1703 Bryden Rd · Columbus, OH 43205

$299,900

6 bd · 6.0 ba · 3,812 sqft · MultiFamily public records · 86 Days on market

Built 1900 9,583 sqft lot $79/sqft · 47% below area Est $568k · 47% 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 +21.0/30.0
• ARV discount +15.0/15.0
• DSCR +6.7/10.0
• 1% rule +5.6/10.0
• Livability +4.0/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 1 unit. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Welcome to 1703 Bryden Road, a spacious historic property offering approximately 3,800 square feet of opportunity. This home has been taken down to the studs and is ready for a complete renovation. Some initial plumbing and electrical work have been started, providing a head start for the next owner. The property presents a blank canvas for those looking to restore and customize a large home to their own specifications. With its size, character, and location, this property offers strong potential for a full transformation. Once completed, comparable renovated homes in the area suggest an after-repair value in the $600,000-$700,000 range. Ideal for investors or buyers looking to take on a full renovation project.

Key facts

• Historic home
• 9,583 sq ft lot
• 2 garage spots

Tags

• HISTORIC HOME
• FULL RENOVATION PROJECT
• INITIAL PLUMBING WORK
• INITIAL ELECTRICAL WORK
• DESIGN AND BUILD OPPORTUNITY

What this means for you Summary

Snapshot

• This is a 6-bed/6.0-bath multifamily listed at $300k.

Deal economics

• At list price, monthly cash flow is $424 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $300k).
• Recommended offer: $282k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.0% 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.
• 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); Columbus Alternative High School (math 27% / reading 74%, grade D+, #380 of 781 statewide, top 49%, 758 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 41% at this address vs 20% district-wide (+20 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 rising (+1.4%/yr); 145 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 8,139 units permitted in Franklin County in 2024 (5,940 in 5+ unit buildings).
• At $3,177/mo this rent would consume 63% of the median local household income ($60k/yr) (locally 823% 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 $2k of loan paydown is wiped out by about $9k 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 86 days — a 6% lower offer ($282k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 5y 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 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $281,906 (6.0% below list)

Questions for the listing agent

1. It's been on market 86 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.06% ✓
• Cap rate: 7.99%
• Cash-on-cash: 6.06%
• DSCR: 1.27
• GRM: 7.9

CMA / ARV

• ARV (median comp): $567,651
• List price: $299,900
• Delta: -47.17%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.43% rent growth · sell at horizon

5-year hold

• IRR: -8.7%
• Equity multiple: 0.68×
• Total profit: $-26,453
• Equity at exit: $44,716

10-year hold

• IRR: -1.4%
• Equity multiple: 0.91×
• Total profit: $-7,651
• Equity at exit: $25,930

Cash invested: $83,972 (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 43205

• Rents YoY: 1.4%
• Active inventory: 145
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $3,177 medium
• Mortgage (P&I): −$1,573
• Tax from tax record: −$388 /mo · $4,652/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$667
• Net cashflow: $424

Break-even live

Break-even rent $2,640

Max offer price $299,900

Occupancy floor 82%

Sensitivity live

Price	-10% $594	-5% $509	+0% $424	+5% $339	+10% $255
Rent	-10% $173	-5% $299	+0% $424	+5% $550	+10% $675
Rate	-1.0pp $575	-0.5pp $501	base $424	+0.5pp $347	+1.0pp $268

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: $74,975
• Closing costs: $8,997
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
78 Auburn Ave Columbus, OH	5.0	3.5	2799	$3,950	$1.41	3d	1	0.50mi
1445 E Broad St Columbus, OH	1.0–5.0	1.0–5.0	2164	$3,500	$1.62	3d	4	0.59mi

Listing history 33 events

1. 2026-06-21
   days on market $299,900 Active 86 DOM
2. 2026-06-18
   days on market $299,900 Active 83 DOM
3. 2026-06-17
   days on market $299,900 Active 82 DOM
4. 2026-06-16
   days on market $299,900 Active 81 DOM
5. 2026-06-15
   days on market $299,900 Active 80 DOM
6. 2026-06-13
   days on market $299,900 Active 78 DOM
7. 2026-06-13
   days on market $299,900 Active 77 DOM
8. 2026-06-09
   days on market $299,900 Active 74 DOM
9. 2026-06-08
   days on market $299,900 Active 73 DOM
10. 2026-06-07
    days on market $299,900 Active 72 DOM
11. 2026-06-05
    days on market $299,900 Active 69 DOM
12. 2026-06-03
    days on market $299,900 Active 68 DOM
13. 2026-06-02
    days on market $299,900 Active 67 DOM
14. 2026-06-01
    days on market $299,900 Active 66 DOM
15. 2026-05-31
    days on market $299,900 Active 65 DOM
16. 2026-03-27
    listed $299,900 Active 721-char remark

    Show marketing remark (721 chars)

    Welcome to 1703 Bryden Road, a spacious historic property offering approximately 3,800 square feet of opportunity. This home has been taken down to the studs and is ready for a complete renovation. Some initial plumbing and electrical work have been started, providing a head start for the next owner. The property presents a blank canvas for those looking to restore and customize a large home to their own specifications. With its size, character, and location, this property offers strong potential for a full transformation. Once completed, comparable renovated homes in the area suggest an after-repair value in the $600,000-$700,000 range. Ideal for investors or buyers looking to take on a full renovation project.

17. 2025-08-16
    historical
18. 2025-07-10
    price $274,900
19. 2025-06-25
    listed $299,999 Active
20. 2025-04-18
    historical
21. 2025-03-24
    status Active
22. 2025-02-19
    historical Contingent
23. 2025-02-05
    status Active
24. 2025-01-31
    historical Contingent
25. 2025-01-15
    price $330,000
26. 2024-10-17
    listed $410,000 Active
27. 2022-11-21
    historical
28. 2022-11-01
    price $299,900
29. 2022-10-02
    listed $310,000 Active
30. 2021-05-21
    soldstatus $290,000
31. 2021-05-03
    soldstatus $290,000 Closed
32. 2021-03-04
    status Pending
33. 2021-02-23
    listed $275,000 Active

ⓘ 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: $4,652 · $388/mo
• Projected year-2 tax: $4,665 · $389/mo
• Expected delta: +$13/yr (+$1/mo · 0.3%)

ⓘ 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 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $38,122
• − Mortgage interest: −$16,799
• − Property taxes: −$4,652
• − Insurance: −$1,500
• − Repairs & maintenance: −$3,050
• − Management: −$3,050
• − Depreciation: −$8,724
• Taxable income: $348
• Est. tax owed @ 24.0%: −$83
• After-tax cash flow: $5,009/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.

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): 12,618
• Household income: $60,181
• Rent vs Own: 62.7% rent · 37.3% own
• Severe rent burden: 823.0

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 0.60)
• Race & ethnicity: Black 47% White 42% Two or more races 7% Hispanic / Latino 3% Asian 1%
• Common ancestry: Lithuanian 2% Slovak 2% Romanian 2%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 1% Other Asian/Pacific 1% Other Indo-European 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: ▼ -282.36%
• Current HPI: 212.5692
• Rent YoY: ▲ 1.43%
• 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

+9.1% since first listed

18 events — show timeline

• 2026-03-27 Listed $299,900 CBRMLS
• 2025-08-16 Listing Removed — CBRMLS
• 2025-07-10 Price Changed $274,900 CBRMLS
• 2025-06-25 Listed $299,999 CBRMLS
• 2025-04-18 Listing Removed — CBRMLS
• 2025-03-24 Relisted — CBRMLS
• 2025-02-19 Contingent — CBRMLS
• 2025-02-05 Relisted — CBRMLS
• 2025-01-31 Contingent — CBRMLS
• 2025-01-15 Price Changed $330,000 CBRMLS
• 2024-10-17 Listed $410,000 CBRMLS
• 2022-11-21 Listing Removed — CBRMLS
• 2022-11-01 Price Changed $299,900 CBRMLS
• 2022-10-02 Listed $310,000 CBRMLS
• 2021-05-21 Sold (Public Records) $290,000 Public Records
• 2021-05-03 Sold (MLS) $290,000 CBRMLS
• 2021-03-04 Pending — CBRMLS
• 2021-02-23 Listed $275,000 CBRMLS

Property tax history

+2.6%/yr

Latest (2024): $4,652 · -18.8% YoY. Source: county tax records.