1808 S 6th St · Columbus, OH 43207

$189,900

4 bd · 2.0 ba · 1,560 sqft · MultiFamily · 461 Days on market

Built 1900 Fair condition 3,920 sqft lot $122/sqft · 23% below area Est $247k · 23% under

---

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 +8.9/10.0
• Livability +4.0/5.0
• Rent growth +3.1/5.0
• Condition / age +2.2/5.0
• Schools +1.6/10.0
• 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 461 days

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1-bath units multifamily listed at $190k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $775 ($9k/yr) — positive. Per door: $387/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $190k).
• Recommended offer: $167k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.2% vs local median 3.9% 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); South High School (math 10% / reading 26%, grade F, #687 of 781 statewide, top 88%, 903 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 (+2.3%/yr); 325 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 42d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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).

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 $53k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 461 days — a 12% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 21y ago; this cycle's ask has dropped $40k (17%) 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 $167,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 461 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: 1.39% ✓
• Cap rate: 11.19%
• Cash-on-cash: 17.49%
• DSCR: 1.78
• GRM: 6.0

CMA / ARV

• ARV (median comp): $247,253
• List price: $189,900
• Delta: -23.20%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
136 - 138 E Morrill Ave	0.29mi	4/—	1,560 (0%)	1mo	$185,000	$119	85
1586-1588 S 4th St	0.32mi	4/—	1,716 (+10%)	18mo	$307,000	$179	54
1715-1717 S 4th St	0.20mi	4/—	1,860 (+19%)	17mo	$135,000	$73	52
678-680 E Gates St	1.07mi	4/—	1,568 (+0%)	21mo	$230,000	$147	47
144-146 Frebis Ave	0.73mi	4/—	1,408 (-10%)	11mo	$334,000	$237	41
649-651 Hanford St	0.98mi	4/—	1,311 (-16%)	14mo	$215,000	$164	28

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: 8.1%
• Equity multiple: 1.32×
• Total profit: $16,821
• Equity at exit: $28,315

10-year hold

• IRR: 16.8%
• Equity multiple: 2.34×
• Total profit: $71,087
• Equity at exit: $16,419

Cash invested: $53,172 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 8 active · 1 under contract
• Months of supply: 48.0 mo (2%/mo absorbed)
• Median asking: $264,950 ($153/sqft)
• Median days on market: 84 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +3.7% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 43207

• Rents YoY: 2.3%
• Active inventory: 325
• Price-to-rent: 12.0×

Monthly cashflow live

• Estimated rent: $2,642 high
• Mortgage (P&I): −$996
• Tax est. 1.5%: −$237 /mo · $2,848/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$555
• Net cashflow: $775

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,642
Total (2 units)			$2,642

Break-even live

Break-even rent $1,661

Max offer price $189,900

Occupancy floor 66%

Sensitivity live

Price	-10% $906	-5% $840	+0% $775	+5% $709	+10% $644
Rent	-10% $566	-5% $670	+0% $775	+5% $879	+10% $984
Rate	-1.0pp $870	-0.5pp $823	base $775	+0.5pp $726	+1.0pp $676

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: $47,475
• Closing costs: $5,697
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1808 S 6th St Unit 1808 Columbus, OH	2.0	1.0	975	$1,050	$1.08	139d	1	0.04mi
1756 Bruck St Columbus, OH	2.0	1.0	896	$1,700	$1.90	42d	1	0.07mi
250 Reeb Ave Unit 248 Columbus, OH	2.0	1.5	1080	$1,350	$1.25	80d	1	0.09mi
117-119 E Innis Ave Unit 119 Columbus, OH	2.0	2.5	1021	$1,350	$1.32	6d	1	0.12mi
206 E Woodrow Ave Columbus, OH	2.0	1.0	999	$1,295	$1.30	139d	1	0.12mi
117 E Innis Ave Unit 117 Columbus, OH	2.0	1.5	1021	$1,250	$1.22	67d	1	0.12mi
274 E Barthman Ave Columbus, OH	2.0	1.0	960	$1,500	$1.56	113d	1	0.17mi
352 E Hinman Ave Columbus, OH	1.0	1.0	550	$825	$1.50	42d	1	0.26mi
362 E Hinman Ave Columbus, OH	2.0	1.0	879	$1,149	$1.31	139d	1	0.27mi
1694 S Washington Ave Unit B Columbus, OH	1.0	1.0	544	$750	$1.38	42d	1	0.28mi
1598-1600 S 4th St Columbus, OH	2.0	1.0	855	$1,250	$1.46	139d	1	0.29mi
1843 Parsons Ave Columbus, OH	2.0	1.0	899	$1,331	$1.48	119d	1	0.29mi
367 E Morrill Ave Columbus, OH	2.0	1.0	977	$1,450	$1.48	139d	1	0.30mi
368 E Morrill Ave Unit 368 Columbus, OH	3.0	1.0	1100	$1,650	$1.50	42d	1	0.32mi
148 E Welch Ave Columbus, OH	2.0	1.0	1040	$2,300	$2.21	0d	1	0.32mi
1624 S High St Columbus, OH	1.0	1.0	650	$895	$1.38	10d	1	0.34mi
409 E Welch Ave Unit 415 Columbus, OH	2.0	1.0	853	$980	$1.15	88d	1	0.39mi
22 E Welch Ave Apt 4 Columbus, OH	1.0	1.0	537	$923	$1.72	99d	1	0.43mi
33 W Morrill Ave Columbus, OH	1.0–2.0	1.0	782	$1,150	$1.47	40d	8	0.45mi
491 E Morrill Ave Columbus, OH	2.0	1.0	816	$1,000	$1.23	42d	1	0.46mi
1468 S High St Unit 1472 Columbus, OH	1.0	1.0	600	$999	$1.67	76d	1	0.51mi
205 E Moler St Unit B Columbus, OH	2.0	1.0	891	$995	$1.12	103d	1	0.61mi
1369 City Park Ave Columbus, OH	2.0	1.0	780	$1,800	$2.31	82d	1	0.62mi
27 W Jenkins Ave Columbus, OH	2.0	1.0	868	$1,204	$1.39	10d	2	0.63mi
490-492 E Jenkins Ave Unit 490 Columbus, OH	3.0	1.0	1050	$1,325	$1.26	139d	1	0.63mi
61 E Moler St #63 Columbus, OH	2.0	1.0	1050	$1,800	$1.71	67d	1	0.66mi
546 E Jenkins Ave Unit 1 Columbus, OH	2.0	1.0	975	$1,295	$1.33	119d	1	0.67mi
1755 S 20th St Columbus, OH	1.0–5.0	1.0–2.0	1020	$1,160	$1.14	0d	15	0.71mi
65 W Moler St Unit F Columbus, OH	1.0	1.0	675	$850	$1.26	78d	1	0.76mi
65 W Moler St Unit F Columbus, OH	1.0	1.0	675	$850	$1.26	82d	1	0.76mi
65 W Moler St Unit D Columbus, OH	1.0	1.0	675	$825	$1.22	42d	1	0.76mi
112 Hanford St Unit A Columbus, OH	1.0	1.0	550	$1,373	$2.50	119d	1	0.76mi
112 Hanford St Unit B Columbus, OH	1.0	1.0	550	$1,373	$2.50	64d	1	0.76mi
6 Hanford St #6 Columbus, OH	2.0	1.0	1080	$1,850	$1.71	139d	1	0.81mi
55 Fornof Rd Columbus, OH	1.0–4.0	1.0–2.0	916	$1,561	$1.70	57d	1	0.85mi
2368 S 5th St Columbus, OH	3.0	1.5	896	$1,099	$1.23	42d	1	0.86mi
416 E Mithoff St Columbus, OH	1.0	1.0	991	$1,295	$1.31	0d	1	0.90mi
426 E Mithoff St Columbus, OH	1.0	1.0	991	$1,625	$1.64	139d	1	0.90mi
681 Frebis Ave Columbus, OH	3.0	1.0	925	$1,495	$1.62	7d	1	0.90mi
19 E Mithoff St Columbus, OH	2.0	1.0	828	$1,650	$1.99	139d	1	0.91mi

Listing history 50 events

1. 2026-08-31
   days on market $189,900 Active 461 DOM
2. 2026-08-30
   days on market $189,900 Active 460 DOM
3. 2026-08-29
   days on market $189,900 Active 459 DOM
4. 2026-08-28
   days on market $189,900 Active 458 DOM
5. 2026-08-27
   days on market $189,900 Active 457 DOM
6. 2026-08-26
   days on market $189,900 Active 456 DOM
7. 2026-08-25
   days on market $189,900 Active 455 DOM
8. 2026-08-24
   days on market $189,900 Active 454 DOM
9. 2026-08-23
   days on market $189,900 Active 453 DOM
10. 2026-08-22
    days on market $189,900 Active 452 DOM
11. 2026-08-21
    days on market $189,900 Active 451 DOM
12. 2026-08-20
    days on market $189,900 Active 450 DOM
13. 2026-08-19
    days on market $189,900 Active 449 DOM
14. 2026-08-18
    days on market $189,900 Active 448 DOM
15. 2026-08-17
    days on market $189,900 Active 447 DOM
16. 2026-08-16
    days on market $189,900 Active 446 DOM
17. 2026-08-15
    days on market $189,900 Active 445 DOM
18. 2026-08-14
    days on market $189,900 Active 444 DOM
19. 2026-08-13
    pricestatusdays on market $189,900 Active 443 DOM
20. 2026-08-12
    days on market $204,900 Contingent 442 DOM
21. 2026-08-11
    days on market $204,900 Contingent 441 DOM
22. 2026-08-10
    days on market $204,900 Contingent 440 DOM
23. 2026-08-09
    days on market $204,900 Contingent 439 DOM
24. 2026-08-08
    days on market $204,900 Contingent 438 DOM
25. 2026-08-07
    days on market $204,900 Contingent 437 DOM
26. 2026-08-06
    days on market $204,900 Contingent 436 DOM
27. 2026-08-05
    days on market $204,900 Contingent 435 DOM
28. 2026-08-04
    statusdays on market $204,900 Contingent 434 DOM
29. 2026-08-03
    days on market $204,900 Active 433 DOM
30. 2026-07-31
    days on market $204,900 Active 430 DOM
31. 2026-07-30
    days on market $204,900 Active 429 DOM
32. 2026-07-30
    days on market $204,900 Active 428 DOM
33. 2026-07-28
    days on market $204,900 Active 427 DOM
34. 2026-07-26
    days on market $204,900 Active 425 DOM
35. 2026-07-24
    days on market $204,900 Active 423 DOM
36. 2026-07-23
    days on market $204,900 Active 422 DOM
37. 2026-07-22
    days on market $204,900 Active 421 DOM
38. 2026-07-21
    days on market $204,900 Active 420 DOM
39. 2026-07-20
    days on market $204,900 Active 419 DOM
40. 2026-07-18
    days on market $204,900 Active 417 DOM
41. 2026-07-18
    days on market $204,900 Active 416 DOM
42. 2026-07-16
    days on market $204,900 Active 415 DOM
43. 2026-07-15
    days on market $204,900 Active 414 DOM
44. 2026-07-14
    days on market $204,900 Active 413 DOM
45. 2026-07-13
    days on market $204,900 Active 412 DOM
46. 2026-07-13
    days on market $204,900 Active 411 DOM
47. 2026-07-12
    days on market $204,900 Active 410 DOM
48. 2026-07-10
    days on market $204,900 Active 409 DOM
49. 2026-07-09
    days on market $204,900 Active 408 DOM
50. 2026-07-07
    days on market $204,900 Active 406 DOM

ⓘ 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: $31,704
• − Mortgage interest: −$10,637
• − Property taxes: −$2,848
• − Insurance: −$950
• − Repairs & maintenance: −$2,536
• − Management: −$2,536
• − Depreciation: −$5,524
• Taxable income: $6,672
• Est. tax owed @ 24.0%: −$1,601
• After-tax cash flow: $7,697/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 Est. rehab $39,000–$70,200 screening

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 ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 16/100

Zoned Schools

Elementary Southwood Elementary School F OH #1,382/1,584 Nat'l #36,424/41,679 Middle Columbus City Preparatory School For Boys F OH #629/654 Nat'l #12,693/14,009 High South High School F OH #687/781 Nat'l #14,759/17,239

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

A Composite livability gradescore 81/100

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 · 1,456,139 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: 11% of renters

---

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