363 E Hudson St #365 · Columbus, OH 43202

$385,000

6 bd · 0.0 ba · 2,859 sqft · MultiFamily · 250 Days on market

Built 1908 Good condition 5,227 sqft lot $135/sqft · 20% below area Est $482k · 20% under

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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).

• ARV discount +15.0/15.0
• Cash flow +13.6/30.0
• DSCR +4.1/10.0
• Livability +4.0/5.0
• 1% rule +3.8/10.0
• Condition / age +3.8/5.0
• Schools +3.2/10.0
• Rent growth +2.6/5.0
• 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

Invest, house hack, or make it home, this Old North Columbus duplex checks every box. Situated in one of Columbus's most vibrant and walkable neighborhoods, surrounded by local shops, and just minutes from OSU, downtown, and right next door to the new Casa Cacao's coffee shop with an expansive outdoor patio. The Duplex offers 3 generous bedrooms plus a bonus sunroom per side with off-street private parking in the rear of the units. Offset your mortgage by living on one side, maximize returns with a traditional rental, or tap into strong short-term and midterm rental demand near campus. The 635 unit leased at $1,220/month and the other is vacant and ready for you and now easy to show. Average rents are north of $1500 a month with strong rental demand in the area. The occupied side has a long term tenant under market value and will be shown once an offer is accepted please do not disturb the tenant.

Key facts

• Functional kitchen
• Private basement
• Bonus sunroom

Tags

• BONUS SUNROOM
• FUNCTIONAL KITCHEN
• PRIVATE BASEMENT
• SEPARATE ENTRANCES
• OFF-STREET PARKING
• HIGH-DEMAND RENTAL AREA

🏷️ Possibly a rental listed for sale. The $385,000 price doesn't fit this home's estimated sale value (~$481,719) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/?-bath units multifamily listed at $385k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $19 ($228/yr) — positive. Per door: $10/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $339k (11.9% below list).
• Recommended offer: $339k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.4% 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); Dominion Middle School (math 39% / reading 50%, grade D, #477 of 654 statewide, top 74%, 717 students, 0% FRL); Whetstone High School (math 17% / reading 44%, grade F, #615 of 781 statewide, top 79%, 976 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.
• Zoned-school proficiency averages 42% at this address vs 20% district-wide (+21 pts) — the actual schools serving this property are materially stronger than the Columbus City School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents flat; 61 active listings in the ZIP; 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 $3k of loan paydown is wiped out by about $12k 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

• It's been on market 250 days — a 12% lower offer ($339k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1908 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $338,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 250 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 1908 — 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: 0.88% ✗
• Cap rate: 6.35%
• Cash-on-cash: 0.21%
• DSCR: 1.01
• GRM: 9.5

CMA / ARV

• ARV (median comp): $481,719
• List price: $385,000
• Delta: -20.08%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
360-364 E Tompkins St	0.04mi	6/—	2,715 (-5%)	8mo	$392,000	$144	83
2433 N 4th St	0.20mi	6/—	2,908 (+2%)	8mo	$275,000	$95	81
2710-2712 Dayton Ave	0.29mi	6/—	2,700 (-6%)	6mo	$498,500	$185	73
292-294 Wyandotte Ave	0.32mi	6/—	2,509 (-12%)	2mo	$371,000	$148	63
2464 Deming Ave	0.15mi	6/—	2,476 (-13%)	15mo	$385,000	$155	58
2320 -2322 Summit St #2320	0.29mi	6/—	2,464 (-14%)	12mo	$380,000	$154	54
328 Wyandotte Ave #326	0.32mi	6/—	2,436 (-15%)	9mo	$395,000	$162	53
263-265 Crestview Rd	0.54mi	6/—	2,464 (-14%)	14mo	$351,000	$142	40

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 · 0.59% rent growth · sell at horizon

5-year hold

• IRR: -18.7%
• Equity multiple: 0.36×
• Total profit: $-69,155
• Equity at exit: $57,405

10-year hold

• IRR: -16.9%
• Equity multiple: 0.17×
• Total profit: $-89,856
• Equity at exit: $33,288

Cash invested: $107,800 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 6 active · 2 under contract
• Months of supply: 9.0 mo (11%/mo absorbed)
• Median asking: $439,900 ($180/sqft)
• Median days on market: 54 d
• This list price: 17% of active listings are priced below it
• ARV vs active asking: -6.2% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 43202

• Rents YoY: 0.6%
• Active inventory: 61
• Price-to-rent: 18.9×

Monthly cashflow live

• Estimated rent: $3,392 high
• Mortgage (P&I): −$2,019
• Tax est. 1.5%: −$481 /mo · $5,775/yr
• Insurance: −$160
• HOA: −$0
• Vacancy / Maint / Mgmt: −$712
• Net cashflow: $19

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	—	$3,392
Total (2 units)			$3,392

Break-even live

Break-even rent $3,368

Max offer price $385,000

Occupancy floor 94%

Sensitivity live

Price	-10% $285	-5% $152	+0% $19	+5% $-114	+10% $-247
Rent	-10% $-249	-5% $-115	+0% $19	+5% $153	+10% $287
Rate	-1.0pp $213	-0.5pp $117	base $19	+0.5pp $-81	+1.0pp $-182

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: $96,250
• Closing costs: $11,550
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
363 E Hudson St Unit 363 Columbus, OH	2.0	1.0	—	$1,300	—	17d	1	0.01mi
431 E Tompkins St Unit 433 Columbus, OH	3.0	1.0	1200	$1,595	$1.33	13d	1	0.12mi
2564 Deming Ave Columbus, OH	2.0	1.0	1200	$1,275	$1.06	93d	1	0.12mi
335 E Duncan St Columbus, OH	3.0	1.0	1120	$1,595	$1.42	93d	1	0.12mi
2584 Deming Ave Columbus, OH	3.0	1.5	1350	$2,000	$1.48	65d	1	0.13mi
2552 Glenmawr Ave Unit 1407028P Columbus, OH	3.0	3.0	1593	$6,320	$3.97	61d	1	0.15mi
2552 Glenmawr Ave Unit 1407032P Columbus, OH	3.0	3.0	1593	$6,256	$3.93	56d	1	0.15mi
300-312 Clinton St Unit 310 Columbus, OH	2.0	1.0	968	$1,295	$1.34	13d	1	0.15mi
325 Clinton St Unit 325 Columbus, OH	3.0	1.0	1176	$1,650	$1.40	66d	1	0.15mi
260 E Hudson St Unit 274 Columbus, OH	2.0	1.0	1000	$1,325	$1.32	51d	1	0.17mi
452 Clinton St Unit NA Columbus, OH	4.0	3.0	1750	$1,895	$1.08	18d	1	0.18mi
2658 Deming Ave Columbus, OH	3.0	1.0	1120	$1,695	$1.51	93d	1	0.20mi
2444 N 4th St Unit 2446 Columbus, OH	2.0	1.0	—	$1,100	—	37d	1	0.21mi
2444 N 4th St Unit 2452 Columbus, OH	2.0	1.0	—	$1,150	—	41d	1	0.21mi
245 Clinton St Columbus, OH	3.0	1.0	1100	$1,650	$1.50	93d	1	0.22mi
2350 Indiana Ave Columbus, OH	3.0	2.0	1195	$2,600	$2.18	93d	1	0.26mi
2349 N 4th St Unit 1 Columbus, OH	2.0	1.0	750	$999	$1.33	21d	1	0.28mi
178 E Tompkins St Unit 180 Columbus, OH	3.0	1.5	—	$2,000	—	28d	1	0.29mi
178 E Tompkins St Columbus, OH	3.0	1.0	—	$2,000	—	27d	1	0.29mi
2688 Hibbert Ave Columbus, OH	2.0	1.0	748	$1,195	$1.60	93d	1	0.29mi
185-187 Clinton St Columbus, OH	3.0	1.0	—	$1,550	—	93d	1	0.30mi
185 Clinton St Unit 1 Columbus, OH	3.0	1.0	1166	$1,550	$1.33	52d	1	0.30mi
2536 Adams Ave Columbus, OH	4.0	1.5	1400	$1,750	$1.25	17d	1	0.30mi
2329 Indianola Ave Unit 2329 Columbus, OH	4.0	1.5	—	$2,400	—	21d	1	0.30mi
2661 Medary Ave Unit 3 Columbus, OH	2.0	1.0	—	$1,050	—	39d	1	0.31mi
2669 Medary Ave Unit 2667 Columbus, OH	2.0	1.0	800	$1,050	$1.31	39d	1	0.31mi
472 E Maynard Ave Columbus, OH	2.0	1.5	1200	$1,495	$1.25	93d	1	0.33mi
184 E Duncan St Unit 184 Duncan-17 Columbus, OH	2.0	1.0	700	$1,025	$1.46	13d	1	0.33mi
169 E Duncan St Columbus, OH	4.0	1.0	1364	$1,595	$1.17	93d	1	0.33mi
2296 Summit St Columbus, OH	4.0	2.0	—	$2,200	—	59d	1	0.33mi
2702 Calumet St Unit 2702 Columbus, OH	3.0	1.5	1300	$2,250	$1.73	27d	1	0.34mi
416 Wyandotte Ave Apt E Columbus, OH	2.0	1.0	—	$1,100	—	25d	1	0.34mi
416 Wyandotte Ave Unit A Columbus, OH	2.0	1.0	—	$999	—	25d	1	0.34mi
416 Wyandotte Ave Columbus, OH	2.0	1.0	—	$1,150	—	27d	1	0.34mi
137 E Tompkins St Unit 1364302P Columbus, OH	4.0	3.0	—	$6,210	—	51d	1	0.35mi
379 Wyandotte Ave Unit 1 Columbus, OH	2.0	1.0	—	$999	—	21d	1	0.36mi
379 Wyandotte Ave Unit 6 Columbus, OH	2.0	1.0	—	$1,200	—	93d	1	0.36mi
145 E Duncan St Columbus, OH	4.0	2.0	1756	$2,300	$1.31	17d	1	0.36mi
2779 Indianola Ave Columbus, OH	2.0	1.0	—	$1,250	—	27d	1	0.36mi
2637 Adams Ave Unit 2 Columbus, OH	2.0	1.0	—	$995	—	41d	1	0.37mi

Listing history 50 events

1. 2026-08-05
   days on market $385,000 Active 250 DOM
2. 2026-08-04
   days on market $385,000 Active 249 DOM
3. 2026-08-03
   days on market $385,000 Active 248 DOM
4. 2026-07-31
   days on market $385,000 Active 245 DOM
5. 2026-07-30
   days on market $385,000 Active 244 DOM
6. 2026-07-30
   days on market $385,000 Active 243 DOM
7. 2026-07-28
   days on market $385,000 Active 242 DOM
8. 2026-07-26
   days on market $385,000 Active 240 DOM
9. 2026-07-24
   days on market $385,000 Active 238 DOM
10. 2026-07-23
    days on market $385,000 Active 237 DOM
11. 2026-07-22
    price $385,000 Active 236 DOM
12. 2026-07-22
    days on market $392,500 Active 236 DOM
13. 2026-07-21
    days on market $392,500 Active 235 DOM
14. 2026-07-20
    days on market $392,500 Active 234 DOM
15. 2026-07-18
    days on market $392,500 Active 232 DOM
16. 2026-07-18
    days on market $392,500 Active 231 DOM
17. 2026-07-16
    days on market $392,500 Active 230 DOM
18. 2026-07-15
    days on market $392,500 Active 229 DOM
19. 2026-07-14
    days on market $392,500 Active 228 DOM
20. 2026-07-13
    days on market $392,500 Active 227 DOM
21. 2026-07-13
    days on market $392,500 Active 226 DOM
22. 2026-07-12
    days on market $392,500 Active 225 DOM
23. 2026-07-10
    days on market $392,500 Active 224 DOM
24. 2026-07-09
    days on market $392,500 Active 223 DOM
25. 2026-07-07
    days on market $392,500 Active 221 DOM
26. 2026-07-06
    days on market $392,500 Active 220 DOM
27. 2026-07-05
    days on market $392,500 Active 219 DOM
28. 2026-07-03
    days on market $392,500 Active 217 DOM
29. 2026-07-02
    days on market $392,500 Active 216 DOM
30. 2026-07-01
    days on market $392,500 Active 215 DOM
31. 2026-06-30
    days on market $392,500 Active 214 DOM
32. 2026-06-29
    days on market $392,500 Active 213 DOM
33. 2026-06-28
    days on market $392,500 Active 212 DOM
34. 2026-06-27
    days on market $392,500 Active 211 DOM
35. 2026-06-27
    days on market $392,500 Active 210 DOM
36. 2026-06-25
    days on market $392,500 Active 208 DOM
37. 2026-06-22
    days on market $392,500 Active 206 DOM
38. 2026-06-21
    days on market $392,500 Active 205 DOM
39. 2026-06-18
    days on market $392,500 Active 202 DOM
40. 2026-06-17
    days on market $392,500 Active 201 DOM
41. 2026-06-16
    days on market $392,500 Active 200 DOM
42. 2026-06-15
    days on market $392,500 Active 199 DOM
43. 2026-06-13
    days on market $392,500 Active 197 DOM
44. 2026-06-13
    days on market $392,500 Active 196 DOM
45. 2026-06-09
    days on market $392,500 Active 193 DOM
46. 2026-06-08
    days on market $392,500 Active 192 DOM
47. 2026-06-07
    days on market $392,500 Active 191 DOM
48. 2026-06-05
    days on market $392,500 Active 188 DOM
49. 2026-06-03
    days on market $392,500 Active 187 DOM
50. 2026-06-02
    days on market $392,500 Active 186 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $40,704
• − Mortgage interest: −$21,566
• − Property taxes: −$5,775
• − Insurance: −$1,925
• − Repairs & maintenance: −$3,256
• − Management: −$3,256
• − Depreciation: −$11,200
• Taxable loss: −$6,275
• Est. tax savings @ 24.0%: +$1,506
• After-tax cash flow: $1,734/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 · 13 photos

Good 75/100 Cosmetic rehab Est. rehab $14,295–$42,885 screening

This multi-family property in Old North Columbus is in good condition with a good condition score of 75. It offers 3 bedrooms per side with off-street private parking and is located in a vibrant neighborhood. The property is ready for investment and can be used for rental or as a house hack.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value ↑
• Both Trim and prune trees — Improves landscaping and enhances curb appeal ↑
• Both Clean gutters — Prevents water damage and improves property value ↑

ⓘ 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 32/100

Zoned Schools

Elementary Hubbard Elementary School F OH #1,242/1,584 Nat'l #32,000/41,679 Middle Dominion Middle School D OH #477/654 Nat'l #4,747/14,009 High Whetstone High School F OH #615/781 Nat'l #10,882/17,239

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): 20,854
• Household income: $69,524
• Rent vs Own: 69.7% rent · 30.3% own
• Severe rent burden: 9% 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: Predominantly White (75%)
• Race & ethnicity: White 75% Asian 11% Two or more races 6% Black 5% Hispanic / Latino 4%
• Common ancestry: Romanian 4% Italian 3% Slovak 3%
• Foreign-born: 15% · China, Canada, South Korea
• Languages at home: 83% English-only · Other Indo-European 5% Spanish 2% Chinese 2%

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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: ▼ -513.39%
• Current HPI: 245.448
• Rent YoY: ▲ 0.59%
• 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

+30092.3% since first listed

8 events — show timeline

• 2026-05-14 Relisted — CBRMLS
• 2026-03-11 Listing Removed — CBRMLS
• 2025-12-10 Price Changed $392,500 CBRMLS
• 2025-10-14 Listing Removed — CBRMLS
• 2025-10-10 Price Changed $397,500 CBRMLS
• 2025-09-25 Listed $405,000 CBRMLS
• 2025-09-11 Listed $405,000 CBRMLS
• 2022-07-29 Price Changed $1,300 RENT.