1864 E Hudson St · Columbus, OH 43211

$69,000

2 bd · 1.0 ba · 672 sqft · SingleFamily public records · 40 Days on market

Built 1942 6,098 sqft lot Est $110k · 37% 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 +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.6/10.0
• Livability +4.0/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks

Attention Investors! Fantastic turnkey opportunity with lease in place. 2 bed 1 bath home with over $9K of recent improvements made to the home and garage. Add this to your portfolio today, whether this is your 1st or 100th door it will add cashflow to the portfolio with much capex already addressed. Curb offers only at this time please don't disturb the tenants. See A2A

Key facts

• 6,098 sq ft lot
• Garage
• Built 1942

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single family residence; One story; Built in 1942; No common walls
• Construction: Block foundation
• Exterior features: Block foundation

Interior

• Bedrooms: 2 main-level bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating
• Interior features: Full basement; 672 total living area

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $69k.

Deal economics

• At list price, monthly cash flow is $298 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $69k).
• Recommended offer: $67k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.5% 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 (+3.4%/yr); 166 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 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 $477 of loan paydown is wiped out by about $2k 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 + 3.4% rent growth), your $19k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($67k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 20y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $56k; 23% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1942 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $66,930 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1942 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.46% ✓
• Cap rate: 11.47%
• Cash-on-cash: 18.48%
• DSCR: 1.82
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $110,208
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2285 Joyce Ave	0.10mi	2/1.0	672 (0%)	11mo	$80,000	$119	86
2296 Joyce Ave	0.09mi	2/1.0	686 (+2%)	9mo	$102,500	$149	85
2341 Parkwood Ave	0.24mi	2/1.0	672 (0%)	8mo	$145,000	$216	82
2451 Joyce Ave	0.30mi	2/1.0	686 (+2%)	0mo	$93,000	$136	82
2454 Joyce Ave	0.30mi	2/1.0	672 (0%)	8mo	$110,000	$164	79
2347 Parkwood Ave	0.24mi	2/1.0	686 (+2%)	9mo	$81,000	$118	78
1724 E Hudson St	0.20mi	2/1.0	708 (+5%)	8mo	$120,000	$169	74
2444 Bancroft St	0.30mi	3/2.0 (+1)	686 (+2%)	7mo	$185,000	$270	67
2052 Briarwood Ave	0.30mi	2/1.0	600 (-11%)	9mo	$115,000	$192	61
1490 Arlington Ave	0.67mi	2/1.0	654 (-3%)	7mo	$55,000	$84	59
1544 Aberdeen Ave	0.75mi	2/1.0	720 (+7%)	7mo	$130,000	$181	47
1507 Arlington Ave	0.64mi	2/1.5	768 (+14%)	8mo	$105,000	$137	38

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 · 3.41% rent growth · sell at horizon

5-year hold

• IRR: 10.7%
• Equity multiple: 1.43×
• Total profit: $8,216
• Equity at exit: $10,288

10-year hold

• IRR: 20.1%
• Equity multiple: 2.73×
• Total profit: $33,404
• Equity at exit: $5,966

Cash invested: $19,320 (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 43211

• Home prices YoY: -27.3%
• Rents YoY: 3.4%
• Active inventory: 166
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,009 high
• Mortgage (P&I): −$362
• Tax from tax record: −$109 /mo · $1,309/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$212
• Net cashflow: $298

Break-even live

Break-even rent $632

Max offer price $69,000

Occupancy floor 66%

Sensitivity live

Price	-10% $337	-5% $317	+0% $298	+5% $278	+10% $258
Rent	-10% $218	-5% $258	+0% $298	+5% $337	+10% $377
Rate	-1.0pp $332	-0.5pp $315	base $298	+0.5pp $280	+1.0pp $261

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: $17,250
• Closing costs: $2,070
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2317 Parkwood Ave Columbus, OH	2.0	1.0	672	$995	$1.48	8d	1	0.21mi
2505-2507 Cleveland Ave Unit F Columbus, OH	1.0	1.0	700	$1,100	$1.57	44d	1	0.42mi
1572 E Maynard Ave Unit 1580 Columbus, OH	1.0	1.0	441	$950	$2.15	24d	1	0.48mi
1555 Myrtle Ave Columbus, OH	1.0	1.0	455	$600	$1.32	17d	1	0.52mi
1911 Denune Ave Columbus, OH	2.0	1.0	645	$925	$1.43	44d	1	0.52mi
1911 Denune Ave Columbus, OH	2.0	1.0	645	$795	$1.23	3d	1	0.52mi
1500 E 25th Ave Columbus, OH	2.0	1.0	720	$850	$1.18	44d	1	0.65mi
1500 E 25th Ave Unit 2 Columbus, OH	2.0	1.0	720	$850	$1.18	24d	1	0.66mi
2846 Joyce Ave Apt C Columbus, OH	2.0	1.0	645	$815	$1.26	24d	1	0.83mi
2888 Cleveland Ave Unit D Columbus, OH	1.0	1.0	680	$825	$1.21	44d	1	0.89mi
2888 Cleveland Ave Unit F Columbus, OH	1.0	1.0	680	$825	$1.21	11d	1	0.89mi
1205 E 23rd Ave Columbus, OH	2.0	1.0	688	$1,050	$1.53	8d	1	1.04mi
1171 E 22nd Ave Unit 1171 Columbus, OH	2.0	1.0	750	$1,100	$1.47	18d	1	1.10mi
2206 McGuffey Rd Columbus, OH	1.0	1.0	576	$770	$1.34	8d	1	1.16mi
1046-1048 Republic Ave Columbus, OH	1.0	1.0	672	$875	$1.30	4d	1	1.21mi
2217 Grasmere Ave Columbus, OH	2.0	1.5	720	$1,650	$2.29	15d	1	1.30mi
1870 Dunbar Dr Apt B4 Columbus, OH	1.0	1.0	700	$850	$1.21	24d	1	1.31mi
2236 Atwood Ter Columbus, OH	2.0	1.0	720	$900	$1.25	8d	1	1.39mi
2383 Hiawatha Park Dr Unit 2383 Columbus, OH	1.0	1.0	600	$1,100	$1.83	44d	1	1.45mi
3030 Sunbury Ridge Dr Columbus, OH	1.0–2.0	1.0–1.5	1000	$1,719	$1.72	2d	20	1.45mi

Listing history 36 events

1. 2026-06-21
   days on market $69,000 Active 40 DOM
2. 2026-06-18
   days on market $69,000 Active 37 DOM
3. 2026-06-17
   days on market $69,000 Active 36 DOM
4. 2026-06-16
   days on market $69,000 Active 35 DOM
5. 2026-06-15
   days on market $69,000 Active 34 DOM
6. 2026-06-13
   days on market $69,000 Active 32 DOM
7. 2026-06-13
   days on market $69,000 Active 31 DOM
8. 2026-06-09
   days on market $69,000 Active 28 DOM
9. 2026-06-08
   days on market $69,000 Active 27 DOM
10. 2026-06-07
    days on market $69,000 Active 26 DOM
11. 2026-06-05
    days on market $69,000 Active 23 DOM
12. 2026-06-03
    days on market $69,000 Active 22 DOM
13. 2026-06-02
    days on market $69,000 Active 21 DOM
14. 2026-06-01
    days on market $69,000 Active 20 DOM
15. 2026-05-31
    days on market $69,000 Active 19 DOM
16. 2026-05-14
    historical Contingent
17. 2026-05-12
    listed $69,000 Active
18. 2026-03-25
    historical
19. 2026-01-14
    price $89,000
20. 2025-10-29
    listed $95,000 Active
21. 2025-03-05
    historical
22. 2024-10-15
    listed $85,000 Active
23. 2020-07-01
    soldstatus $56,000
24. 2020-06-19
    soldstatus $56,000 Closed
25. 2020-06-16
    status Pending
26. 2020-05-07
    listed $56,000 Active
27. 2020-01-04
    historical
28. 2019-09-30
    price $55,000
29. 2019-08-10
    price $60,000
30. 2019-08-09
    listed $75,000 Active
31. 2006-07-12
    soldstatus $30,000
32. 2006-06-21
    historical
33. 2006-06-07
    listed $35,000
34. 2003-12-10
    soldstatus $62,000
35. 1984-09-01
    soldstatus $22,000
36. 1984-09-01
    soldstatus $22,000

ⓘ 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: $1,309 · $109/mo
• Projected year-2 tax: $1,309 · $109/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥99°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: $12,109
• − Mortgage interest: −$3,865
• − Property taxes: −$1,309
• − Insurance: −$345
• − Repairs & maintenance: −$969
• − Management: −$969
• − Depreciation: −$2,007
• Taxable income: $2,646
• Est. tax owed @ 24.0%: −$635
• After-tax cash flow: $2,935/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): 22,313
• Household income: $42,579
• Rent vs Own: 59.4% rent · 40.6% own
• Severe rent burden: 1282.0

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 58% White 21% Hispanic / Latino 13% Two or more races 12% Asian 2%
• Hispanic origin (detail): Mexican 8% Dominican 1%
• Common ancestry: Italian 1%
• Foreign-born: 10% · Canada, India
• Languages at home: 84% English-only · Spanish 11% Other Indo-European 2% Arabic 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: ▼ -94.10%
• Current HPI: 250.3885
• Rent YoY: ▲ 3.41%
• 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

+213.6% since first listed

21 events — show timeline

• 2026-05-14 Contingent — CBRMLS
• 2026-05-12 Listed $69,000 CBRMLS
• 2026-03-25 Listing Removed — CBRMLS
• 2026-01-14 Price Changed $89,000 CBRMLS
• 2025-10-29 Listed $95,000 CBRMLS
• 2025-03-05 Listing Removed — CBRMLS
• 2024-10-15 Listed $85,000 CBRMLS
• 2020-07-01 Sold (Public Records) $56,000 Public Records
• 2020-06-19 Sold (MLS) $56,000 CBRMLS
• 2020-06-16 Pending — CBRMLS
• 2020-05-07 Listed $56,000 CBRMLS
• 2020-01-04 Listing Removed — CBRMLS
• 2019-09-30 Price Changed $55,000 CBRMLS
• 2019-08-10 Price Changed $60,000 CBRMLS
• 2019-08-09 Listed $75,000 CBRMLS
• 2006-07-12 Sold (MLS) $30,000 CBRMLS
• 2006-06-21 Listing Removed — CBRMLS
• 2006-06-07 Listed $35,000 CBRMLS
• 2003-12-10 Sold (Public Records) $62,000 Public Records
• 1984-09-01 Sold (Public Records) $22,000 Public Records
• 1984-09-01 Sold (Public Records) $22,000 Public Records

Property tax history

+8.2%/yr

Latest (2024): $1,309 · +3.9% YoY. Source: county tax records.