Investing in duplexes and fourplexes, worth it?

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James Wise
Real Estate Broker · Cleveland Dayton Cincinnati Toledo Columbus & Akron, OH · Member since 2013 · 30k+ posts · 20k+ votes
1y

The Columbus Cartel hitting this thread haaaaaaard.

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  • Caleb Brown
    Real Estate Agent · Kansas City · Member since 2018 · 4k+ posts · 3k+ votes
    1y

    Of course. As anything run numbers. One thing I commonly see is rents to be under market. Get rent rolls and look at their lease terms. 

    2Reply
  • DeAndre White
    Investor · Ohio & Fort Lauderdale · Member since 2021 · 75 posts · 51 votes
    1y

    Yes sir. A good deal is a good deal. Just use conservative underwriting and try to eliminate as many variables as possible (fixed rate debt, etc.). We're looking at multifamily in Ohio right now. Duplex = double the speed, double the lessons, double the wins.

    3Reply
    • Jakub R.
      OP
      Investor · NJ · Member since 2024 · 36 posts · 22 votes
      1y

      @DeAndre White fair point anout eliminating variables. Are you looking at your first investment in  Ohio or do you already have a few there?

      0Reply
  • Alecia LovelessPro Member
    Member since 2019 · 3k+ posts · 2k+ votes
    1y

    Yes. Still buying 2-10 units in my area. There's not as much available as there sometimes is so it's taking a bit longer to find deals that cash flow. I don't have ridiculously high standards but do look to get at least $200 cash flow per unit and a 10% CoC return. Those may not be the best metrics for other areas but they're still working well for me.

    1Reply
    • Jakub R.
      OP
      Investor · NJ · Member since 2024 · 36 posts · 22 votes
      1y

      @Alecia Loveless what markets do you look at for 10%coc? How are the tenants there?

      0Reply
    • Daniel SharmaPro Member
      Investor · Member since 2024 · 21 posts · 7 votes
      11mo
      Quote from @Alecia Loveless:

      Yes. Still buying 2-10 units in my area. There's not as much available as there sometimes is so it's taking a bit longer to find deals that cash flow. I don't have ridiculously high standards but do look to get at least $200 cash flow per unit and a 10% CoC return. Those may not be the best metrics for other areas but they're still working well for me.


       what area are you looking at for those numbers?

      0Reply
  • Remington LymanBusiness Member
    Real Estate Agent · Columbus, OH · Member since 2017 · 6k+ posts · 7k+ votes
    1y
    Quote from @Jakub R.:

    Hi,

    Is anyone successful acquiring and renting out duplexes and fourplexes in the current market?


     Yup! I have been doing that since 2017 and have not stopped

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  • Kerlous TadresBusiness Member
    Realtor · Columbus, OH · Member since 2023 · 1k+ posts · 1k+ votes
    1y
    Quote from @Jakub R.:

    Hi,

    Is anyone successful acquiring and renting out duplexes and fourplexes in the current market?

    Hey Jakub, 
    I started renting out multi-family since last year and it's been going well for me. I would highly recommend looking into it
    [email protected]614-490-1163
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    3Reply
  • Emmason Webster
    Member since 2025 · 4 posts · 2 votes
    1y

    It's always Worth it,,you won't have to regret with everything done with deligence 

    2Reply
    • Jakub R.
      OP
      Investor · NJ · Member since 2024 · 36 posts · 22 votes
      1y

      @Emmason Webster are you currently growing your portfolio or do you have one already? Any particular things you look for in a property?

      0Reply
  • Jimmy LieuBusiness Member
    Real Estate Agent · Columbus, OH · Member since 2019 · 3k+ posts · 2k+ votes
    1y
    Quote from @Jakub R.:

    Hi,

    Is anyone successful acquiring and renting out duplexes and fourplexes in the current market?

    Hey Jakub! Yeah, there are still investors doing really well with duplexes and fourplexes right now—it just takes more patience and a sharper eye for deals than a few years ago. A lot of people are having to get creative, like targeting value-add properties, smaller metros, or working with sellers open to creative financing. If you’re open to exploring different markets, I’d definitely take a look at Columbus, Ohio. I moved here from Portland back in 2020 and now own 10+ rentals, and we’re still seeing solid returns on small multifamily deals. The macroeconomics here are really strong—population and job growth are both climbing fast, and big players like Intel, Amazon, Google, Honda, and Microsoft are investing heavily in the area. You can still find duplexes and fourplexes that hit the 1% rule and cash flow, with the added bonus of great appreciation potential. It’s a very landlord-friendly state too, which helps a ton when managing rentals. Happy to connect and answer any questions you have!

    [email protected]614-300-7535
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    • Dennis MinaryPro Member
      Homeowner · New Port Richey, FL · Member since 2025 · 23 posts · 18 votes
      1y

      @Jimmy Lieu I am looking for multi family units and would consider out of state investing . Have you purchased any four plexes in your area ? 

      0Reply
    • Daniel SharmaPro Member
      Investor · Member since 2024 · 21 posts · 7 votes
      11mo
      Quote from @Jimmy Lieu:
      Quote from @Jakub R.:

      Hi,

      Is anyone successful acquiring and renting out duplexes and fourplexes in the current market?

      Hey Jakub! Yeah, there are still investors doing really well with duplexes and fourplexes right now—it just takes more patience and a sharper eye for deals than a few years ago. A lot of people are having to get creative, like targeting value-add properties, smaller metros, or working with sellers open to creative financing. If you’re open to exploring different markets, I’d definitely take a look at Columbus, Ohio. I moved here from Portland back in 2020 and now own 10+ rentals, and we’re still seeing solid returns on small multifamily deals. The macroeconomics here are really strong—population and job growth are both climbing fast, and big players like Intel, Amazon, Google, Honda, and Microsoft are investing heavily in the area. You can still find duplexes and fourplexes that hit the 1% rule and cash flow, with the added bonus of great appreciation potential. It’s a very landlord-friendly state too, which helps a ton when managing rentals. Happy to connect and answer any questions you have!


       im finding it hard to find anything that is cashflow positive. any thoughts?

      0Reply
  • Nadeem Alamgir
    Real Estate Agent · Member since 2023 · 831 posts · 577 votes
    1y

    Yes! Almost all residential investors.

    2Reply
  • Alex Olson
    Real Estate Broker · Kansas City Metro · Member since 2015 · 2k+ posts · 1k+ votes
    1y

    A market like KC has had a lot of success across A, B, C, locations and urban and suburban. Just depends on how you source deals. 

    1Reply
  • Mike PaolucciBusiness Member
    Realtor · Columbus Cleveland Dayton, OH · Member since 2022 · 498 posts · 551 votes
    1y
    Quote from @Jakub R.:

    Hi,

    Is anyone successful acquiring and renting out duplexes and fourplexes in the current market?

    Yes, lot of my clients are acquiring, renovating and renting 2-4 units out, even in today's market. 
    [email protected]614-892-9184
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    2Reply
  • Alfath AhmedBusiness Member
    Real Estate Agent · Columbus, OH · Member since 2022 · 1k+ posts · 1k+ votes
    1y
    Quote from @Jakub R.:

    Hi,

    Is anyone successful acquiring and renting out duplexes and fourplexes in the current market?


    Yes, I am! Buying BRRRR deals in B-/B class areas are keys to having the best of both world. But you have to choose a market that is investor friendly/Growing and not super expensive for this to work.

    [email protected]614-802-5698
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    2Reply
  • Keishaun Garner
    Member since 2025 · 4 posts · 2 votes
    1y

    Yes, to answer your question. To stretch things out a bit; anything can will work, depending on the numbers.

    1Reply
  • James Wise
    Real Estate Broker · Cleveland Dayton Cincinnati Toledo Columbus & Akron, OH · Member since 2013 · 30k+ posts · 20k+ votes
    1y

    The Columbus Cartel hitting this thread haaaaaaard.

    8Reply
  • Account Closed
    Investor · Toledo-MetroDetroit-Dallas · Member since 2022 · 122 posts · 71 votes
    1y

    @Jakub R., I started with SFH and still exclusively deal with SFH. Often, the numbers are better in SFH deals than in Multi-Family. For example, I often see duplexes listed for more than 2 SFH would cost combined! But this may be just in the markets I deal with, so your mileage may vary based on which states/cities you're looking into? I have heard many apartment complex owners liquidate and go all in SFH because the numbers were better. Many people get caught up in the notion that more is better when it comes to multi-family housing, as it sounds so appealing.

      Looking back, I think I'd do it the same way, especially starting out. Even with several years under my belt, I feel multi-family can make things more complicated, and I like keeping things simple and less risky. Having your wealth spread across multiple properties is a form of diversification. My suggestion is doing what's less popular might actually win the race over time, so don't fall into the hype.

      0Reply
      • Jakub R.
        OP
        Investor · NJ · Member since 2024 · 36 posts · 22 votes
        11mo

        @Account Closed Interesting, where do you invest?

        0Reply
    • Zeke Liston
      Real Estate Agent · Columbus, OH · Member since 2018 · 1k+ posts · 1k+ votes
      1y
      Quote from @Jakub R.:

      Hi,

      Is anyone successful acquiring and renting out duplexes and fourplexes in the current market?

      Yes, it's all about finding the right deal and area where the numbers make sense. 

      1Reply
    • Henry Lazerow
      Real Estate Agent · Chicago, IL · Member since 2017 · 2k+ posts · 2k+ votes
      1y

      4 plexes still cash flow and I am a huge fan of them. 2 units I have not seen any where the numbers work. Some 3 units can work. I’m in Chicago 

      1Reply
      • Jakub R.
        OP
        Investor · NJ · Member since 2024 · 36 posts · 22 votes
        11mo

        @Henry Lazerow im surprised to hear duplexes dont seem to work as well and fourplexes. What makes them like that, too many house hackers?

        0Reply
      • James Wise
        Real Estate Broker · Cleveland Dayton Cincinnati Toledo Columbus & Akron, OH · Member since 2013 · 30k+ posts · 20k+ votes
        11mo
        Quote from @Jakub R.:

        @Henry Lazerow im surprised to hear duplexes dont seem to work as well and fourplexes. What makes them like that, too many house hackers?

         All other things being equal, the 4-plex is the better investment for nothing more than the financing. You can get yourself 10 residential 30yr loans. If you get duplexes you get to collect rent from 20 tenants using these 10 loans. If you get 4-plexes you get to collect 40 rent checks. You want 20 income streams, or do you want 40 income streams?

        1Reply
    • Sam McCormackBusiness Member
      Real Estate Agent · Cincinnati, OH/NKY · Member since 2021 · 1k+ posts · 833 votes
      11mo
      Quote from @Jakub R.:

      Hi,

      Is anyone successful acquiring and renting out duplexes and fourplexes in the current market?


       Yes. I have clients that have down a few in the last year

      [email protected]859-443-4952
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    • Nicholas L.Pro Member
      Flipper/Rehabber · Pittsburgh · Member since 2018 · 6k+ posts · 5k+ votes
      11mo

      @Remington Lyman

      You're on the right track!  Consider the upsides, and mitigate the downsides.  Remember that it's crucial to remain mindful, adaptable, and aware of context.  Identify your goals, and then take steps to meet them.  And finally, be yourself, unless being someone else would yield better results.

      @Jakub R.

      Short answer: yes.  But not for cash flow.  Why not?  Because there isn't any.  Not anywhere.

      0Reply
    • Marcus Auerbach
      Investor · Milwaukee - Mequon, WI · Member since 2010 · 5k+ posts · 7k+ votes
      11mo

      There is a BIG difference between duplexes and fourplexes. The argument of "more units under one roof" is really shallow. Both will generally cashflow better than single-family homes, but that comes with additional management efforts, so you are working for the cash flow. 

      In my market (Milwaukee) I would choose a typical duplex over a Fourplex every time. Duplexes are ubiquitous here, also in good, desirable neighborhoods and tend to generate higher rents per unit. Fourplexes are typically built in clusters and are generally more often in the category "affordable housing". Duplexes typically have larger units and more bedrooms compared to quads. This is important because rent/unit is a function of both square footage and bedroom count.

      Financial considerations:

      The ratio of rent to the cost of ownership per unit is significantly better with duplxes. In a fourplex you share 1 roof (albeit it's larger), but still have 1 kitchen, 1 bathroom, 1 water heater etc to maintain - and they all cost the same to repair or replace, regardless if your rent is $800 or $1600 per unit. Bedroom and living space sqft is cheap to maintain, but that is what brings in more rent. The only cost synergy you have is maybe the roof, but that's once every 30 years and it's is also larger on a fourplex, so the argument is weak at best.

      Tenant management:

      The other issues are social dynamics. Single-family homes are the most stable, because they are self-contained. In a duplex, you have 2 tenants that share common space, so there is 1 social interaction between them. In a fourplex, every tenant has 3 other tenants to get along with, so that's 6 social interactions - and a lot more opportunity for drama. This gets amplified if you are renting to a lower-income demographic.

      Personally, we invest in single-family homes, because when I started 17 years ago and had a corporate job with a lot of international travel they were the easiest to manage for me. A similar considertion applies for OOS investors, SF's are the closest thing to passive you ca get. Cash flow tends to be lower, but equity works a little better. 

      We have 66,000 duplexes in Milwaukee, more than any other city in the US (yes, including Chicago), yet there are typically very few on the market. They make excellent house hacks to get started and most people don't sell them when they move, because they already know how to rent out one unit, so might as well just rent the second.

      This is why they are not easy to buy; in most cases, the owner has lost interest years ago before they hit the market and there is quite a bit of deferred maintenance, outdated leases, rent below market etc to fix for the new owner.

      2Reply
    • Charles ClarkBusiness Member
      Real Estate Broker · Milwaukee, WI · Member since 2020 · 306 posts · 209 votes
      11mo

      @Jakub R.

      Yes! Still finding solid returns in select markets, it’s all about smart underwriting and buying below market value. Cash flow is tighter, but strong management makes it work.

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    • Nicholas L.Pro Member
      Flipper/Rehabber · Pittsburgh · Member since 2018 · 6k+ posts · 5k+ votes
      11mo

      @Marcus Auerbach

      great non-AI post with lots of detailed info.

      the OP's question was "Is anyone successful acquiring and renting out duplexes and fourplexes in the current market"?

      and the answer is of course - yes, but... it also depends on how you define success.  

      say you are a HNWI looking to diversify, knew Milwaukee well, and bought 2 duplexes in cash.  that's fine.  success!  or, you were looking to get started in investing, so you house hacked a duplex where one side had been fixed up already, and you lived in the worse side.  you fixed it up, lived there for 2 years, and then refinanced and moved out. success!

      or - you leveraged yourself to the moon and depleted your savings to $0 to buy a duplex in a more challenging neighborhood without a team in place to get that sweet "cash flow" and ended up negative every month and then both sets of tenants moved out and one destroyed their unit and you sold as a massive loss and gave up on RE. 

      not success!

      2Reply
    • Steven Magro
      Member since 2020 · 1 post · 2 votes
      11mo

      I have been investing in duplexes n fourplexes for over 30 years . I retired early from these properties . 

      2Reply
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