Changed $1,110 APPFOLIO
• 2024-01-24 Price Changed $1,130 APPFOLIO
• 2024-01-18 Listed for Rent $1,150 APPFOLIO
• 2022-11-28 Sold (Public Records) $173,000 Public Records
• 2018-02-02 Sold (Public Records) $70,000 Public Records
• 2017-12-08 Contingent — CBRMLS
• 2017-12-08 Relisted — CBRMLS
• 2017-12-08 Pending — CBRMLS
• 2017-12-03 Listed $69,000 CBRMLS
• 2017-08-16 Sold (Public Records) $15,000 Public Records
• 2015-11-25 Sold (MLS) $5,500 CBRMLS
• 2015-10-30 Pending — CBRMLS
• 2015-10-14 Relisted — CBRMLS
• 2015-09-24 Pending — CBRMLS
• 2015-09-09 Relisted — CBRMLS
• 2015-08-28 Pending — CBRMLS
• 2015-08-18 Relisted — CBRMLS
• 2015-07-23 Pending — CBRMLS
• 2015-07-17 Listed $4,900 CBRMLS
• 2015-04-22 Listing Removed — CBRMLS
• 2015-04-22 Listing Removed — CBRMLS
• 2014-11-18 Listed $4,900 CBRMLS
• 2014-08-21 Listing Removed — CBRMLS
• 2014-07-25 Listed $9,750 CBRMLS
• 2013-05-06 Listing Removed — CBRMLS
• 2013-01-09 Listed $10,900 CBRMLS
• 2007-09-07 Sold (Public Records) $56,000 Public Records
• 2006-10-02 Sold (Public Records) $25,000 Public Records
• 1998-10-13 Sold (Public Records) $54,000 Public Records
• 1995-04-30 Listing Removed — CBRMLS
• 1995-02-02 Listed $49,900 CBRMLS

Property tax history

-2.4%/yr

Latest (2024): $2,748 · -0.6% YoY. Source: county tax records.