Posted 7 months ago

Hidden Opportunity: Build a High-Value Triplex in This Top Columbus

Building a Triplex in a Good School District: Mifflin Township, Columbus, Ohio

Investors often ask whether they can build a triplex in a good school district in Columbus, Ohio. Many are hesitant to develop in downtown areas due to rental concerns and instead prefer suburban locations with strong schools. As a land planner, my job is to identify where this is possible and how to navigate zoning and regulatory requirements. In this article, I’ll explore Mifflin Township, an unincorporated area in Franklin County, and assess its potential for triplex development.

Why Mifflin Township?

Mifflin Township is unique because it is unincorporated, meaning it is governed by Franklin County rather than the City of Columbus. This distinction is important for development since it follows different zoning and permitting standards. The area also benefits from Columbus utilities while falling within the Gahanna-Jefferson Public School District, which is one of the more desirable school districts in the region.

Zoning and Development Feasibility

After consulting with Franklin County zoning officials, we determined that triplex development is feasible in this area. The zoning classification is R12, which allows for one- and two-family residences. However, by pursuing conditional use variances, developers can potentially build a triplex without full rezoning. This process takes approximately two to three months, making it a viable option for investors looking for multi-family opportunities in suburban markets.

Key zoning factors to consider:

Lot Sizes: The standard lot size is around 5,600 square feet, smaller than typical suburban lots but larger than downtown properties.
Building Height: Structures must remain under three stories.
Lot Area Requirements: The county prefers 8,400 square feet, meaning variances may be required.
Water and Sewer: Developers may need to coordinate with the chief engineering official regarding tap sizes and submetering.

Market Analysis: Pricing and Demand

Land pricing in Mifflin Township varies but is competitive for new construction:

Lot prices range from $50,000 to $70,000.
Recent sales data shows lots closing around $67,000, translating to approximately $513,000 per acre.
Comparatively, this is in line with other suburban land transactions in Franklin County.

In terms of multi-family development:

The average duplex in the Gahanna school district sells between $335,000 and $420,000.
Existing properties are mostly 1970s and 1980s builds, with no significant new construction multi-family developments.
Price per square foot is around $200+, with smaller units commanding a higher price.

For triplex development, the valuation would likely be:

$650,000+ in downtown Columbus.
Suburban areas see a slight price drop, but premium rents in good school districts help offset this.

Why Build a Triplex Here?

There are several advantages to building a triplex in a good school district like Gahanna:

Higher Demand for Rentals – Families prefer school districts with strong reputations.
Limited Multi-Family Supply – Most existing rental options are older duplexes or single-family homes.
Better Economies of Scale – Triplexes offer better cost efficiency per unit than duplexes.
Investor Preference – Many investors prioritize low-risk, suburban markets over downtown locations.

Conclusion

Developing a triplex in Mifflin Township within the Gahanna-Jefferson School District is both possible and financially viable. The zoning process requires some variances but avoids the complexities of full rezoning. Land prices remain competitive, and the demand for new construction multi-family properties is high due to limited supply. For investors seeking suburban multi-family opportunities, this area presents a compelling case.

Would you consider developing a triplex in a high-demand school district like Gahanna? Let’s discuss the next steps.