East side Columbus is Franklin County’s duplex stacking lane — King-Lincoln Bronzeville, Old Towne East, and residential blocks where side-by-side doubles trade $125K–$195K as-is and stabilize at $2,500–$3,100/mo gross after honest mechanical scope.
Hard money loans on Columbus’s east side fund estate sales, heirship acquisitions, and 10-day close windows where proof of funds beats conventional inspection timelines.
Metro: Columbus hub · Ohio DSCR · Premium compare: Short North · Rankings.
Who invests on the east side
| Profile | Playbook |
|---|---|
| Duplex BRRRR operator | Sub-$200K all-in → Ohio DSCR recycle |
| SFR flipper | $130K–$175K all-in → $210K–$265K O-O/investor resale |
| Small MF sponsor | 4-unit reposition — experienced only |
Intel and healthcare employment support rent growth — do not underwrite coastal appreciation on working-class doubles without leases.
2026 economics
| Asset | As-is | Rehab | ARV / rent |
|---|---|---|---|
| SFR value-add | $95K–$145K | $40K–$65K | $185K–$245K resale |
| Duplex heavy | $125K–$195K | $45K–$75K | $195K–$285K; $2,500–$3,100/mo |
| Four-unit | $185K–$280K | $85K–$135K | Hold — $6,500–$8,800/mo gross |
Worked example: King-Lincoln duplex BRRRR
Acquisition: $142,000 side-by-side — one vacant, shared panel, roof deferred
Rehab: $58,000 — roof, dual panels, kitchens/baths, paint
All-in: $200,000
Hard money: 88% LTC · 9-day close · 10.5% IO
Stabilized rent: $1,325 + $1,275 = $2,600/mo gross
Appraisal: $268,000
DSCR refi: 71% LTV — equity to second door
Franklin County reassessment +15% in PITIA — not seller homestead bill.
Worked example: Old Towne East SFR flip
Acquisition: $118,000 estate — 11-day close
Rehab: $52,000 HVAC, kitchen, bath, windows
All-in: $170,000
Sale: $232,000 at 5 months — net ~$26,000 after carry
Block walk protocol
- Boarded structures both directions — above 20% vacancy haircuts rent
- Quiet title on heirship deeds
- Lead paint scope on pre-1978 stock
- Sewer lateral camera on older rows
- Three sold comps same corridor — not Short North imports
- Reassessment modeled before DSCR file
Old Towne East vs. King-Lincoln
| Old Towne East | King-Lincoln | |
|---|---|---|
| O-O flip demand | Stronger on renovated SFR | Moderate |
| Duplex stacking | Solid | Solid |
| Basis | Similar bands | Similar bands |
| Block variance | High | High |
Walk the specific block — corridor labels do not replace street diligence.
Carry math — duplex
$200K all-in at 88% LTC and 10.5% IO ≈ $1,540/mo interest. Seven months to lease-up ≈ $10,800 carry — still clears on $268K appraisal when rent documented.
Judicial foreclosure note
Ohio judicial foreclosure extends distressed acquisition timelines vs Michigan or Indiana. Budget patience on REO negotiations — hard money speed still wins estate and MLS files with clean title.
First-time sponsor path
Start one SFR flip under $175K all-in with six months IO reserved — not a four-unit. Graduate to duplex BRRRR after one clean block walk. Premium corridors later: Franklinton · Short North.
Duplex utility protocol
Separate meters, fire separation, legal two-unit status — verify before draw two release on both-unit rehab.
Linden and Intel corridor spillover
Residential blocks benefiting from Intel New Albany and logistics employment can support $50–$125/mo rent bumps vs interior east-side streets — verify with executed leases on comparable doubles, not employment headlines alone.
Four-unit reposition caution
Courtyard four-units above $280K acquisition need $85K–$135K rehab and 12–18 month timelines — experienced sponsors only. Per-door basis target under $70K all-in or pivot to duplex stacking on Franklinton O-O flip to recycle capital faster.
Franklin County treasurer workflow
Pull treasurer card before LOI on every hold exit — Franklin reassessment +12%–20% post-rehab is the local DSCR friction that kills files modeled on seller homestead bills.
Comparison to Indianapolis Near Eastside
Near Eastside Indianapolis duplex math resembles Columbus east-side stacking — similar basis bands and gross caps — but Marion County reassessment and Indiana eviction timelines differ from Franklin County. Never import Indy ARV onto Columbus appraisals.
SFR flip channel on east side
Single-family flips under $175K all-in remain the best first sponsor path before duplex stacking — the $170K → $232K example on this page clears carry faster than four-unit reposition with lower management intensity.
Loan terms (2026)
| Parameter | Range |
|---|---|
| Rate | 8.99%–13.5% IO |
| LTC | Up to 90% |
| Close | 7–10 days on clean title |
East side — King-Lincoln block file gates (2026)
East-side files fail when Short North ARV comps price King-Lincoln or Bronzeville basis, or when block vacancy above 20% is skipped on the walk. Strongest Franklin County yield-on-cost lane — block selection is the entire thesis.
- Basis: $125K–$195K duplex/SFR — match scope to $195K–$285K ARV on same corridor
- Title: Franklin County heirship and estate sales — quiet title before wire
- Carry: Reserve 6–8 months IO — judicial foreclosure state extends distressed timelines
- Exit: BRRRR at $1,250–$1,550/side → Ohio DSCR at 70%–72% LTV
Bridge 8.99%–13.5% IO · Columbus rankings · (833) 264-7776.
Analyzing an east-side duplex or SFR acquisition? Pre-qualify for hard money or call (833) 264-7776 for proof of funds before your next Franklin County offer.
Underwriting anchor: All-in: $200,000 — windows where proof of funds beats conventional inspection timelines on Eastside Columbus before IO term.
East Side, Columbus — carry and draw discipline (2026)
Model IO carry on East Side, Columbus before demo: at 8.99%–13.5% on 88% LTC, each month on a $125K–$195K all-in file runs material interest-only bleed until lease-up or resale closes the bridge.
Who invests on the east side sets comp discipline — three solds within 0.5 mi on matching bed/bath, not adjacent-submarket premiums imported from a neighboring corridor on hard money loans eastside columbus files.
Draw releases on East Side, Columbus should tie to inspection milestones — calendar-based schedules stall when permits or weather push exterior work past your IO reserve.
| Gate | This file |
|---|---|
| Profile | Playbook |
| Duplex BRRRR operator | Sub-$200K all-in → Ohio DSCR recycle |
| SFR flipper | $130K–$175K all-in → $210K–$265K O-O/investor resale |
Rates, terms and conditions offered only to qualified borrowers and are subject to change without notice. All loans are subject to full underwriting. Jaken Finance Group only finances non-owner occupied investment properties.