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. 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.