406 S Hague Ave · Columbus, OH 43204

$195,000

4 bd · 0.0 ba · 1,836 sqft · MultiFamily · 119 Days on market

Built 1920 Good condition 3,920 sqft lot $106/sqft · 8% below area Est $213k · 8% 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).

• Cash flow +24.5/30.0
• ARV discount +11.3/15.0
• DSCR +7.9/10.0
• 1% rule +6.3/10.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• Rent growth +3.6/5.0
• 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

This updated, move-in ready duplex offers two 2-bedroom, 1-bath units. Both units are vacant and ready for a tenant or owner-occupant. Both units feature separate gas, water, and electric meters. Off-street parking is available along the side and rear of the property. Situated on a quiet street near the Westgate neighborhood, this location provides convenient access to public transportation, shopping, schools, and more. An excellent opportunity for investors or owner-occupants--easy to rent, simple to manage, and ready to generate cash flow.

Key facts

• Quiet street
• Off street parking
• Move in ready

Tags

• MOVE IN READY
• OFF STREET PARKING
• QUIET STREET
• CONVENIENT ACCESS TO SHOPPING
• CONVENIENT ACCESS TO SCHOOLS

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1-bath units multifamily listed at $195k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $400 ($5k/yr) — positive. Per door: $200/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $195k).
• Recommended offer: $177k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.8% 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 (+4.5%/yr); 187 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 8,139 units permitted in Franklin County in 2024 (5,940 in 5+ unit buildings).
• This rent runs 45% of the median local income ($59k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 + 4.5% rent growth), your $55k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 119 days — a 9% lower offer ($177k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y 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 $155k; 26% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $177,450 (9.0% below list)

Questions for the listing agent

1. It's been on market 119 days. Have you received any prior offers? Is the seller open to a 9% 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 1920 — 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: 1.13% ✓
• Cap rate: 8.75%
• Cash-on-cash: 8.79%
• DSCR: 1.39
• GRM: 7.3

CMA / ARV

• ARV (median comp): $213,081
• List price: $195,000
• Delta: -8.49%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
361 S Harris Ave #361	0.07mi	5/— (+1)	1,890 (+3%)	1mo	$180,000	$95	86
423 S Hague Ave	0.04mi	3/— (-1)	1,594 (-13%)	4mo	$168,000	$105	68
610-612 S Warren Ave	0.32mi	4/—	2,016 (+10%)	8mo	$215,000	$107	62
255 S Chase Ave	0.26mi	4/—	2,020 (+10%)	18mo	$245,000	$121	56
905-907 Racine Ave	0.71mi	4/—	1,716 (-6%)	5mo	$66,000	$38	52
898-900 Racine Ave	0.71mi	4/—	1,716 (-6%)	13mo	$190,000	$111	46
2783-2785 Vanderberg Ave	0.69mi	4/—	1,581 (-14%)	5mo	$179,000	$113	41
46-48 Haldy Ave	0.71mi	4/—	1,716 (-6%)	19mo	$265,000	$154	40
2748 Vanderberg Ave	0.64mi	4/—	1,581 (-14%)	12mo	$160,000	$101	36
868-870 Wiltshire Rd	0.68mi	4/—	1,584 (-14%)	11mo	$257,500	$163	36
3130-3134 Sullivant Ave	0.53mi	4/—	2,100 (+14%)	19mo	$255,000	$121	35
23-25 N Warren Ave	0.64mi	3/— (-1)	1,616 (-12%)	15mo	$120,000	$74	33

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 · 4.49% rent growth · sell at horizon

5-year hold

• IRR: -1.3%
• Equity multiple: 0.95×
• Total profit: $-2,731
• Equity at exit: $29,075

10-year hold

• IRR: 9.9%
• Equity multiple: 1.82×
• Total profit: $44,788
• Equity at exit: $16,860

Cash invested: $54,600 (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 43204

• Rents YoY: 4.5%
• Active inventory: 187
• Price-to-rent: 14.7×

Monthly cashflow live

• Estimated rent: $2,212 high
• Mortgage (P&I): −$1,023
• Tax est. 1.5%: −$244 /mo · $2,925/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$465
• Net cashflow: $400

Break-even live

Break-even rent $1,706

Max offer price $195,000

Occupancy floor 77%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,212
Total (2 units)			$2,212

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2676 Sullivant Ave Columbus, OH	3.0	1.0	1524	$1,200	$0.79	44d	1	0.24mi
2709-2711 Sullivant Ave Unit 2709 Columbus, OH	3.0	2.0	1344	$1,380	$1.03	3d	1	0.25mi
2709-2711 Sullivant Ave Columbus, OH	3.0	2.0	1344	$1,380	$1.03	3d	1	0.25mi
92 S Hague Ave Columbus, OH	3.0	2.0	1456	$1,400	$0.96	24d	1	0.42mi
80 S Warren Ave Columbus, OH	3.0	1.0	1258	$1,345	$1.07	44d	1	0.45mi
80 S Warren Ave Columbus, OH	3.0	1.0	1258	$1,345	$1.07	3d	1	0.45mi
695 S Eureka Ave Columbus, OH	3.0	1.0	1344	$1,425	$1.06	21d	1	0.65mi
43 N Roys Ave Columbus, OH	3.0	1.5	1332	$1,599	$1.20	24d	1	0.66mi
41 S Oakley Ave Columbus, OH	3.0	1.5	1428	$1,550	$1.09	44d	1	0.73mi
130 N Roys Ave Columbus, OH	3.0	1.0	1380	$1,595	$1.16	2d	1	0.78mi
2745-2747 Steele Ave Columbus, OH	3.0	1.0	2128	$1,200	$0.56	44d	1	0.78mi
2205 Sullivant Ave Columbus, OH	3.0	1.0	1275	$1,200	$0.94	44d	1	0.81mi
692 S Wheatland Ave Columbus, OH	3.0	1.0	1608	$1,547	$0.96	44d	1	0.81mi
133 N Eureka Ave Columbus, OH	3.0	1.0	1484	$1,350	$0.91	12d	1	0.85mi
95-97 Whitethorne Ave Columbus, OH	3.0	1.5	1260	$1,475	$1.17	20d	1	0.97mi
95-97 Whitethorne Ave Columbus, OH	3.0	1.5	1260	$1,375	$1.09	3d	1	0.97mi
1964 Sullivant Ave Columbus, OH	4.0	2.0	1580	$1,650	$1.04	24d	1	1.16mi
2730 Elliott Ave Columbus, OH	3.0	1.0	1332	$1,803	$1.35	44d	1	1.19mi
543 Woodbury Ave Unit NA Columbus, OH	3.0	1.0	1308	$1,645	$1.26	15d	1	1.36mi
1241 Riegelwood Ln Columbus, OH	4.0	3.0	1868	$2,480	$1.33	2d	1	1.40mi

Listing history 26 events

1. 2026-06-18
   days on market $195,000 Active 119 DOM
2. 2026-06-17
   days on market $195,000 Active 118 DOM
3. 2026-06-16
   days on market $195,000 Active 117 DOM
4. 2026-06-15
   days on market $195,000 Active 116 DOM
5. 2026-06-13
   days on market $195,000 Active 114 DOM
6. 2026-06-13
   days on market $195,000 Active 113 DOM
7. 2026-06-09
   days on market $195,000 Active 110 DOM
8. 2026-06-08
   days on market $195,000 Active 109 DOM
9. 2026-06-07
   days on market $195,000 Active 108 DOM
10. 2026-06-05
    days on market $195,000 Active 105 DOM
11. 2026-06-03
    days on market $195,000 Active 104 DOM
12. 2026-06-02
    days on market $195,000 Active 103 DOM
13. 2026-06-01
    days on market $195,000 Active 102 DOM
14. 2026-05-31
    days on market $195,000 Active 101 DOM
15. 2026-05-18
    price $195,000 547-char remark

    Show marketing remark (547 chars)

    This updated, move-in ready duplex offers two 2-bedroom, 1-bath units. Both units are vacant and ready for a tenant or owner-occupant. Both units feature separate gas, water, and electric meters. Off-street parking is available along the side and rear of the property. Situated on a quiet street near the Westgate neighborhood, this location provides convenient access to public transportation, shopping, schools, and more. An excellent opportunity for investors or owner-occupants--easy to rent, simple to manage, and ready to generate cash flow.

16. 2026-04-21
    price $200,000 547-char remark

    Show marketing remark (547 chars)

    This updated, move-in ready duplex offers two 2-bedroom, 1-bath units. Both units are vacant and ready for a tenant or owner-occupant. Both units feature separate gas, water, and electric meters. Off-street parking is available along the side and rear of the property. Situated on a quiet street near the Westgate neighborhood, this location provides convenient access to public transportation, shopping, schools, and more. An excellent opportunity for investors or owner-occupants--easy to rent, simple to manage, and ready to generate cash flow.

17. 2026-02-19
    listed $205,000 Active 547-char remark

    Show marketing remark (547 chars)

    This updated, move-in ready duplex offers two 2-bedroom, 1-bath units. Both units are vacant and ready for a tenant or owner-occupant. Both units feature separate gas, water, and electric meters. Off-street parking is available along the side and rear of the property. Situated on a quiet street near the Westgate neighborhood, this location provides convenient access to public transportation, shopping, schools, and more. An excellent opportunity for investors or owner-occupants--easy to rent, simple to manage, and ready to generate cash flow.

18. 2026-02-13
    historical
19. 2025-09-19
    listed $210,000 Active
20. 2022-06-10
    price $850
21. 2022-04-08
    soldstatus $155,000 Closed
22. 2022-03-31
    status Pending
23. 2022-03-09
    historical Contingent Finance and Inspection
24. 2022-03-07
    status Active
25. 2022-03-01
    historical Contingent Finance and Inspection
26. 2022-02-25
    listed $155,000 Active

ⓘ 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 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,544
• − Mortgage interest: −$10,923
• − Property taxes: −$2,925
• − Insurance: −$975
• − Repairs & maintenance: −$2,124
• − Management: −$2,124
• − Depreciation: −$5,673
• Taxable income: $1,801
• Est. tax owed @ 24.0%: −$432
• After-tax cash flow: $4,366/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 updated, move-in ready duplex offers two 2-bedroom, 1-bath units. Both units are vacant and ready for a tenant or owner-occupant. The property is in good condition with minimal maintenance required.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and resale value
• Both Replace awning windows — Improves energy efficiency and aesthetics
• Both Replace HVAC system — Improves comfort and energy efficiency

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and resale value ↑
• Both Replace awning windows — Improves energy efficiency and aesthetics ↑
• Both Replace HVAC system — Improves comfort and energy efficiency ↑

ⓘ 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): 42,962
• Household income: $59,266
• Rent vs Own: 50.5% rent · 49.5% own
• Severe rent burden: 2290.0

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 0.58)
• Race & ethnicity: White 61% Hispanic / Latino 16% Black 13% Two or more races 12% Asian 3%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Lithuanian 1% Slovak 1% Romanian 1%
• Foreign-born: 13% · Canada
• Languages at home: 81% English-only · Spanish 13% Arabic 2% Other Asian/Pacific 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: ▼ -220.67%
• Current HPI: 265.7711
• Rent YoY: ▲ 4.49%
• 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

+25.8% since first listed

12 events — show timeline

• 2026-05-18 Price Changed $195,000 CBRMLS
• 2026-04-21 Price Changed $200,000 CBRMLS
• 2026-02-19 Listed $205,000 CBRMLS
• 2026-02-13 Listing Removed — CBRMLS
• 2025-09-19 Listed $210,000 CBRMLS
• 2022-06-10 Price Changed $850 RENT.
• 2022-04-08 Sold (MLS) $155,000 CBRMLS
• 2022-03-31 Pending — CBRMLS
• 2022-03-09 Contingent — CBRMLS
• 2022-03-07 Relisted — CBRMLS
• 2022-03-01 Contingent — CBRMLS
• 2022-02-25 Listed $155,000 CBRMLS