457 E Woodrow Ave · Columbus, OH 43207

$209,900

4 bd · 3.0 ba · 2,384 sqft · MultiFamily · 301 Days on market

Built 1900 Fair condition 5,662 sqft lot $88/sqft · 24% below area Est $277k · 24% under ↓ 16% since listing

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.5/10.0
• Livability +4.0/5.0
• Rent growth +3.1/5.0
• Condition / age +2.2/5.0
• 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

Charming South Side Craftsman Duplex - Perfect for Owner-Occupant or Investor This classic 2-story Craftsman-style duplex offers both comfort and opportunity in one of the city's most convenient locations. Each side of the property features 2 spacious bedrooms plus extra storage space, a private fenced yard, basement with laundry hookups, off-street parking, and a welcoming front porch ideal for relaxing. One side is 2 bedrooms and 1.5 baths and was just rented at $921 through CMHA. The other side is a 2 bed /1 bath unit currently rented month-to-month for $820 plus utilities to a long-term tenant, providing steady income from day one. Located just minutes from Nationwide Children's Hospital, shopping, restaurants, and with easy freeway access, this duplex combines classic charm with practical living. Whether you're looking for a smart investment or a place to call home while building equity, this property checks all the boxes.

Key facts

• Private fenced yard
• Convenient location
• Off-street parking

Tags

• PRIVATE FENCED YARD
• BASEMENT WITH LAUNDRY HOOKUPS
• OFF-STREET PARKING
• WELCOMING FRONT PORCH
• CONVENIENT LOCATION

🏷️ Possibly a rental listed for sale. The $209,900 price doesn't fit this home's estimated sale value (~$276,535) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2 × 2.0-bed/1.5-bath units multifamily listed at $210k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $786 ($9k/yr) — positive. Per door: $393/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $210k).
• Recommended offer: $185k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.8% 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 (+2.3%/yr); 196 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 8,139 units permitted in Franklin County in 2024 (5,940 in 5+ unit buildings).
• At $2,831/mo this rent would consume 54% of the median local household income ($63k/yr) (locally 1679% 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 $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 + 2.3% rent growth), your $59k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 301 days — a 12% lower offer ($185k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $184,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 301 days. Have you received any prior offers? Is the seller open to a 12% 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. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
5. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
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: 1.35% ✓
• Cap rate: 10.79%
• Cash-on-cash: 16.05%
• DSCR: 1.71
• GRM: 6.2

CMA / ARV

• ARV (median comp): $276,535
• List price: $209,900
• Delta: -24.10%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
342 E Morrill Ave	0.22mi	4/—	2,412 (+1%)	17mo	$260,000	$108	74
207 Southwood Ave #205	0.49mi	4/—	2,066 (-13%)	11mo	$225,000	$109	46
72-74 E Innis Ave	0.55mi	4/—	2,052 (-14%)	13mo	$130,000	$63	41

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 · 2.32% rent growth · sell at horizon

5-year hold

• IRR: 6.2%
• Equity multiple: 1.24×
• Total profit: $14,161
• Equity at exit: $31,297

10-year hold

• IRR: 15.0%
• Equity multiple: 2.18×
• Total profit: $69,172
• Equity at exit: $18,148

Cash invested: $58,772 (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 43207

• Rents YoY: 2.3%
• Active inventory: 196
• Price-to-rent: 12.4×

Monthly cashflow live

• Estimated rent: $2,831 high
• Mortgage (P&I): −$1,101
• Tax est. 1.5%: −$262 /mo · $3,148/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$595
• Net cashflow: $786

Break-even live

Break-even rent $1,836

Max offer price $209,900

Occupancy floor 67%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2.0	1.5	$2,832
Total (2 units)			$2,831

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: $52,475
• Closing costs: $6,297
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
357 Frebis Ave #6 Columbus, OH	3.0	3.5	2160	$2,950	$1.37	43d	1	0.61mi
357 Frebis Ave #5 Columbus, OH	3.0	3.5	1748	$2,750	$1.57	43d	1	0.61mi
530 Hanford St Unit 1496117P Columbus, OH	4.0	3.0	1862	$7,310	$3.93	2d	1	0.65mi
2089 Lockbourne Rd Columbus, OH	5.0	2.0	2534	$2,800	$1.10	10d	1	0.95mi
1187 S High St Columbus, OH	4.0	1.5	2790	$2,500	$0.90	23d	1	1.03mi
315 Siebert St Columbus, OH	3.0	1.0	1597	$2,200	$1.38	23d	1	1.13mi
977 S Ohio Ave Columbus, OH	3.0	2.5	1650	$2,500	$1.52	43d	1	1.37mi
895 S Wall St Columbus, OH	3.0	3.5	2139	$4,500	$2.10	2d	1	1.40mi
901 S Front St Columbus, OH	3.0	2.5	1743	$2,800	$1.61	43d	1	1.42mi
746 Beech St Columbus, OH	3.0	2.0	1610	$2,750	$1.71	43d	1	1.47mi

Listing history 19 events

1. 2026-06-18
   days on market $209,900 Active 301 DOM
2. 2026-06-17
   days on market $209,900 Active 300 DOM
3. 2026-06-16
   days on market $209,900 Active 299 DOM
4. 2026-06-15
   days on market $209,900 Active 298 DOM
5. 2026-06-13
   days on market $209,900 Active 296 DOM
6. 2026-06-13
   days on market $209,900 Active 295 DOM
7. 2026-06-09
   days on market $209,900 Active 292 DOM
8. 2026-06-08
   days on market $209,900 Active 291 DOM
9. 2026-06-07
   days on market $209,900 Active 290 DOM
10. 2026-06-05
    days on market $209,900 Active 287 DOM
11. 2026-06-03
    days on market $209,900 Active 286 DOM
12. 2026-06-02
    days on market $209,900 Active 285 DOM
13. 2026-06-01
    days on market $209,900 Active 284 DOM
14. 2026-05-31
    days on market $209,900 Active 283 DOM
15. 2026-05-20
    price $229,900 944-char remark

    Show marketing remark (944 chars)

    Charming South Side Craftsman Duplex - Perfect for Owner-Occupant or Investor This classic 2-story Craftsman-style duplex offers both comfort and opportunity in one of the city's most convenient locations. Each side of the property features 2 spacious bedrooms plus extra storage space, a private fenced yard, basement with laundry hookups, off-street parking, and a welcoming front porch ideal for relaxing. One side is 2 bedrooms and 1.5 baths and was just rented at $921 through CMHA. The other side is a 2 bed /1 bath unit currently rented month-to-month for $820 plus utilities to a long-term tenant, providing steady income from day one. Located just minutes from Nationwide Children's Hospital, shopping, restaurants, and with easy freeway access, this duplex combines classic charm with practical living. Whether you're looking for a smart investment or a place to call home while building equity, this property checks all the boxes.

16. 2026-01-16
    price $239,900 944-char remark

    Show marketing remark (944 chars)

    Charming South Side Craftsman Duplex - Perfect for Owner-Occupant or Investor This classic 2-story Craftsman-style duplex offers both comfort and opportunity in one of the city's most convenient locations. Each side of the property features 2 spacious bedrooms plus extra storage space, a private fenced yard, basement with laundry hookups, off-street parking, and a welcoming front porch ideal for relaxing. One side is 2 bedrooms and 1.5 baths and was just rented at $921 through CMHA. The other side is a 2 bed /1 bath unit currently rented month-to-month for $820 plus utilities to a long-term tenant, providing steady income from day one. Located just minutes from Nationwide Children's Hospital, shopping, restaurants, and with easy freeway access, this duplex combines classic charm with practical living. Whether you're looking for a smart investment or a place to call home while building equity, this property checks all the boxes.

17. 2025-10-06
    price $259,900 944-char remark

    Show marketing remark (944 chars)

    Charming South Side Craftsman Duplex - Perfect for Owner-Occupant or Investor This classic 2-story Craftsman-style duplex offers both comfort and opportunity in one of the city's most convenient locations. Each side of the property features 2 spacious bedrooms plus extra storage space, a private fenced yard, basement with laundry hookups, off-street parking, and a welcoming front porch ideal for relaxing. One side is 2 bedrooms and 1.5 baths and was just rented at $921 through CMHA. The other side is a 2 bed /1 bath unit currently rented month-to-month for $820 plus utilities to a long-term tenant, providing steady income from day one. Located just minutes from Nationwide Children's Hospital, shopping, restaurants, and with easy freeway access, this duplex combines classic charm with practical living. Whether you're looking for a smart investment or a place to call home while building equity, this property checks all the boxes.

18. 2025-10-02
    price $265,000 944-char remark

    Show marketing remark (944 chars)

    Charming South Side Craftsman Duplex - Perfect for Owner-Occupant or Investor This classic 2-story Craftsman-style duplex offers both comfort and opportunity in one of the city's most convenient locations. Each side of the property features 2 spacious bedrooms plus extra storage space, a private fenced yard, basement with laundry hookups, off-street parking, and a welcoming front porch ideal for relaxing. One side is 2 bedrooms and 1.5 baths and was just rented at $921 through CMHA. The other side is a 2 bed /1 bath unit currently rented month-to-month for $820 plus utilities to a long-term tenant, providing steady income from day one. Located just minutes from Nationwide Children's Hospital, shopping, restaurants, and with easy freeway access, this duplex combines classic charm with practical living. Whether you're looking for a smart investment or a place to call home while building equity, this property checks all the boxes.

19. 2025-08-21
    listed $275,000 Active 944-char remark

    Show marketing remark (944 chars)

    Charming South Side Craftsman Duplex - Perfect for Owner-Occupant or Investor This classic 2-story Craftsman-style duplex offers both comfort and opportunity in one of the city's most convenient locations. Each side of the property features 2 spacious bedrooms plus extra storage space, a private fenced yard, basement with laundry hookups, off-street parking, and a welcoming front porch ideal for relaxing. One side is 2 bedrooms and 1.5 baths and was just rented at $921 through CMHA. The other side is a 2 bed /1 bath unit currently rented month-to-month for $820 plus utilities to a long-term tenant, providing steady income from day one. Located just minutes from Nationwide Children's Hospital, shopping, restaurants, and with easy freeway access, this duplex combines classic charm with practical living. Whether you're looking for a smart investment or a place to call home while building equity, this property checks all the boxes.

ⓘ 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,972
• − Mortgage interest: −$11,758
• − Property taxes: −$3,148
• − Insurance: −$1,050
• − Repairs & maintenance: −$2,718
• − Management: −$2,718
• − Depreciation: −$6,106
• Taxable income: $6,475
• Est. tax owed @ 24.0%: −$1,554
• After-tax cash flow: $7,877/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 · 14 photos

Fair 45/100 Moderate rehab

This 2-story Craftsman-style duplex requires extensive repairs and updates to its exterior, interior, and systems. While it has steady rental income, significant improvements will increase its value for both resale and rental.

Repairs flagged

• Major roof — Signs of wear and potential leaks indicate a major repair is needed.
• Major exterior siding — Peeling paint and visible damage suggest a major repair is needed.
• Major flooring — Old and worn, with visible damage and discoloration.
• Major interior walls — Peeling paint and potential damage indicate a major repair is needed.
• Major bathrooms — Outdated and in need of updates, with worn fixtures and potential plumbing issues.
• Major kitchen — Outdated and in need of updates, with worn countertops and appliances.
• Major HVAC system — Outdated and in need of maintenance or replacement.

Value-add opportunities

• Both roof repair — A new roof will significantly improve the home's appearance and increase its value for both resale and rental.
• Both exterior siding repair and painting — A new siding and fresh paint will greatly enhance the home's curb appeal and increase its value.
• Both flooring replacement — New flooring will improve the home's appearance and increase its value for both resale and rental.
• Both interior wall repair and painting — New paint and repairs will improve the home's appearance and increase its value for both resale and rental.
• Both bathroom updates — New fixtures and updates will improve the home's appearance and increase its value for both resale and rental.
• Both kitchen updates — New countertops and appliances will improve the home's appearance and increase its value for both resale and rental.
• Both HVAC system replacement — A new HVAC system will improve the home's comfort and increase its value for both resale and rental.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Signs of wear and potential leaks indicate a major repair is needed.	Major	$15,000–50,000
exterior siding · Peeling paint and visible damage suggest a major repair is needed.	Major	$15,000–50,000
flooring · Old and worn, with visible damage and discoloration.	Major	$15,000–50,000
interior walls · Peeling paint and potential damage indicate a major repair is needed.	Major	$15,000–50,000
bathrooms · Outdated and in need of updates, with worn fixtures and potential plumbing issues.	Major	$15,000–50,000
kitchen · Outdated and in need of updates, with worn countertops and appliances.	Major	$15,000–50,000
HVAC system · Outdated and in need of maintenance or replacement.	Major	$15,000–50,000
Total estimated repair cost · 7 items		$105,000–350,000

Value-add ROI direction

• Both roof repair — A new roof will significantly improve the home's appearance and increase its value for both resale and rental. ↑
• Both exterior siding repair and painting — A new siding and fresh paint will greatly enhance the home's curb appeal and increase its value. ↑
• Both flooring replacement — New flooring will improve the home's appearance and increase its value for both resale and rental. ↑
• Both interior wall repair and painting — New paint and repairs will improve the home's appearance and increase its value for both resale and rental. ↑
• Both bathroom updates — New fixtures and updates will improve the home's appearance and increase its value for both resale and rental. ↑
• Both kitchen updates — New countertops and appliances will improve the home's appearance and increase its value for both resale and rental. ↑
• Both HVAC system replacement — A new HVAC system will improve the home's comfort and increase its value for both resale and rental. ↑

ⓘ 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): 47,272
• Household income: $63,310
• Rent vs Own: 41.0% rent · 59.0% own
• Severe rent burden: 1679.0

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 0.57)
• Race & ethnicity: White 59% Black 28% Two or more races 7% Hispanic / Latino 5% Asian 1%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Italian 2% Romanian 2% Slovak 1%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Spanish 3% 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: ▼ -244.33%
• Current HPI: 268.3028
• Rent YoY: ▲ 2.32%
• 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

-16.4% since first listed

5 events — show timeline

• 2026-05-20 Price Changed $229,900 CBRMLS
• 2026-01-16 Price Changed $239,900 CBRMLS
• 2025-10-06 Price Changed $259,900 CBRMLS
• 2025-10-02 Price Changed $265,000 CBRMLS
• 2025-08-21 Listed $275,000 CBRMLS