Franklinton is Columbus’s west-side value-add corridor — West Broad Street rows, COSI and arts-district foot traffic, and blocks where sponsors still find $165K–$265K acquisitions when Short North basis exceeds flip margin targets.
Hard money loans in Franklinton fund knob-and-tube doubles, estate sales with 10-day closes, and heavy mechanical scopes community banks won’t touch on investor strategy.
Metro: Columbus hub · Ohio fix and flip · Rankings.
Investor profiles
| Profile | Playbook |
|---|---|
| O-O flipper | Row to $245K–$340K ARV — clean rental-grade+ finish |
| BRRRR operator | Legal two-unit at $1,450–$1,750/side |
| Short North graduate | Recycle Franklinton profit into premium corridor |
2026 price bands
| Asset | As-is | Rehab | ARV / rent |
|---|---|---|---|
| Row heavy rehab | $165K–$220K | $55K–$90K | $245K–$310K resale |
| Two-unit hold | $175K–$265K | $65K–$95K | $2,850–$3,400/mo gross |
| Small MF (4-unit) | $220K–$320K | $90K–$140K | Hold-weighted |
Shared sewer lateral and knob-and-tube common on pre-1940 stock — camera and panel in draw one.
Worked example: West Broad row O-O flip
Acquisition: $198,000 — estate sale, 12-day close window
Rehab: $78,000 — HVAC, electrical panel, kitchen/bath, exterior paint, porch repair
All-in: $276,000
Hard money: 88% LTC · 11-day close · 10.5% IO
Sale: $335,000 at 8-month mark
Net spread (est.): ~$24,000 after carry and selling costs
Appraisal used Franklinton solds only — Short North imports would have failed.
Worked example: two-unit BRRRR
Acquisition: $188,000 — one side vacant, shared 100-amp panel
Rehab: $68,000 — separate utilities path, both kitchens/baths
Stabilized rent: $1,475 + $1,395 = $2,870/mo gross
Appraisal: $278,000
DSCR refi: 70% LTV with +16% reassessment in expense stack
Scioto flood diligence
River-adjacent blocks near Greenlawn and Souder require:
- FEMA map verification
- Insurance quote in carry — $800–$1,800/yr delta vs inland Franklinton
- Elevation cert on shaded zones before hold exit
Inland West Broad files typically quote standard Franklin County landlord policies.
Comp discipline
- Short North walk premiums do not price Franklinton ARV without $40K–$80K adjustment
- Hilltop and Westgate comps are separate corridors
- COSI / arts district blocks support $10K–$25K premium vs interior alley rows — prove with solds
Carry math
$276K all-in at 88% LTC and 10.5% IO ≈ $2,150/mo interest. Seven-month rehab + three-month marketing ≈ $21.5K carry — include in net spread before LOI.
Lead paint and lateral scope
| Item | Typical cost |
|---|---|
| Knob-and-tube + panel | $6K–$12K |
| Sewer lateral repair | $4K–$10K |
| Lead-safe work path | $3K–$7K |
Budget 10% contingency on pre-1950 Franklinton acquisitions.
West Broad commercial spillover
Ground-floor retail on West Broad can support mixed-use hold math when commercial lease is documented — do not model retail rent on unverified vacancy. Residential-only rows one block north trade simpler O-O flip exits with faster DOM.
Two Bridges and COSI corridor
Walk traffic from COSI and Two Bridges development supports $10K–$25K ARV premium on select blocks — prove with three solds on the same face, not map-radius Zillow imports from Short North.
Estate sale channel
Franklinton heirship listings reward 10-day hard money closes when conventional buyers stall on knob-and-tube findings. Budget $8K–$15K unseen mechanical on every pre-1970 estate acquisition.
BRRRR vs. flip on the same row
The $276K all-in Franklinton flip example above could alternatively stabilize at $2,870/mo gross and refi at 70% LTV — lower absolute profit than a clean O-O sale in 2026 comps, but recycles equity for a second west-side door. Model both exits before LOI; do not assume flip is always optimal on every Franklinton block.
Scioto Greenway impact
Greenway and riverfront investment can support long-term O-O demand on select west-side blocks — short-term flip pro formas should still comp current solds, not pro forma land appreciation on parcels two blocks from the river.
Franklinton vs. Short North basis spread
The $80K–$120K basis gap between typical Franklinton and Short North acquisitions is the Columbus market’s central tradeoff — lower entry and stronger percentage ROI west of downtown vs. premium absolute spread near High Street when execution is clean.
Loan terms (2026)
| Parameter | Range |
|---|---|
| Rate | 8.99%–13.5% IO |
| LTC | Up to 90% |
| Close | 7–14 days |
Franklinton — west-side value-add file gates (2026)
Franklinton files fail when Short North premiums price West Broad row ARV, or when flood-adjacent Scioto blocks lack insurance quote in carry. Arts-district O-O buyers compare finish to COSI corridor renovated stock — not minimal landlord tile.
- Basis: $165K–$265K heavy rehab row — ARV $245K–$340K when block is walked
- Flood: Scioto river-adjacent parcels — verify FEMA and quote before LOI
- Scope: Knob-and-tube and shared lateral common on pre-1940 stock — draw one mechanical
- Exit: Flip to O-O or BRRRR at $1,450–$1,750/unit on legal two-unit
Bridge 8.99%–13.5% IO · Columbus rankings · (833) 264-7776.
Analyzing a Franklinton row or two-unit acquisition? Pre-qualify for hard money or call (833) 264-7776 for proof of funds before your next West Broad offer.
Underwriting anchor: All-in: $276,000 — lateral** and knob-and-tube common on pre-1940 stock — camera and panel in draw one on Franklinton Columbus before IO term.
Franklinton, Columbus — carry and draw discipline (2026)
Draw releases on Franklinton, Columbus should tie to inspection milestones — calendar-based schedules stall when permits or weather push exterior work past your IO reserve.
Reserve two to four months IO beyond rehab on Franklinton, Columbus acquisitions. Insurance quote in carry — $800–$1,800/yr delta vs inland Franklinton.
Replay the worked structure on this page (Acquisition: $198,000 — estate sale, 12-day close window) with your own sold comps and insurance quote before LOI.
| Gate | This file |
|---|---|
| Profile | Playbook |
| O-O flipper | Row to $245K–$340K ARV — clean rental-grade+ finish |
| BRRRR operator | Legal two-unit at $1,450–$1,750/side |
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.