1808 S 6th St · Columbus, OH 43207

$204,900

4 bd · 0.0 ba · 1,560 sqft · MultiFamily · 387 Days on market

Built 1900 Fair condition 3,920 sqft lot $131/sqft · 24% below area Est $271k · 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 +28.0/30.0
• ARV discount +15.0/15.0
• DSCR +9.9/10.0
• 1% rule +7.7/10.0
• 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

This updated south side duplex features 2 bedrooms and 1 bath on each side with private basement and rear yard space. Brand new roof! Unit 1808 is currently vacant and unit 1810 was just rented for $1025. Tenants pay all utilities. Professional management in place and may be retained by new owners.

Key facts

• 3,920 sq ft lot
• Built 1900
• Listed 387 days

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1-bath units multifamily listed at $205k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $638 ($8k/yr) — positive. Per door: $319/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $205k).
• Recommended offer: $180k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.0% 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 (+2.3%/yr); 196 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 $2,600/mo this rent would consume 49% 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 $57k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 387 days — a 12% lower offer ($180k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 21y ago; this cycle's ask has dropped $25k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $180,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 387 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: 1.27% ✓
• Cap rate: 10.03%
• Cash-on-cash: 13.34%
• DSCR: 1.59
• GRM: 6.6

CMA / ARV

• ARV (median comp): $271,207
• List price: $204,900
• Delta: -24.45%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1586-1588 S 4th St	0.32mi	4/—	1,716 (+10%)	15mo	$307,000	$179	56
144-146 Frebis Ave	0.73mi	4/—	1,408 (-10%)	8mo	$334,000	$237	43

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: 2.6%
• Equity multiple: 1.10×
• Total profit: $5,703
• Equity at exit: $30,551

10-year hold

• IRR: 11.5%
• Equity multiple: 1.88×
• Total profit: $50,295
• Equity at exit: $17,716

Cash invested: $57,372 (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: 13.1×

Monthly cashflow live

• Estimated rent: $2,600 high
• Mortgage (P&I): −$1,075
• Tax est. 1.5%: −$256 /mo · $3,074/yr
• Insurance: −$85
• HOA: −$0
• Vacancy / Maint / Mgmt: −$546
• Net cashflow: $638

Break-even live

Break-even rent $1,792

Max offer price $204,900

Occupancy floor 70%

Sensitivity live

Price	-10% $780	-5% $709	+0% $638	+5% $567	+10% $496
Rent	-10% $433	-5% $535	+0% $638	+5% $741	+10% $843
Rate	-1.0pp $741	-0.5pp $690	base $638	+0.5pp $585	+1.0pp $531

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,600
Total (2 units)			$2,600

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: $51,225
• Closing costs: $6,147
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
76-78 E Barthman Ave Columbus, OH	3.0	1.0	1206	$1,500	$1.24	24d	1	0.20mi
33 W Morrill Ave Columbus, OH	1.0–3.0	1.0–2.0	935	$1,297	$1.39	8d	4	0.45mi
529 E Morrill Ave Columbus, OH	3.0	1.0	1318	$1,600	$1.21	4d	1	0.50mi
27 W Jenkins Ave Columbus, OH	2.0–3.0	1.0–1.5	1013	$1,458	$1.44	8d	4	0.63mi
490-492 E Jenkins Ave Unit 490 Columbus, OH	3.0	1.0	1050	$1,325	$1.26	44d	1	0.63mi
357 Frebis Ave #5 Columbus, OH	3.0	3.5	1748	$2,750	$1.57	44d	1	0.68mi
357 Frebis Ave #6 Columbus, OH	3.0	3.5	2160	$2,950	$1.37	44d	1	0.68mi
662 Southwood Ave Columbus, OH	3.0	2.0	1183	$1,950	$1.65	20d	1	0.76mi
106 E Gates St Columbus, OH	3.0	1.5	1472	$2,700	$1.83	15d	1	0.83mi
55 Fornof Rd Columbus, OH	1.0–4.0	1.0–2.0	924	$2,160	$2.34	2d	1	0.85mi
530 Hanford St Unit 1496117P Columbus, OH	4.0	3.0	1862	$7,310	$3.93	2d	1	0.85mi
396 E Mithoff St Columbus, OH	3.0	1.5	1380	$2,295	$1.66	11d	1	0.90mi
1110 S 4th St Columbus, OH	3.0	2.0	1465	$900	$0.61	8d	1	0.97mi
573 E Mithoff St Columbus, OH	3.0	1.5	1300	$2,100	$1.62	44d	1	0.98mi
257 Benfield Ave Unit NA Columbus, OH	3.0	1.0	1094	$1,400	$1.28	8d	1	1.01mi
506 Thurman Ave Columbus, OH	3.0	1.0	1500	$1,600	$1.07	2d	1	1.02mi
1416 S Ohio Ave Columbus, OH	3.0	1.5	1056	$1,595	$1.51	22d	1	1.16mi
315 Siebert St Columbus, OH	3.0	1.0	1597	$2,200	$1.38	24d	1	1.17mi
461-463 Reinhard Ave Columbus, OH	3.0	1.0	1134	$1,450	$1.28	3d	1	1.22mi
461-463 Reinhard Ave Unit 461 Columbus, OH	3.0	1.0	1134	$1,450	$1.28	3d	1	1.22mi
895 S Wall St Columbus, OH	3.0	3.5	2139	$4,500	$2.10	3d	1	1.30mi
901 S Front St Columbus, OH	3.0	2.5	1743	$2,800	$1.61	44d	1	1.30mi
2491 Wilson Ave Columbus, OH	3.0	1.0	1200	$1,649	$1.37	44d	1	1.37mi
1239-1241 S Champion Ave Columbus, OH	3.0	1.0	1134	$1,275	$1.12	16d	1	1.37mi
1836 Lockbourne Rd Columbus, OH	2.0–3.0	1.0–1.5	997	$1,059	$1.06	3d	4	1.38mi
1225 S Champion Ave Unit 1225 Columbus, OH	3.0	1.0	1110	$1,095	$0.99	4d	1	1.39mi
1227 S Champion Ave Unit 1227 Columbus, OH	3.0	1.0	1110	$1,195	$1.08	4d	1	1.39mi
630 Stanley Ave Columbus, OH	3.0	1.0	1300	$1,949	$1.50	24d	1	1.41mi
966 S 18th St Columbus, OH	3.0	1.5	1428	$2,400	$1.68	44d	1	1.43mi
1118 S Ohio Ave Columbus, OH	3.0	1.5	1232	$1,750	$1.42	44d	1	1.48mi
928 S 18th St Columbus, OH	3.0	2.0	1216	$1,995	$1.64	44d	1	1.48mi

Listing history 26 events

1. 2026-06-18
   days on market $204,900 Active 387 DOM
2. 2026-06-17
   days on market $204,900 Active 386 DOM
3. 2026-06-16
   days on market $204,900 Active 385 DOM
4. 2026-06-15
   days on market $204,900 Active 384 DOM
5. 2026-06-13
   days on market $204,900 Active 382 DOM
6. 2026-06-13
   days on market $204,900 Active 381 DOM
7. 2026-06-09
   days on market $204,900 Active 378 DOM
8. 2026-06-08
   days on market $204,900 Active 377 DOM
9. 2026-06-07
   days on market $204,900 Active 376 DOM
10. 2026-06-05
    days on market $204,900 Active 373 DOM
11. 2026-06-03
    days on market $204,900 Active 372 DOM
12. 2026-06-02
    days on market $204,900 Active 371 DOM
13. 2026-06-01
    days on market $204,900 Active 370 DOM
14. 2026-05-31
    days on market $204,900 Active 369 DOM
15. 2026-03-12
    status Active 300-char remark

    Show marketing remark (300 chars)

    This updated south side duplex features 2 bedrooms and 1 bath on each side with private basement and rear yard space. Brand new roof! Unit 1808 is currently vacant and unit 1810 was just rented for $1025. Tenants pay all utilities. Professional management in place and may be retained by new owners.

16. 2026-02-25
    historical Contingent 300-char remark

    Show marketing remark (300 chars)

    This updated south side duplex features 2 bedrooms and 1 bath on each side with private basement and rear yard space. Brand new roof! Unit 1808 is currently vacant and unit 1810 was just rented for $1025. Tenants pay all utilities. Professional management in place and may be retained by new owners.

17. 2026-01-16
    price $204,900 300-char remark

    Show marketing remark (300 chars)

    This updated south side duplex features 2 bedrooms and 1 bath on each side with private basement and rear yard space. Brand new roof! Unit 1808 is currently vacant and unit 1810 was just rented for $1025. Tenants pay all utilities. Professional management in place and may be retained by new owners.

18. 2025-11-12
    price $214,900 300-char remark

    Show marketing remark (300 chars)

    This updated south side duplex features 2 bedrooms and 1 bath on each side with private basement and rear yard space. Brand new roof! Unit 1808 is currently vacant and unit 1810 was just rented for $1025. Tenants pay all utilities. Professional management in place and may be retained by new owners.

19. 2025-10-02
    status Active 300-char remark

    Show marketing remark (300 chars)

    This updated south side duplex features 2 bedrooms and 1 bath on each side with private basement and rear yard space. Brand new roof! Unit 1808 is currently vacant and unit 1810 was just rented for $1025. Tenants pay all utilities. Professional management in place and may be retained by new owners.

20. 2025-08-07
    historical Contingent 300-char remark

    Show marketing remark (300 chars)

    This updated south side duplex features 2 bedrooms and 1 bath on each side with private basement and rear yard space. Brand new roof! Unit 1808 is currently vacant and unit 1810 was just rented for $1025. Tenants pay all utilities. Professional management in place and may be retained by new owners.

21. 2025-07-30
    price $219,900 300-char remark

    Show marketing remark (300 chars)

    This updated south side duplex features 2 bedrooms and 1 bath on each side with private basement and rear yard space. Brand new roof! Unit 1808 is currently vacant and unit 1810 was just rented for $1025. Tenants pay all utilities. Professional management in place and may be retained by new owners.

22. 2025-05-27
    listed $229,900 Active 300-char remark

    Show marketing remark (300 chars)

    This updated south side duplex features 2 bedrooms and 1 bath on each side with private basement and rear yard space. Brand new roof! Unit 1808 is currently vacant and unit 1810 was just rented for $1025. Tenants pay all utilities. Professional management in place and may be retained by new owners.

23. 2014-03-19
    historical
24. 2013-05-28
    listed $79,900
25. 2006-04-11
    historical
26. 2005-07-07
    listed $85,000

ⓘ 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 4/10 Moderate FEMA zone X (unshaded) · 21% 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: $31,200
• − Mortgage interest: −$11,478
• − Property taxes: −$3,074
• − Insurance: −$1,024
• − Repairs & maintenance: −$2,496
• − Management: −$2,496
• − Depreciation: −$5,961
• Taxable income: $4,672
• Est. tax owed @ 24.0%: −$1,121
• After-tax cash flow: $6,535/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

Fair 45/100 Moderate rehab

This updated south side duplex requires moderate renovations to its kitchen and bathrooms, along with exterior painting and landscaping to improve its curb appeal and attract both buyers and renters.

Repairs flagged

• Major Kitchen cabinets — Outdated and in poor condition
• Major Kitchen countertop — Worn and in poor condition
• Major Bathroom fixtures — Outdated and in poor condition
• Moderate Exterior siding — Weathered and some discoloration
• Major Flooring — Worn carpet and outdated tile
• Moderate Paint — Painted walls with some wear

Value-add opportunities

• Both Kitchen renovation — Modern kitchen with updated appliances would attract both buyers and renters
• Both Bathroom renovation — Modern bathrooms with updated fixtures would attract both buyers and renters
• Both Exterior painting — Fresh paint job would improve curb appeal and attract buyers
• Both Landscaping — Well-maintained landscaping would improve curb appeal and attract buyers

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Outdated and in poor condition	Major	$15,000–50,000
Kitchen countertop · Worn and in poor condition	Major	$15,000–50,000
Bathroom fixtures · Outdated and in poor condition	Major	$15,000–50,000
Exterior siding · Weathered and some discoloration	Moderate	$3,000–15,000
Flooring · Worn carpet and outdated tile	Major	$15,000–50,000
Paint · Painted walls with some wear	Moderate	$3,000–15,000
Total estimated repair cost · 6 items		$66,000–230,000

Value-add ROI direction

• Both Kitchen renovation — Modern kitchen with updated appliances would attract both buyers and renters ↑
• Both Bathroom renovation — Modern bathrooms with updated fixtures would attract both buyers and renters ↑
• Both Exterior painting — Fresh paint job would improve curb appeal and attract buyers ↑
• Both Landscaping — Well-maintained landscaping would improve curb appeal and attract buyers ↑

ⓘ 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

+141.1% since first listed

12 events — show timeline

• 2026-03-12 Relisted — CBRMLS
• 2026-02-25 Contingent — CBRMLS
• 2026-01-16 Price Changed $204,900 CBRMLS
• 2025-11-12 Price Changed $214,900 CBRMLS
• 2025-10-02 Relisted — CBRMLS
• 2025-08-07 Contingent — CBRMLS
• 2025-07-30 Price Changed $219,900 CBRMLS
• 2025-05-27 Listed $229,900 CBRMLS
• 2014-03-19 Listing Removed — CBRMLS
• 2013-05-28 Listed $79,900 CBRMLS
• 2006-04-11 Listing Removed — CBRMLS
• 2005-07-07 Listed $85,000 CBRMLS