360 N Garfield Ave #362 · Columbus, OH 43203

$399,999

6 bd · 0.0 ba · 2,460 sqft · MultiFamily · 66 Days on market

Built 1890 Good condition 4,356 sqft lot $163/sqft · at area comps Est $405k · at est. ↓ 5% since listing

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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 +13.9/30.0
• ARV discount +8.0/15.0
• DSCR +4.2/10.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• 1% rule +3.9/10.0
• Rent growth +3.8/5.0
• 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

Fully renovated. Fully vacant. Fully ready to make you money. This 3/1 (6/2 total) duplex in the heart of King-Lincoln Bronzeville is exactly what investors and house hackers are chasing right now--clean product, zero headaches, and immediate income potential. Whether you're looking to live in one unit and have the other cover most (if not all) of your mortgage, or lease both sides for strong cash flow, this one checks every box. Each unit has been updated with modern finishes and major capital improvements already handled--new AC, newer roof, and updated windows--so you're not walking into a project. You're walking into a performing asset. The layout is functional and desirable, but what really separates this property is the private balcony off the primary bedroom--something you almost never see in comparable duplexes in the area. It's a small detail that commands stronger rent and better tenants. Rental demand in King-Lincoln Bronzeville continues to surge, with average rents around $1,452 per unit--and climbing. With both units vacant, you have full control to set market rents from day one and maximize returns immediately. Located in one of Columbus' fastest-growing neighborhoods, surrounded by redevelopment, appreciation, and strong tenant demand, this is the kind of deal that doesn't sit. Clean. Updated. Income-ready. Buy it, move in, rent it out, or do both--but don't miss it.

Key facts

• 4,356 sq ft lot
• Built 1890
• Listed 66 days

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/?-bath units multifamily listed at $400k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $45 ($539/yr) — positive. Per door: $22/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 $356k (11.1% below list).
• Recommended offer: $356k (11.1% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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 fast (+5.0%/yr); 95 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); 8,139 units permitted in Franklin County in 2024 (5,940 in 5+ unit buildings).
• At $3,556/mo this rent would consume 90% of the median local household income ($48k/yr) (locally 859% 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 $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 66 days — a 6% lower offer ($376k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $355,600 (11.1% below list)

Questions for the listing agent

1. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 11% 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 1890 — 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. 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?
9. 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.
10. 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.
11. 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: 0.89% ✗
• Cap rate: 6.43%
• Cash-on-cash: 0.48%
• DSCR: 1.02
• GRM: 9.4

CMA / ARV

• ARV (median comp): $404,533
• List price: $399,999
• Delta: -1.12%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
437-439 St Clair Ave	0.14mi	5/— (-1)	2,433 (-1%)	2mo	$456,500	$188	85
449-451 N Champion Ave	0.60mi	6/—	2,408 (-2%)	1mo	$318,000	$132	68
515-517 N Champion Ave	0.65mi	6/—	2,340 (-5%)	5mo	$217,500	$93	58
205-207 N 22nd St	0.44mi	6/—	2,520 (+2%)	23mo	$190,000	$75	56
791 E Starr Ave	0.71mi	6/—	2,288 (-7%)	9mo	$207,000	$90	48
524 N Champion Ave #522	0.68mi	6/—	2,236 (-9%)	10mo	$325,000	$145	45
1310-1312 Atcheson St	0.66mi	6/—	2,236 (-9%)	14mo	$280,000	$125	43
1214 Atcheson St #1216	0.52mi	6/—	2,184 (-11%)	17mo	$355,000	$163	43
100 S Seventeeth St #3	0.66mi	5/— (-1)	2,816 (+14%)	2mo	$445,000	$158	38
187 189 Miami Ave #187	0.31mi	6/4.0	2,788 (+13%)	23mo	$470,000	$169	28

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 · 5.03% rent growth · sell at horizon

5-year hold

• IRR: -13.3%
• Equity multiple: 0.51×
• Total profit: $-54,491
• Equity at exit: $59,641

10-year hold

• IRR: -1.4%
• Equity multiple: 0.89×
• Total profit: $-11,851
• Equity at exit: $34,585

Cash invested: $112,000 (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 →

ZIP-level market 43203

• Home prices YoY: -31.9%
• Rents YoY: 5.0%
• Active inventory: 95
• Price-to-rent: 18.7×

Monthly cashflow live

• Estimated rent: $3,556 high
• Mortgage (P&I): −$2,098
• Tax est. 1.5%: −$500 /mo · $6,000/yr
• Insurance: −$167
• HOA: −$0
• Vacancy / Maint / Mgmt: −$747
• Net cashflow: $45

Break-even live

Break-even rent $3,499

Max offer price $399,999

Occupancy floor 94%

Sensitivity live

Price	-10% $321	-5% $183	+0% $45	+5% $-93	+10% $-231
Rent	-10% $-236	-5% $-96	+0% $45	+5% $185	+10% $326
Rate	-1.0pp $246	-0.5pp $147	base $45	+0.5pp $-59	+1.0pp $-164

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	—	$3,556
Total (2 units)			$3,556

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: $100,000
• Closing costs: $12,000
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1445 E Broad St Columbus, OH	1.0–5.0	1.0–5.0	2164	$3,500	$1.62	3d	4	0.99mi
78 Auburn Ave Columbus, OH	5.0	3.5	2799	$3,950	$1.41	3d	1	1.08mi
438 S Ohio Ave Columbus, OH	5.0	2.0	1900	$2,195	$1.16	45d	1	1.16mi

Listing history 19 events

1. 2026-06-21
   days on market $399,999 Active 66 DOM
2. 2026-06-18
   days on market $399,999 Active 63 DOM
3. 2026-06-17
   days on market $399,999 Active 62 DOM
4. 2026-06-16
   days on market $399,999 Active 61 DOM
5. 2026-06-15
   days on market $399,999 Active 60 DOM
6. 2026-06-13
   days on market $399,999 Active 58 DOM
7. 2026-06-13
   pricedays on market $399,999 Active 57 DOM
8. 2026-06-09
   days on market $404,999 Active 54 DOM
9. 2026-06-08
   days on market $404,999 Active 53 DOM
10. 2026-06-07
    days on market $404,999 Active 52 DOM
11. 2026-06-05
    days on market $404,999 Active 49 DOM
12. 2026-06-03
    days on market $404,999 Active 48 DOM
13. 2026-06-02
    days on market $404,999 Active 47 DOM
14. 2026-06-01
    days on market $404,999 Active 46 DOM
15. 2026-05-31
    days on market $404,999 Active 45 DOM
16. 2026-05-18
    price $409,999 1405-char remark

    Show marketing remark (1405 chars)

    Fully renovated. Fully vacant. Fully ready to make you money. This 3/1 (6/2 total) duplex in the heart of King-Lincoln Bronzeville is exactly what investors and house hackers are chasing right now--clean product, zero headaches, and immediate income potential. Whether you're looking to live in one unit and have the other cover most (if not all) of your mortgage, or lease both sides for strong cash flow, this one checks every box. Each unit has been updated with modern finishes and major capital improvements already handled--new AC, newer roof, and updated windows--so you're not walking into a project. You're walking into a performing asset. The layout is functional and desirable, but what really separates this property is the private balcony off the primary bedroom--something you almost never see in comparable duplexes in the area. It's a small detail that commands stronger rent and better tenants. Rental demand in King-Lincoln Bronzeville continues to surge, with average rents around $1,452 per unit--and climbing. With both units vacant, you have full control to set market rents from day one and maximize returns immediately. Located in one of Columbus' fastest-growing neighborhoods, surrounded by redevelopment, appreciation, and strong tenant demand, this is the kind of deal that doesn't sit. Clean. Updated. Income-ready. Buy it, move in, rent it out, or do both--but don't miss it.

17. 2026-05-01
    price $419,999 1405-char remark

    Show marketing remark (1405 chars)

    Fully renovated. Fully vacant. Fully ready to make you money. This 3/1 (6/2 total) duplex in the heart of King-Lincoln Bronzeville is exactly what investors and house hackers are chasing right now--clean product, zero headaches, and immediate income potential. Whether you're looking to live in one unit and have the other cover most (if not all) of your mortgage, or lease both sides for strong cash flow, this one checks every box. Each unit has been updated with modern finishes and major capital improvements already handled--new AC, newer roof, and updated windows--so you're not walking into a project. You're walking into a performing asset. The layout is functional and desirable, but what really separates this property is the private balcony off the primary bedroom--something you almost never see in comparable duplexes in the area. It's a small detail that commands stronger rent and better tenants. Rental demand in King-Lincoln Bronzeville continues to surge, with average rents around $1,452 per unit--and climbing. With both units vacant, you have full control to set market rents from day one and maximize returns immediately. Located in one of Columbus' fastest-growing neighborhoods, surrounded by redevelopment, appreciation, and strong tenant demand, this is the kind of deal that doesn't sit. Clean. Updated. Income-ready. Buy it, move in, rent it out, or do both--but don't miss it.

18. 2026-04-16
    listed $429,999 Active 1405-char remark

    Show marketing remark (1405 chars)

    Fully renovated. Fully vacant. Fully ready to make you money. This 3/1 (6/2 total) duplex in the heart of King-Lincoln Bronzeville is exactly what investors and house hackers are chasing right now--clean product, zero headaches, and immediate income potential. Whether you're looking to live in one unit and have the other cover most (if not all) of your mortgage, or lease both sides for strong cash flow, this one checks every box. Each unit has been updated with modern finishes and major capital improvements already handled--new AC, newer roof, and updated windows--so you're not walking into a project. You're walking into a performing asset. The layout is functional and desirable, but what really separates this property is the private balcony off the primary bedroom--something you almost never see in comparable duplexes in the area. It's a small detail that commands stronger rent and better tenants. Rental demand in King-Lincoln Bronzeville continues to surge, with average rents around $1,452 per unit--and climbing. With both units vacant, you have full control to set market rents from day one and maximize returns immediately. Located in one of Columbus' fastest-growing neighborhoods, surrounded by redevelopment, appreciation, and strong tenant demand, this is the kind of deal that doesn't sit. Clean. Updated. Income-ready. Buy it, move in, rent it out, or do both--but don't miss it.

19. 2026-04-14
    historical $429,999 1405-char remark

    Show marketing remark (1405 chars)

    Fully renovated. Fully vacant. Fully ready to make you money. This 3/1 (6/2 total) duplex in the heart of King-Lincoln Bronzeville is exactly what investors and house hackers are chasing right now--clean product, zero headaches, and immediate income potential. Whether you're looking to live in one unit and have the other cover most (if not all) of your mortgage, or lease both sides for strong cash flow, this one checks every box. Each unit has been updated with modern finishes and major capital improvements already handled--new AC, newer roof, and updated windows--so you're not walking into a project. You're walking into a performing asset. The layout is functional and desirable, but what really separates this property is the private balcony off the primary bedroom--something you almost never see in comparable duplexes in the area. It's a small detail that commands stronger rent and better tenants. Rental demand in King-Lincoln Bronzeville continues to surge, with average rents around $1,452 per unit--and climbing. With both units vacant, you have full control to set market rents from day one and maximize returns immediately. Located in one of Columbus' fastest-growing neighborhoods, surrounded by redevelopment, appreciation, and strong tenant demand, this is the kind of deal that doesn't sit. Clean. Updated. Income-ready. Buy it, move in, rent it out, or do both--but don't miss it.

ⓘ 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: $42,672
• − Mortgage interest: −$22,406
• − Property taxes: −$6,000
• − Insurance: −$2,000
• − Repairs & maintenance: −$3,414
• − Management: −$3,414
• − Depreciation: −$11,636
• Taxable loss: −$6,198
• Est. tax savings @ 24.0%: +$1,488
• After-tax cash flow: $2,027/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 · 12 photos

Good 80/100 Cosmetic rehab

This fully renovated and vacant property is ready to make money. It features updated interiors, a new roof, and modern finishes, making it a performing asset.

Value-add opportunities

• Both Painting exterior — Enhances curb appeal and resale value
• Both Landscaping — Improves curb appeal and rental appeal
• Both Replace light fixtures — Modernizes and improves curb appeal

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior — Enhances curb appeal and resale value ↑
• Both Landscaping — Improves curb appeal and rental appeal ↑
• Both Replace light fixtures — Modernizes and improves curb appeal ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 8,618
• Household income: $47,572
• Rent vs Own: 68.9% rent · 31.1% own
• Severe rent burden: 859.0

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 0.56)
• Race & ethnicity: Black 59% White 29% Two or more races 8% Hispanic / Latino 2% Asian 2%
• Common ancestry: Lithuanian 1% Romanian 1% Swiss 1%
• Foreign-born: 12% · Canada
• Languages at home: 86% English-only · Other Indo-European 1% Spanish 1% French/Haitian/Cajun 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: ▼ -102.09%
• Current HPI: 217.3929
• Rent YoY: ▲ 5.03%
• 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

-4.7% since first listed

4 events — show timeline

• 2026-05-18 Price Changed $409,999 CBRMLS
• 2026-05-01 Price Changed $419,999 CBRMLS
• 2026-04-16 Listed $429,999 CBRMLS
• 2026-04-14 Coming Soon $429,999 CBRMLS