329-331 Whitethorne Ave · Columbus, OH 43223

$150,000

6 bd · 2.5 ba · 2,480 sqft · MultiFamily public records · 313 Days on market

Built 1925 Good condition 5,227 sqft lot $60/sqft · 27% below area Est $205k · 27% under

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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 +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• Rent growth +3.7/5.0
• Schools +1.1/10.0
• 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

INVESTOR SPECIAL! This duplex is fully down to the studs. Framed to be 3 bedrooms on each side, you can keep it as 1 full bathroom, or you could add a half/full bath. The options are endless! New framing to fully accessible attic. Roof and structure was replaced in 2021. New windows and siding in 2021. Materials to be included in the sale. Property to be sold AS-IS. Agents read A2A!

Key facts

• New framing
• New siding
• New windows

Tags

• FULLY DOWN TO THE STUDS
• NEW FRAMING
• FULLY ACCESSIBLE ATTIC
• ROOF AND STRUCTURE REPLACED
• NEW WINDOWS
• NEW SIDING

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/?-bath units multifamily listed at $150k. Condition is rated good.
• This rent per unit runs 34% of the median local income ($47k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive. Per door: $553/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $150k).
• Recommended offer: $132k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.1% 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); West High School (math 2% / reading 17%, grade F, #749 of 781 statewide, top 97%, 837 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; 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 $1k 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 $42k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 313 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 2 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 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $132,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 313 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 1925 — 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: 1.76% ✓
• Cap rate: 15.14%
• Cash-on-cash: 31.58%
• DSCR: 2.41
• GRM: 4.7

CMA / ARV

• ARV (median comp): $204,630
• List price: $150,000
• Delta: -26.70%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
103-107 Clarendon Ave	0.34mi	6/—	2,464 (-1%)	1mo	$195,000	$79	82
2017-2019 Sullivant Ave	0.23mi	6/—	2,352 (-5%)	7mo	$169,000	$72	75
1992 Fairmont Ave	0.46mi	6/—	2,480 (0%)	12mo	$203,000	$82	68
2251 Sullivant Ave #2249	0.24mi	6/—	2,128 (-14%)	2mo	$251,000	$118	63
1976 Sullivant Ave #1978	0.25mi	6/—	2,640 (+6%)	20mo	$155,000	$59	61
130-132 S Richardson Ave	0.63mi	6/—	2,436 (-2%)	10mo	$200,000	$82	59
84 N Eureka Ave	0.74mi	6/—	2,352 (-5%)	1mo	$330,000	$140	56
116 Belvidere Ave	0.32mi	6/—	2,184 (-12%)	13mo	$142,400	$65	54
2197 Amherst Ave	0.39mi	6/—	2,188 (-12%)	14mo	$242,500	$111	50
2511 Sullivant Ave	0.57mi	6/—	2,352 (-5%)	18mo	$224,000	$95	50
62-64 S Eureka Ave	0.58mi	6/—	2,250 (-9%)	14mo	$194,300	$86	46
557-559 S Terrace Ave	0.61mi	6/—	2,184 (-12%)	13mo	$222,000	$102	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 · 4.61% rent growth · sell at horizon

5-year hold

• IRR: 28.3%
• Equity multiple: 2.20×
• Total profit: $50,463
• Equity at exit: $22,365

10-year hold

• IRR: 36.6%
• Equity multiple: 4.65×
• Total profit: $153,102
• Equity at exit: $12,969

Cash invested: $42,000 (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: 10 active · 9 under contract
• Months of supply: 8.6 mo (12%/mo absorbed)
• Median asking: $239,950 ($108/sqft)
• Median days on market: 45 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -23.6% vs current asking $/sqft

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

ZIP-level market 43223

• Rents YoY: 4.6%
• Active inventory: 189
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $2,646 high
• Mortgage (P&I): −$787
• Tax from tax record: −$136 /mo · $1,629/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$556
• Net cashflow: $1,105

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	—	$2,646
Total (2 units)			$2,646

Break-even live

Break-even rent $1,247

Max offer price $150,000

Occupancy floor 53%

Sensitivity live

Price	-10% $1,190	-5% $1,148	+0% $1,105	+5% $1,063	+10% $1,021
Rent	-10% $896	-5% $1,001	+0% $1,105	+5% $1,210	+10% $1,314
Rate	-1.0pp $1,181	-0.5pp $1,144	base $1,105	+0.5pp $1,067	+1.0pp $1,027

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: $37,500
• Closing costs: $4,500
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
257 Clarendon Ave Unit 257,259,261,263 Columbus, OH	2.0	1.0	1000	$1,200	$1.20	93d	1	0.13mi
255 Belvidere Ave Columbus, OH	2.0	1.0	1144	$1,195	$1.04	65d	1	0.14mi
2205 Sullivant Ave Columbus, OH	3.0	1.0	1275	$1,150	$0.90	47d	1	0.19mi
207 Belvidere Ave Columbus, OH	2.0	1.0	1068	$1,150	$1.08	29d	1	0.20mi
207 Belvidere Ave Columbus, OH	2.0	1.0	1068	$1,150	$1.08	21d	1	0.20mi
400 S Highland Ave Columbus, OH	2.0	1.5	1176	$1,100	$0.94	36d	1	0.20mi
2025 Sullivant Ave #2023 Columbus, OH	2.0	2.0	—	$1,100	—	69d	1	0.25mi
2023 Sullivant Ave Columbus, OH	2.0	2.0	—	$1,100	—	69d	1	0.25mi
170 S Highland Ave Columbus, OH	2.0	1.0	950	$895	$0.94	93d	1	0.28mi
2203 Clarendon Ln Unit 2203 Columbus, OH	2.0	1.0	835	$900	$1.08	34d	1	0.29mi
2205 Clarendon Ln Unit 2205 Columbus, OH	2.0	1.0	835	$1,000	$1.20	13d	1	0.29mi
1964 Sullivant Ave Columbus, OH	4.0	2.0	1580	$1,650	$1.04	29d	1	0.31mi
95-97 Whitethorne Ave Columbus, OH	3.0	1.5	1260	$1,475	$1.17	69d	1	0.32mi
95-97 Whitethorne Ave Columbus, OH	3.0	1.5	1260	$1,200	$0.95	13d	1	0.32mi
516 Wrexham Ave Columbus, OH	4.0	1.0	1707	$1,800	$1.05	21d	1	0.35mi
252-254 S Wayne Ave Unit 254 Columbus, OH	3.0	1.0	1120	$1,280	$1.14	37d	1	0.36mi
190 Nashoba Ave Columbus, OH	2.0	1.0	1030	$1,450	$1.41	61d	1	0.38mi
190 Nashoba Ave Columbus, OH	2.0	1.0	1030	$1,450	$1.41	69d	1	0.38mi
329 S Wayne Ave Columbus, OH	3.0	1.0	1120	$1,300	$1.16	16d	1	0.38mi
329 S Wayne Ave Columbus, OH	3.0	1.0	1120	$1,350	$1.21	29d	1	0.38mi
329 S Wayne Ave Columbus, OH	3.0	1.0	1120	$1,350	$1.21	27d	1	0.38mi
329 S Wayne Ave Columbus, OH	3.0	1.0	1120	$1,425	$1.27	52d	1	0.38mi
1994 Floral Ave Columbus, OH	4.0	2.0	1344	$1,550	$1.15	18d	1	0.40mi
548 S Wayne Ave Columbus, OH	3.0	1.0	1008	$1,225	$1.22	69d	1	0.46mi
521-523 S Wayne Ave Columbus, OH	3.0	1.0	1092	$1,195	$1.09	52d	1	0.47mi
108 Columbian Ave Unit B Columbus, OH	2.0	1.0	820	$900	$1.10	56d	1	0.50mi
41 S Oakley Ave Columbus, OH	3.0	1.5	1428	$1,475	$1.03	13d	1	0.51mi
488 Woodbury Ave Columbus, OH	3.0	1.5	1222	$1,250	$1.02	93d	1	0.54mi
70 S Eureka Ave Unit 70 & 72 Columbus, OH	2.0	1.0	—	$1,200	—	93d	1	0.54mi
692 S Wheatland Ave Columbus, OH	3.0	1.0	1608	$1,297	$0.81	16d	1	0.55mi
530 S Terrace Ave Columbus, OH	2.0	1.0	896	$900	$1.00	73d	1	0.56mi
530 S Terrace Ave Columbus, OH	2.0	1.0	896	$900	$1.00	47d	1	0.56mi
402 S Richardson Ave Columbus, OH	3.0	1.0	—	$1,700	—	93d	1	0.56mi
543 Woodbury Ave Unit NA Columbus, OH	3.0	1.0	1308	$1,645	$1.26	64d	1	0.57mi
731 S Highland Ave Columbus, OH	3.0	1.0	1319	$1,590	$1.21	21d	1	0.60mi
2545-2547 Sullivant Ave Columbus, OH	3.0	1.0	1064	$900	$0.85	41d	1	0.60mi
2545-2547 Sullivant Ave Columbus, OH	3.0	1.0	1064	$1,100	$1.03	59d	1	0.60mi
2157 W Mound St Unit C Columbus, OH	2.0	1.0	825	$900	$1.09	93d	1	0.61mi
2163 W Mound St Unit B Columbus, OH	2.0	1.0	825	$900	$1.09	37d	1	0.65mi
36 N Eureka Ave Columbus, OH	2.0	1.0	5850	$950	$0.16	73d	1	0.65mi

Listing history 3 events

1. 2026-03-23
   status Active 385-char remark

   Show marketing remark (385 chars)

   INVESTOR SPECIAL! This duplex is fully down to the studs. Framed to be 3 bedrooms on each side, you can keep it as 1 full bathroom, or you could add a half/full bath. The options are endless! New framing to fully accessible attic. Roof and structure was replaced in 2021. New windows and siding in 2021. Materials to be included in the sale. Property to be sold AS-IS. Agents read A2A!

2. 2026-02-16
   historical Contingent 385-char remark

   Show marketing remark (385 chars)

   INVESTOR SPECIAL! This duplex is fully down to the studs. Framed to be 3 bedrooms on each side, you can keep it as 1 full bathroom, or you could add a half/full bath. The options are endless! New framing to fully accessible attic. Roof and structure was replaced in 2021. New windows and siding in 2021. Materials to be included in the sale. Property to be sold AS-IS. Agents read A2A!

3. 2025-07-17
   listed $150,000 Active 385-char remark

   Show marketing remark (385 chars)

   INVESTOR SPECIAL! This duplex is fully down to the studs. Framed to be 3 bedrooms on each side, you can keep it as 1 full bathroom, or you could add a half/full bath. The options are endless! New framing to fully accessible attic. Roof and structure was replaced in 2021. New windows and siding in 2021. Materials to be included in the sale. Property to be sold AS-IS. Agents read A2A!

ⓘ 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: $1,629 · $136/mo
• Projected year-2 tax: $1,985 · $165/mo
• Expected delta: +$355/yr (+$30/mo · 21.8%)

ⓘ 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: $31,752
• − Mortgage interest: −$8,402
• − Property taxes: −$1,629
• − Insurance: −$750
• − Repairs & maintenance: −$2,540
• − Management: −$2,540
• − Depreciation: −$4,364
• Taxable income: $11,526
• Est. tax owed @ 24.0%: −$2,766
• After-tax cash flow: $10,499/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 · 2 photos

Good 80/100 Cosmetic rehab Est. rehab $12,400–$37,200 screening

This fully renovated duplex is in good condition with new siding and windows, and a fresh exterior paint job would further enhance its curb appeal and value.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and resale value ↑
• Both Landscaping — Improves curb appeal and rental 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 10/100

Zoned Schools

Elementary Highland Elementary School F OH #1,527/1,584 Nat'l #40,092/41,679 Middle Westmoor Middle School F OH #630/654 Nat'l #12,767/14,009 High West High School F OH #749/781 Nat'l #16,463/17,239

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

3 events — show timeline

• 2026-03-23 Relisted — CBRMLS
• 2026-02-16 Contingent — CBRMLS
• 2025-07-17 Listed $150,000 CBRMLS

Property tax history

+4.0%/yr

Latest (2024): $1,629 · -6.7% YoY. Source: county tax records.