184 N Hague Ave #186 · Columbus, OH 43204

$100,000

6 bd · None ba · 2,634 sqft · MultiFamily · 28 Days on market

Built 1926 Poor condition $38/sqft · 53% below area

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Rent growth +3.6/5.0
• Schools +1.7/10.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Here's your next cash flowing duplex, 3 bed 1 bath on each side. 184 side potential for attic 4th bedroom. 186 ($825/mo) 184 ($850/mo) with tenants paying all utilities. New A/C units in each side, new furnace last year (in 184). Professionally management in place. Curb offers only, do not disturb tenants.

Key facts

• Built 1926
• Listed 28 days

Property features AI

Finance

• Other: Third-party approval required for sale
• Financial info: Annual property tax reported

Exterior

• Utilities: Public sewer
• Home design: Duplex; Built in 1926
• Exterior features: Located at 184 N Hague Ave, unit 186; cross street Sutton Ave

Interior

• Interior features: Two-unit layout (duplex)

🏷️ Possibly a rental listed for sale. The $100,000 price doesn't fit this home's estimated sale value (~$211,437) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 6-bed/?-bath multifamily listed at $100k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $862 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.
• Cap rate 16.6% 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 fast (+4.5%/yr); 187 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 8,139 units permitted in Franklin County in 2024 (5,940 in 5+ unit buildings).
• This rent runs 40% 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 $691 of loan paydown is wiped out by about $3k 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 $28k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 7y 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.

Risks & watch-outs

• Watch-outs: built in 1926 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $98,500 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1926 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.97% ✓
• Cap rate: 16.64%
• Cash-on-cash: 36.94%
• DSCR: 2.64
• GRM: 4.2

CMA / ARV

• ARV (median comp): $211,437
• List price: $100,000
• Delta: -52.70%
• 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
37-39 N Powell Ave	0.22mi	6/—	2,640 (+0%)	19mo	$232,000	$88	73
69-71 N Chase Ave	0.21mi	6/—	2,464 (-6%)	8mo	$265,000	$108	73
145-147 N Powell Ave	0.10mi	6/—	2,416 (-8%)	18mo	$258,000	$107	66
45 N Hague Ave #47	0.19mi	6/—	2,408 (-9%)	13mo	$180,000	$75	66
32-34 N Haldy Ave	0.32mi	6/—	2,680 (+2%)	23mo	$285,000	$106	63
44-46 S Hague Ave	0.34mi	6/—	2,752 (+4%)	18mo	$160,000	$58	62
68-70 N Powell Ave	0.17mi	6/—	2,364 (-10%)	24mo	$210,000	$89	55
130-132 S Richardson Ave	0.58mi	6/—	2,436 (-8%)	8mo	$200,000	$82	54
242-244 N Burgess Ave	0.28mi	6/—	2,352 (-11%)	19mo	$210,000	$89	53
41 N Huron Ave	0.40mi	6/—	2,352 (-11%)	19mo	$270,440	$115	48
332-334 N Burgess Ave	0.34mi	6/—	2,240 (-15%)	19mo	$182,500	$81	43
62-64 S Eureka Ave	0.61mi	6/—	2,250 (-15%)	13mo	$194,300	$86	36

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: 34.5%
• Equity multiple: 2.49×
• Total profit: $41,711
• Equity at exit: $14,910

10-year hold

• IRR: 42.1%
• Equity multiple: 5.28×
• Total profit: $119,779
• Equity at exit: $8,646

Cash invested: $28,000 (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 43204

• Rents YoY: 4.5%
• Active inventory: 187
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,966 medium
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,500/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$413
• Net cashflow: $862

Break-even live

Break-even rent $875

Max offer price $100,000

Occupancy floor 51%

Sensitivity live

Price	-10% $931	-5% $896	+0% $862	+5% $827	+10% $793
Rent	-10% $707	-5% $784	+0% $862	+5% $940	+10% $1,017
Rate	-1.0pp $912	-0.5pp $887	base $862	+0.5pp $836	+1.0pp $810

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
89 S Richardson Ave Columbus, OH	6.0	2.0	2112	$1,995	$0.94	2d	1	0.54mi

Listing history 23 events

1. 2026-06-10
   status $100,000 Pending 28 DOM
2. 2026-06-09
   days on market $100,000 Active 28 DOM
3. 2026-06-08
   days on market $100,000 Active 27 DOM
4. 2026-06-07
   days on market $100,000 Active 26 DOM
5. 2026-06-05
   days on market $100,000 Active 23 DOM
6. 2026-06-03
   days on market $100,000 Active 22 DOM
7. 2026-06-02
   days on market $100,000 Active 21 DOM
8. 2026-06-01
   days on market $100,000 Active 20 DOM
9. 2026-05-31
   days on market $100,000 Active 19 DOM
10. 2026-05-12
    listed $100,000 Active 455-char remark
11. 2022-06-20
    soldstatus $209,900 Closed 307-char remark

    Show marketing remark (307 chars)

    Here's your next cash flowing duplex, 3 bed 1 bath on each side. 184 side potential for attic 4th bedroom. 186 ($825/mo) 184 ($850/mo) with tenants paying all utilities. New A/C units in each side, new furnace last year (in 184). Professionally management in place. Curb offers only, do not disturb tenants.

12. 2022-05-11
    historical Contingent Finance and Inspection 307-char remark

    Show marketing remark (307 chars)

    Here's your next cash flowing duplex, 3 bed 1 bath on each side. 184 side potential for attic 4th bedroom. 186 ($825/mo) 184 ($850/mo) with tenants paying all utilities. New A/C units in each side, new furnace last year (in 184). Professionally management in place. Curb offers only, do not disturb tenants.

13. 2022-05-10
    listed $219,900 Active 307-char remark

    Show marketing remark (307 chars)

    Here's your next cash flowing duplex, 3 bed 1 bath on each side. 184 side potential for attic 4th bedroom. 186 ($825/mo) 184 ($850/mo) with tenants paying all utilities. New A/C units in each side, new furnace last year (in 184). Professionally management in place. Curb offers only, do not disturb tenants.

14. 2021-09-01
    soldstatus $167,500 Closed

    Show marketing remark (688 chars)

    UPDATE: New central AC units installed on both sides. 3 beds 1 bath on each side. Both sides are rented at $800 a month with tenants paying all utilities. The left side (186) is on a yearly lease that expires 8/31/2021 and will go M2M. Unit is in great shape. New floors, new furnace, and fresh paint throughout. Unit has a new A/C unit. Other tenant (184) has been there long term and wants to stay, their kitchen and floors need a little TLC and deep cleaning. New furnace last year. They have a new central A/C unit. Tenant is on a M2M lease and wants to stay. Professionally managed by Beacon Property Management. 4 parking spots out back. Potential to add attic units with some work.

15. 2021-08-09
    historical Contingent Finance and Inspection

    Show marketing remark (688 chars)

    UPDATE: New central AC units installed on both sides. 3 beds 1 bath on each side. Both sides are rented at $800 a month with tenants paying all utilities. The left side (186) is on a yearly lease that expires 8/31/2021 and will go M2M. Unit is in great shape. New floors, new furnace, and fresh paint throughout. Unit has a new A/C unit. Other tenant (184) has been there long term and wants to stay, their kitchen and floors need a little TLC and deep cleaning. New furnace last year. They have a new central A/C unit. Tenant is on a M2M lease and wants to stay. Professionally managed by Beacon Property Management. 4 parking spots out back. Potential to add attic units with some work.

16. 2021-08-05
    price $167,500

    Show marketing remark (688 chars)

    UPDATE: New central AC units installed on both sides. 3 beds 1 bath on each side. Both sides are rented at $800 a month with tenants paying all utilities. The left side (186) is on a yearly lease that expires 8/31/2021 and will go M2M. Unit is in great shape. New floors, new furnace, and fresh paint throughout. Unit has a new A/C unit. Other tenant (184) has been there long term and wants to stay, their kitchen and floors need a little TLC and deep cleaning. New furnace last year. They have a new central A/C unit. Tenant is on a M2M lease and wants to stay. Professionally managed by Beacon Property Management. 4 parking spots out back. Potential to add attic units with some work.

17. 2021-07-31
    price $169,800

    Show marketing remark (688 chars)

    UPDATE: New central AC units installed on both sides. 3 beds 1 bath on each side. Both sides are rented at $800 a month with tenants paying all utilities. The left side (186) is on a yearly lease that expires 8/31/2021 and will go M2M. Unit is in great shape. New floors, new furnace, and fresh paint throughout. Unit has a new A/C unit. Other tenant (184) has been there long term and wants to stay, their kitchen and floors need a little TLC and deep cleaning. New furnace last year. They have a new central A/C unit. Tenant is on a M2M lease and wants to stay. Professionally managed by Beacon Property Management. 4 parking spots out back. Potential to add attic units with some work.

18. 2021-07-26
    status Active

    Show marketing remark (688 chars)

    UPDATE: New central AC units installed on both sides. 3 beds 1 bath on each side. Both sides are rented at $800 a month with tenants paying all utilities. The left side (186) is on a yearly lease that expires 8/31/2021 and will go M2M. Unit is in great shape. New floors, new furnace, and fresh paint throughout. Unit has a new A/C unit. Other tenant (184) has been there long term and wants to stay, their kitchen and floors need a little TLC and deep cleaning. New furnace last year. They have a new central A/C unit. Tenant is on a M2M lease and wants to stay. Professionally managed by Beacon Property Management. 4 parking spots out back. Potential to add attic units with some work.

19. 2021-07-22
    historical Contingent Finance and Inspection

    Show marketing remark (688 chars)

    UPDATE: New central AC units installed on both sides. 3 beds 1 bath on each side. Both sides are rented at $800 a month with tenants paying all utilities. The left side (186) is on a yearly lease that expires 8/31/2021 and will go M2M. Unit is in great shape. New floors, new furnace, and fresh paint throughout. Unit has a new A/C unit. Other tenant (184) has been there long term and wants to stay, their kitchen and floors need a little TLC and deep cleaning. New furnace last year. They have a new central A/C unit. Tenant is on a M2M lease and wants to stay. Professionally managed by Beacon Property Management. 4 parking spots out back. Potential to add attic units with some work.

20. 2021-07-19
    listed $169,900 Active

    Show marketing remark (688 chars)

    UPDATE: New central AC units installed on both sides. 3 beds 1 bath on each side. Both sides are rented at $800 a month with tenants paying all utilities. The left side (186) is on a yearly lease that expires 8/31/2021 and will go M2M. Unit is in great shape. New floors, new furnace, and fresh paint throughout. Unit has a new A/C unit. Other tenant (184) has been there long term and wants to stay, their kitchen and floors need a little TLC and deep cleaning. New furnace last year. They have a new central A/C unit. Tenant is on a M2M lease and wants to stay. Professionally managed by Beacon Property Management. 4 parking spots out back. Potential to add attic units with some work.

21. 2019-06-03
    soldstatus $65,000 Closed
22. 2019-05-29
    status Pending
23. 2019-05-22
    listed $77,900 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 3/10 Moderate 1 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,590
• − Mortgage interest: −$5,602
• − Property taxes: −$1,500
• − Insurance: −$500
• − Repairs & maintenance: −$1,887
• − Management: −$1,887
• − Depreciation: −$2,909
• Taxable income: $9,305
• Est. tax owed @ 24.0%: −$2,233
• After-tax cash flow: $8,110/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

Poor 20/100 Extensive rehab

This property requires extensive renovations to bring it up to current standards, with a focus on the kitchen, bathrooms, roof, exterior, and HVAC systems. The home's poor condition and lack of maintenance make it a significant investment opportunity.

Repairs flagged

• Major kitchen cabinets — severely worn and outdated
• Major bathroom fixtures — no visible fixtures
• Major roof shingles — visible wear
• Major exterior siding — deteriorating condition
• Major hardwood floors — damaged and worn
• Major interior walls — peeling paint and bare walls
• Major windows — broken panes and missing screens
• Major HVAC systems — outdated and likely inefficient

Value-add opportunities

• Both kitchen renovation — modernizing the kitchen can increase both resale and rental value
• Both bathroom renovation — upgrading bathrooms is a high-ROI for both resale and rental
• Both roof replacement — replacing the roof will improve the home's appearance and increase its value
• Both exterior siding repair — repairing the siding will improve the home's curb appeal and increase its value
• Both flooring replacement — replacing the damaged hardwood floors will improve the home's appearance and increase its value
• Both interior wall repairs — repairing the peeling paint and bare walls will improve the home's appearance and increase its value
• Both window repairs — repairing the broken panes and missing screens will improve the home's appearance and increase its value
• Both HVAC system replacement — replacing the outdated HVAC system will improve the home's comfort and increase its value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · severely worn and outdated	Major	$15,000–50,000
bathroom fixtures · no visible fixtures	Major	$15,000–50,000
roof shingles · visible wear	Major	$15,000–50,000
exterior siding · deteriorating condition	Major	$15,000–50,000
hardwood floors · damaged and worn	Major	$15,000–50,000
interior walls · peeling paint and bare walls	Major	$15,000–50,000
windows · broken panes and missing screens	Major	$15,000–50,000
HVAC systems · outdated and likely inefficient	Major	$15,000–50,000
Total estimated repair cost · 8 items		$120,000–400,000

Value-add ROI direction

• Both kitchen renovation — modernizing the kitchen can increase both resale and rental value ↑
• Both bathroom renovation — upgrading bathrooms is a high-ROI for both resale and rental ↑
• Both roof replacement — replacing the roof will improve the home's appearance and increase its value ↑
• Both exterior siding repair — repairing the siding will improve the home's curb appeal and increase its value ↑
• Both flooring replacement — replacing the damaged hardwood floors will improve the home's appearance and increase its value ↑
• Both interior wall repairs — repairing the peeling paint and bare walls will improve the home's appearance and increase its value ↑
• Both window repairs — repairing the broken panes and missing screens will improve the home's appearance and increase its value ↑
• Both HVAC system replacement — replacing the outdated HVAC system will improve the home's comfort and increase its value ↑

ⓘ 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

+28.4% since first listed

15 events — show timeline

• 2026-06-09 Pending — CBRMLS
• 2026-05-12 Listed $100,000 CBRMLS
• 2022-06-20 Sold (MLS) $209,900 CBRMLS
• 2022-05-11 Contingent — CBRMLS
• 2022-05-10 Listed $219,900 CBRMLS
• 2021-09-01 Sold (MLS) $167,500 CBRMLS
• 2021-08-09 Contingent — CBRMLS
• 2021-08-05 Price Changed $167,500 CBRMLS
• 2021-07-31 Price Changed $169,800 CBRMLS
• 2021-07-26 Relisted — CBRMLS
• 2021-07-22 Contingent — CBRMLS
• 2021-07-19 Listed $169,900 CBRMLS
• 2019-06-03 Sold (MLS) $65,000 CBRMLS
• 2019-05-29 Pending — CBRMLS
• 2019-05-22 Listed $77,900 CBRMLS