1472-1474 E Fulton St · Columbus, OH 43205

$275,000

6 bd · 2.0 ba · 2,236 sqft · MultiFamily public records · 95 Days on market

Built 1915 3,484 sqft lot $123/sqft · 24% below area Est $360k · 24% 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 +25.4/30.0
• ARV discount +15.0/15.0
• DSCR +8.4/10.0
• 1% rule +6.1/10.0
• 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 (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

This is a strong investment opportunity in Columbus, conveniently located just minutes from Nationwide Children's Hospital and Franklin Park Conservatory and Botanical Gardens. Each side of this duplex features a spacious 3-bedroom, 1-bath layout with access to a shared basement, providing additional storage for tenants. Unit 1472 is rented at $1,045/month until 03/31/2027. Unit 1474 is currently rented month-to-month through CMHA at $1,300 per month, offering immediate cash flow with stable rental income.

Key facts

• Stable rental income
• 3,484 sq ft lot
• Built 1915

Tags

• INVESTMENT OPPORTUNITY
• STABLE RENTAL INCOME

🏷️ Possibly a rental listed for sale. The $275,000 price doesn't fit this home's estimated sale value (~$360,067) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1-bath units multifamily listed at $275k.

Deal economics

• At list price, monthly cash flow is $631 ($8k/yr) — positive. Per door: $315/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $275k).
• Recommended offer: $250k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.0% 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.
• Market conditions: Rents rising (+1.4%/yr); 144 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 $3,062/mo this rent would consume 61% 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 $8k 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 95 days — a 9% lower offer ($250k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $20k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1915 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $250,250 (9.0% below list)

Questions for the listing agent

1. It's been on market 95 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 1915 — 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: 1.11% ✓
• Cap rate: 9.05%
• Cash-on-cash: 9.83%
• DSCR: 1.44
• GRM: 7.5

CMA / ARV

• ARV (median comp): $360,067
• List price: $275,000
• Delta: -23.63%
• 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
564-566 Kelton Ave	0.04mi	6/—	2,240 (+0%)	4mo	$340,000	$152	94
810-812 Seymour Ave	0.42mi	6/—	2,268 (+1%)	14mo	$227,000	$100	67
1555-1557 E Rich St	0.25mi	6/—	2,520 (+13%)	2mo	$384,000	$152	65
862 Fairwood Ave	0.52mi	6/—	2,352 (+5%)	8mo	$230,000	$98	60
483-485 S Champion Ave	0.56mi	6/—	2,322 (+4%)	12mo	$360,000	$155	57
1422 Bryden Rd	0.39mi	5/— (-1)	2,482 (+11%)	4mo	$400,000	$161	55
1021-1023 Miller Ave	0.71mi	6/—	2,352 (+5%)	4mo	$372,000	$158	55
773 Berkeley Rd	0.32mi	6/—	2,560 (+14%)	8mo	$238,500	$93	54
666-668 S 22nd St	0.74mi	6/—	2,236 (0%)	16mo	$354,900	$159	52
1469-1471 Bryden Rd	0.34mi	6/—	2,520 (+13%)	14mo	$237,500	$94	51
238-240 Miller Ave	0.45mi	6/2.5	2,550 (+14%)	6mo	$369,900	$145	49
453-455 S 22nd St	0.68mi	5/— (-1)	2,340 (+5%)	8mo	$515,000	$220	49

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 · 1.43% rent growth · sell at horizon

5-year hold

• IRR: -3.2%
• Equity multiple: 0.88×
• Total profit: $-9,167
• Equity at exit: $41,003

10-year hold

• IRR: 4.7%
• Equity multiple: 1.32×
• Total profit: $24,728
• Equity at exit: $23,777

Cash invested: $77,000 (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 43205

• Rents YoY: 1.4%
• Active inventory: 144
• Price-to-rent: 15.0×

Monthly cashflow live

• Estimated rent: $3,062 high
• Mortgage (P&I): −$1,442
• Tax from tax record: −$231 /mo · $2,777/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$643
• Net cashflow: $631

Break-even live

Break-even rent $2,263

Max offer price $275,000

Occupancy floor 74%

Sensitivity live

Price	-10% $787	-5% $709	+0% $631	+5% $553	+10% $475
Rent	-10% $389	-5% $510	+0% $631	+5% $752	+10% $873
Rate	-1.0pp $769	-0.5pp $701	base $631	+0.5pp $560	+1.0pp $487

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$3,062
Total (2 units)			$3,062

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
438 S Ohio Ave Columbus, OH	5.0	2.0	1900	$2,195	$1.16	45d	1	0.63mi
78 Auburn Ave Columbus, OH	5.0	3.5	2799	$3,950	$1.41	2d	1	0.70mi
1445 E Broad St Columbus, OH	1.0–5.0	1.0–5.0	2164	$3,500	$1.62	2d	4	0.76mi

Listing history 30 events

1. 2026-06-21
   days on market $275,000 Active 95 DOM
2. 2026-06-18
   days on market $275,000 Active 92 DOM
3. 2026-06-17
   days on market $275,000 Active 91 DOM
4. 2026-06-16
   days on market $275,000 Active 90 DOM
5. 2026-06-15
   days on market $275,000 Active 89 DOM
6. 2026-06-13
   days on market $275,000 Active 87 DOM
7. 2026-06-13
   days on market $275,000 Active 86 DOM
8. 2026-06-09
   days on market $275,000 Active 83 DOM
9. 2026-06-08
   days on market $275,000 Active 82 DOM
10. 2026-06-07
    days on market $275,000 Active 81 DOM
11. 2026-06-05
    days on market $275,000 Active 78 DOM
12. 2026-06-03
    days on market $275,000 Active 77 DOM
13. 2026-06-02
    days on market $275,000 Active 76 DOM
14. 2026-06-01
    days on market $275,000 Active 75 DOM
15. 2026-05-31
    days on market $275,000 Active 74 DOM
16. 2026-05-06
    price $280,000 511-char remark

    Show marketing remark (511 chars)

    This is a strong investment opportunity in Columbus, conveniently located just minutes from Nationwide Children's Hospital and Franklin Park Conservatory and Botanical Gardens. Each side of this duplex features a spacious 3-bedroom, 1-bath layout with access to a shared basement, providing additional storage for tenants. Unit 1472 is rented at $1,045/month until 03/31/2027. Unit 1474 is currently rented month-to-month through CMHA at $1,300 per month, offering immediate cash flow with stable rental income.

17. 2026-04-21
    price $285,000 511-char remark

    Show marketing remark (511 chars)

    This is a strong investment opportunity in Columbus, conveniently located just minutes from Nationwide Children's Hospital and Franklin Park Conservatory and Botanical Gardens. Each side of this duplex features a spacious 3-bedroom, 1-bath layout with access to a shared basement, providing additional storage for tenants. Unit 1472 is rented at $1,045/month until 03/31/2027. Unit 1474 is currently rented month-to-month through CMHA at $1,300 per month, offering immediate cash flow with stable rental income.

18. 2026-04-03
    status Active 511-char remark

    Show marketing remark (511 chars)

    This is a strong investment opportunity in Columbus, conveniently located just minutes from Nationwide Children's Hospital and Franklin Park Conservatory and Botanical Gardens. Each side of this duplex features a spacious 3-bedroom, 1-bath layout with access to a shared basement, providing additional storage for tenants. Unit 1472 is rented at $1,045/month until 03/31/2027. Unit 1474 is currently rented month-to-month through CMHA at $1,300 per month, offering immediate cash flow with stable rental income.

19. 2026-03-25
    historical Contingent 511-char remark

    Show marketing remark (511 chars)

    This is a strong investment opportunity in Columbus, conveniently located just minutes from Nationwide Children's Hospital and Franklin Park Conservatory and Botanical Gardens. Each side of this duplex features a spacious 3-bedroom, 1-bath layout with access to a shared basement, providing additional storage for tenants. Unit 1472 is rented at $1,045/month until 03/31/2027. Unit 1474 is currently rented month-to-month through CMHA at $1,300 per month, offering immediate cash flow with stable rental income.

20. 2026-03-18
    listed $295,000 Active 511-char remark

    Show marketing remark (511 chars)

    This is a strong investment opportunity in Columbus, conveniently located just minutes from Nationwide Children's Hospital and Franklin Park Conservatory and Botanical Gardens. Each side of this duplex features a spacious 3-bedroom, 1-bath layout with access to a shared basement, providing additional storage for tenants. Unit 1472 is rented at $1,045/month until 03/31/2027. Unit 1474 is currently rented month-to-month through CMHA at $1,300 per month, offering immediate cash flow with stable rental income.

21. 2024-10-21
    historical $1,045
22. 2024-10-09
    price $1,045
23. 2024-09-27
    price $1,070
24. 2024-09-19
    price $1,100
25. 2024-09-13
    price $1,145
26. 2024-09-07
    price $1,170
27. 2024-09-05
    listed $1,195
28. 2024-06-11
    soldstatus $265,000
29. 2017-08-03
    soldstatus $30,000
30. 1986-02-13
    soldstatus $17,500

ⓘ 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: $2,777 · $231/mo
• Projected year-2 tax: $3,533 · $294/mo
• Expected delta: +$757/yr (+$63/mo · 27.2%)

ⓘ 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: $36,744
• − Mortgage interest: −$15,404
• − Property taxes: −$2,777
• − Insurance: −$1,375
• − Repairs & maintenance: −$2,940
• − Management: −$2,940
• − Depreciation: −$8,000
• Taxable income: $3,309
• Est. tax owed @ 24.0%: −$794
• After-tax cash flow: $6,776/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

+1500.0% since first listed

15 events — show timeline

• 2026-05-06 Price Changed $280,000 CBRMLS
• 2026-04-21 Price Changed $285,000 CBRMLS
• 2026-04-03 Relisted — CBRMLS
• 2026-03-25 Contingent — CBRMLS
• 2026-03-18 Listed $295,000 CBRMLS
• 2024-10-21 Rental Removed $1,045 RENTALBEAST
• 2024-10-09 Price Changed $1,045 RENTALBEAST
• 2024-09-27 Price Changed $1,070 RENTALBEAST
• 2024-09-19 Price Changed $1,100 RENTALBEAST
• 2024-09-13 Price Changed $1,145 RENTALBEAST
• 2024-09-07 Price Changed $1,170 RENTALBEAST
• 2024-09-05 Listed for Rent $1,195 RENTALBEAST
• 2024-06-11 Sold (Public Records) $265,000 Public Records
• 2017-08-03 Sold (Public Records) $30,000 Public Records
• 1986-02-13 Sold (Public Records) $17,500 Public Records

Property tax history

+14.2%/yr

Latest (2024): $2,777 · +1.3% YoY. Source: county tax records.