141 Whitethorne Ave · Columbus, OH 43223

$169,900

2 bd · 2.0 ba · 1,604 sqft · MultiFamily public records · 95 Days on market

Built 1925 $106/sqft · 11% below area Est $191k · 11% 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 +30.0/30.0
• ARV discount +12.4/15.0
• DSCR +10.0/10.0
• 1% rule +8.6/10.0
• Livability +4.0/5.0
• Rent growth +3.7/5.0
• 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

Check out this duplex with high ceilings and original wood details, consisting of a carpeted 2-bed, 1-bath apt with kitchenette upstairs, and a 2-bed, 1-bath apt with hardwood floors and full size kitchen downstairs. Huge rooms, extra storage/closets in front entryway, bedrooms, 2nd floor landing and basement. With some TLC, this gem could qualify for a tax break with one unit as the owner's primary residence, or both units can be rented out for dual income. First-time buyers to seasoned investors welcome. Located in historic Hilltop and Columbus City Schools, plenty of off-street parking, close to highways, bus stops, bike-able to downtown. Scoop up this great opportunity today.

Key facts

• Kitchenette upstairs
• Extra storage
• High ceilings

Tags

• HIGH CEILINGS
• ORIGINAL WOOD DETAILS
• KITCHENETTE UPSTAIRS
• HARDWOOD FLOORS
• FULL SIZE KITCHEN
• EXTRA STORAGE

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $170k.

Deal economics

• At list price, monthly cash flow is $720 ($9k/yr) — positive. Per door: $360/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $155k (9.0% below list) — sets the bar for market timing.
• Cap rate 11.4% 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); West High School (math 2% / reading 17%, grade F, #749 of 781 statewide, top 97%, 837 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.
• Market conditions: Rents rising fast (+4.6%/yr); 147 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 8,139 units permitted in Franklin County in 2024 (5,940 in 5+ unit buildings).
• At $2,316/mo this rent would consume 59% of the median local household income ($47k/yr) (locally 1689% 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 $5k 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 + 4.6% rent growth), your $48k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 95 days — a 9% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 32y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $135k; 26% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $154,609 (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 1925 — 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: 1.36% ✓
• Cap rate: 11.38%
• Cash-on-cash: 18.15%
• DSCR: 1.81
• GRM: 6.1

CMA / ARV

• ARV (median comp): $190,785
• List price: $169,900
• Delta: -10.95%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
19 S Wheatland Ave	0.33mi	3/— (+1)	1,456 (-9%)	18mo	$199,000	$137	50

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 · 4.61% rent growth · sell at horizon

5-year hold

• IRR: 11.5%
• Equity multiple: 1.46×
• Total profit: $22,109
• Equity at exit: $25,333

10-year hold

• IRR: 21.7%
• Equity multiple: 2.98×
• Total profit: $94,416
• Equity at exit: $14,690

Cash invested: $47,572 (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 43223

• Rents YoY: 4.6%
• Active inventory: 147
• Price-to-rent: 12.2×

Monthly cashflow live

• Estimated rent: $2,316 high
• Mortgage (P&I): −$891
• Tax from tax record: −$148 /mo · $1,779/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$486
• Net cashflow: $720

Break-even live

Break-even rent $1,405

Max offer price $169,900

Occupancy floor 64%

Sensitivity live

Price	-10% $816	-5% $768	+0% $720	+5% $672	+10% $623
Rent	-10% $537	-5% $628	+0% $720	+5% $811	+10% $903
Rate	-1.0pp $805	-0.5pp $763	base $720	+0.5pp $676	+1.0pp $631

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,316
Total (2 units)			$2,316

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
95-97 Whitethorne Ave Columbus, OH	3.0	1.5	1260	$1,375	$1.09	5d	1	0.05mi
95-97 Whitethorne Ave Columbus, OH	3.0	1.5	1260	$1,475	$1.17	21d	1	0.05mi
255 Belvidere Ave Columbus, OH	2.0	1.0	1144	$1,195	$1.04	17d	1	0.20mi
41 S Oakley Ave Columbus, OH	3.0	1.5	1428	$1,550	$1.09	45d	1	0.35mi
252-254 S Wayne Ave Unit 254 Columbus, OH	3.0	1.0	1120	$1,300	$1.16	18d	1	0.40mi
2205 Sullivant Ave Columbus, OH	3.0	1.0	1275	$1,200	$0.94	45d	1	0.47mi
329 S Wayne Ave Columbus, OH	3.0	1.0	1120	$1,425	$1.27	4d	1	0.49mi
29 S Terrace Ave Columbus, OH	3.0	1.0	1144	$1,260	$1.10	25d	1	0.55mi
27-29 N Terrace Ave Unit 29 Columbus, OH	3.0	1.0	1144	$1,260	$1.10	25d	1	0.55mi
133 N Eureka Ave Columbus, OH	3.0	1.0	1484	$1,350	$0.91	14d	1	0.59mi
488 Woodbury Ave Columbus, OH	3.0	1.5	1222	$1,250	$1.02	45d	1	0.68mi
521-523 S Wayne Ave Columbus, OH	3.0	1.0	1092	$1,195	$1.09	5d	1	0.68mi
87-97 N Burgess Ave Unit 93 Columbus, OH	2.0	1.5	1050	$1,250	$1.19	25d	1	0.74mi
54 N Ogden Ave Columbus, OH	3.0	1.0	1176	$950	$0.81	3d	1	0.74mi
543 Woodbury Ave Unit NA Columbus, OH	3.0	1.0	1308	$1,645	$1.26	16d	1	0.74mi
80 S Warren Ave Columbus, OH	3.0	1.0	1258	$1,345	$1.07	5d	1	0.76mi
80 S Warren Ave Columbus, OH	3.0	1.0	1258	$1,345	$1.07	45d	1	0.76mi
2545-2547 Sullivant Ave Columbus, OH	3.0	1.0	1064	$1,100	$1.03	12d	1	0.78mi
692 S Wheatland Ave Columbus, OH	3.0	1.0	1608	$1,547	$0.96	45d	1	0.82mi
432 Catherine St Columbus, OH	3.0	1.0	1073	$1,325	$1.23	14d	1	0.85mi
432 Catherine St Columbus, OH	3.0	1.0	1073	$1,325	$1.23	16d	1	0.85mi
32 Schultz Ave Columbus, OH	3.0	1.0	1218	$1,250	$1.03	22d	1	0.86mi
92 S Hague Ave Columbus, OH	3.0	2.0	1456	$1,400	$0.96	25d	1	0.88mi
695 S Eureka Ave Columbus, OH	3.0	1.0	1344	$1,425	$1.06	22d	1	0.90mi
2676 Sullivant Ave Columbus, OH	3.0	1.0	1524	$1,200	$0.79	45d	1	0.92mi
58 Stevens Ave Columbus, OH	3.0	1.0	1176	$1,250	$1.06	45d	1	0.93mi
616-618 S Ogden Ave Columbus, OH	3.0	1.0	1100	$1,125	$1.02	45d	1	0.97mi
2709-2711 Sullivant Ave Columbus, OH	3.0	2.0	1344	$1,380	$1.03	4d	1	0.98mi
2709-2711 Sullivant Ave Unit 2709 Columbus, OH	3.0	2.0	1344	$1,380	$1.03	4d	1	0.98mi
322 S Powell Ave Columbus, OH	2.0	1.0	1100	$950	$0.86	21d	1	0.98mi
661-663 S Burgess Ave Columbus, OH	3.0	1.0	1100	$1,028	$0.93	45d	1	0.99mi
2745-2747 Steele Ave Columbus, OH	3.0	1.0	2128	$1,200	$0.56	45d	1	1.00mi
2735 Sutton Ave Columbus, OH	3.0	1.0	1099	$1,175	$1.07	5d	1	1.02mi
608 Racine Ave #610 Columbus, OH	3.0	1.0	1168	$1,195	$1.02	45d	1	1.05mi
394 S Guilford Ave Columbus, OH	3.0	1.5	1404	$1,450	$1.03	9d	1	1.07mi
120 S Central Ave Columbus, OH	1.0–3.0	1.0–2.0	944	$912	$0.97	16d	12	1.07mi
43-45 N Chase Ave Unit 43 Columbus, OH	3.0	1.0	1200	$1,400	$1.17	12d	1	1.08mi
43 N Chase Ave Columbus, OH	3.0	1.0	1200	$1,400	$1.17	12d	1	1.08mi
163 N Central Ave Columbus, OH	2.0	2.5	1100	$1,650	$1.50	45d	1	1.10mi
2883-2889 Wicklow Rd Columbus, OH	2.0	1.0	1200	$1,099	$0.92	45d	1	1.12mi

Listing history 22 events

1. 2026-06-21
   days on market $169,900 Active 95 DOM
2. 2026-06-18
   days on market $169,900 Active 92 DOM
3. 2026-06-17
   days on market $169,900 Active 91 DOM
4. 2026-06-16
   days on market $169,900 Active 90 DOM
5. 2026-06-15
   days on market $169,900 Active 89 DOM
6. 2026-06-13
   days on market $169,900 Active 87 DOM
7. 2026-06-13
   pricedays on market $169,900 Active 86 DOM
8. 2026-06-09
   days on market $179,900 Active 83 DOM
9. 2026-06-08
   days on market $179,900 Active 82 DOM
10. 2026-06-07
    days on market $179,900 Active 81 DOM
11. 2026-06-05
    days on market $179,900 Active 78 DOM
12. 2026-06-03
    days on market $179,900 Active 77 DOM
13. 2026-06-02
    days on market $179,900 Active 76 DOM
14. 2026-06-01
    days on market $179,900 Active 75 DOM
15. 2026-05-31
    days on market $179,900 Active 74 DOM
16. 2026-03-18
    listed $179,900 Active 688-char remark

    Show marketing remark (688 chars)

    Check out this duplex with high ceilings and original wood details, consisting of a carpeted 2-bed, 1-bath apt with kitchenette upstairs, and a 2-bed, 1-bath apt with hardwood floors and full size kitchen downstairs. Huge rooms, extra storage/closets in front entryway, bedrooms, 2nd floor landing and basement. With some TLC, this gem could qualify for a tax break with one unit as the owner's primary residence, or both units can be rented out for dual income. First-time buyers to seasoned investors welcome. Located in historic Hilltop and Columbus City Schools, plenty of off-street parking, close to highways, bus stops, bike-able to downtown. Scoop up this great opportunity today.

17. 2022-02-03
    price $850
18. 2021-11-01
    soldstatus $135,000
19. 1997-10-22
    historical
20. 1997-10-08
    historical
21. 1996-10-24
    listed $32,500
22. 1994-09-07
    listed $32,500

ⓘ 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: $1,779 · $148/mo
• Projected year-2 tax: $2,215 · $185/mo
• Expected delta: +$436/yr (+$36/mo · 24.5%)

ⓘ 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 1 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,792
• − Mortgage interest: −$9,517
• − Property taxes: −$1,779
• − Insurance: −$850
• − Repairs & maintenance: −$2,223
• − Management: −$2,223
• − Depreciation: −$4,943
• Taxable income: $6,257
• Est. tax owed @ 24.0%: −$1,502
• After-tax cash flow: $7,134/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): 28,187
• Household income: $46,911
• Rent vs Own: 55.7% rent · 44.3% own
• Severe rent burden: 1689.0

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 0.55)
• Race & ethnicity: White 63% Black 22% Two or more races 8% Hispanic / Latino 8%
• Hispanic origin (detail): Mexican 4% Puerto Rican 3%
• Common ancestry: Romanian 4% Italian 1% Slovak 1%
• Foreign-born: 5% · Canada
• Languages at home: 91% English-only · Spanish 5%

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: ▼ -135.33%
• Current HPI: 211.6742
• Rent YoY: ▲ 4.61%
• 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

+453.5% since first listed

7 events — show timeline

• 2026-03-18 Listed $179,900 WCARE
• 2022-02-03 Price Changed $850 RENT.
• 2021-11-01 Sold (Public Records) $135,000 Public Records
• 1997-10-22 Listing Removed — CBRMLS
• 1997-10-08 Listing Removed — CBRMLS
• 1996-10-24 Listed $32,500 CBRMLS
• 1994-09-07 Listed $32,500 CBRMLS

Property tax history

+3.9%/yr

Latest (2024): $1,779 · +1.3% YoY. Source: county tax records.