8565 Smith-calhoun Rd #38 · Plain City, OH 43064

$99,900

3 bd · 2.0 ba · 1,190 sqft · SingleFamily · 41 Days on market

Built 2021 Good condition $84/sqft · 81% above area $681/mo HOA · 30% of rent ↓ 5% since listing

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Why this score? — see what drove the B grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +6.2/10.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

NEW PRICE! Easy mornings, low-maintenance living, and a layout that simply works. This is the kind of home that makes everyday life feel comfortable from the moment you walk in. Fresh paint throughout gives the home a bright, clean feel, while the open-concept design creates a natural flow between the kitchen, dining, and living spaces. Whether you are hosting friends, relaxing after work, or enjoying a quiet night at home, the space feels functional, connected, and larger than expected. With 3 bedrooms and 2 full baths across approximately 1,190 square feet, there is flexibility for guests, a home office, hobbies, or whatever fits your lifestyle best. The private primary suite offers its o

Key facts

• Built 2021
• Listed 41 days

Property features AI

Finance

• Other: Located in Suburban Clearview Mobile Home subdivision
• HOA & community: Monthly association fee of $681; Association fee includes sewer, trash, water, and snow removal

Exterior

• Utilities: Private water; Private sewer
• Home design: One-story home; Built in 2021; Other residential without deeded land; No common walls (no one above or below)
• Construction: Built in 2021
• Exterior features: Other foundation details

Interior

• Bedrooms: Three main-level bedrooms
• Flooring: Carpet; Vinyl
• Bathrooms: Two full bathrooms
• Heating & cooling: Forced-air heating; Central air conditioning
• Interior features: Garden/soak tub

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $100k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $450 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.7% vs local median 3.2% in Plain City — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 79/100 on livability (#146 in OH, #2,254 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Jonathan Alder Local (rural): math 68% / reading 74% proficiency, ranked #121 of 656 in OH (top 18%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 414 active listings in the ZIP; high-income renter base; 530 units permitted in Madison County in 2024 (120 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Madison County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: HOA is 30% of rent.

Recommended offer $96,903 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
6. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 2.31% ✓
• Cap rate: 11.69%
• Cash-on-cash: 19.29%
• DSCR: 1.86
• GRM: 3.6

CMA / ARV

• ARV (median comp): $55,297
• List price: $99,900
• Delta: 80.66%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8565 Smith Calhoun Rd Unit 53-0	0.04mi	3/2.0	1,190 (0%)	3mo	$105,800	$89	96
8565 Smith Calhoun Rd #5	0.02mi	3/2.0	1,190 (0%)	11mo	$80,000	$67	90
8565 Smith-calhoun Rd #190	0.10mi	3/2.0	1,280 (+8%)	3mo	$50,000	$39	80
9030 Amity Pike	0.33mi	3/1.0	1,128 (-5%)	1mo	$340,000	$301	72
8565 Smith Calhoun Rd #63	0.17mi	3/2.0	1,216 (+2%)	23mo	$73,000	$60	69
8565 Smith Calhoun Rd #128	0.17mi	3/2.0	1,280 (+8%)	18mo	$65,000	$51	65
8565 Smith Calhoun Rd #50	0.17mi	3/1.0	1,120 (-6%)	18mo	$50,000	$45	63
8565 Smith Calhoun Rd #137	0.17mi	3/1.0	1,120 (-6%)	19mo	$22,500	$20	62
9000 Amity Pike	0.30mi	3/2.0	1,232 (+4%)	22mo	$375,000	$304	62
8565 Smith-calhoun Rd #114	0.17mi	3/2.0	1,080 (-9%)	24mo	$62,000	$57	57
8565 Smith Calhoun Rd Unit 71-0	0.17mi	3/2.0	1,050 (-12%)	22mo	$84,900	$81	54
8565 Smith Calhoun Rd #127	0.17mi	2/2.0 (-1)	1,050 (-12%)	23mo	$52,500	$50	49

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 11.6%
• Equity multiple: 1.46×
• Total profit: $12,898
• Equity at exit: $14,895

10-year hold

• IRR: 20.8%
• Equity multiple: 2.79×
• Total profit: $49,941
• Equity at exit: $8,638

Cash invested: $27,972 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 73 Landlord-Friendly
• State Ohio: 73 Landlord-Friendly · R+6
• County: — inherits STATE
• City: — inherits STATE

3-day notice; Cleveland / Columbus have some habitability code enforcement; otherwise landlord-leaning.

Methodology + full state rankings →

ZIP-level market 43064

• Active inventory: 414
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $2,305 medium
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,498/yr
• Insurance: −$42
• HOA: −$681
• Vacancy / Maint / Mgmt: −$484
• Net cashflow: $450

Break-even live

Break-even rent $1,736

Max offer price $99,900

Occupancy floor 76%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $681 · $8,172/yr

Listing history 16 events

1. 2026-06-18
   days on market $99,900 Active 41 DOM
2. 2026-06-17
   days on market $99,900 Active 40 DOM
3. 2026-06-16
   days on market $99,900 Active 39 DOM
4. 2026-06-15
   days on market $99,900 Active 38 DOM
5. 2026-06-13
   days on market $99,900 Active 36 DOM
6. 2026-06-09
   days on market $99,900 Active 32 DOM
7. 2026-06-08
   days on market $99,900 Active 31 DOM
8. 2026-06-07
   pricedays on market $99,900 Active 30 DOM
9. 2026-06-03
   days on market $104,500 Active 26 DOM
10. 2026-06-02
    days on market $104,500 Active 25 DOM
11. 2026-06-01
    days on market $104,500 Active 24 DOM
12. 2026-05-31
    days on market $104,500 Active 23 DOM
13. 2026-05-19
    status Active 940-char remark
14. 2026-05-10
    historical Contingent 940-char remark
15. 2026-05-08
    listed $105,000 Active 940-char remark
16. 2026-05-06
    historical $105,000 940-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥100°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,660
• − Mortgage interest: −$5,596
• − Property taxes: −$1,498
• − Insurance: −$500
• − Repairs & maintenance: −$2,213
• − Management: −$2,213
• − HOA: −$8,172
• − Depreciation: −$2,906
• Taxable income: $4,562
• Est. tax owed @ 24.0%: −$1,095
• After-tax cash flow: $4,300/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Condition & rehab AI · 23 photos

Good 80/100 Cosmetic rehab

This move-in ready home offers a modern, open layout with fresh paint and well-maintained features. It's a great opportunity for buyers looking for a turnkey property.

Value-add opportunities

• Both landscaping — enhances curb appeal and adds value
• Both painting — fresh paint enhances curb appeal and interior aesthetics
• Resale minor kitchen updates — modern kitchen can be updated to match current trends

Renovation cost estimate screening

Value-add ROI direction

• Both landscaping — enhances curb appeal and adds value ↑
• Both painting — fresh paint enhances curb appeal and interior aesthetics ↑
• Resale minor kitchen updates — modern kitchen can be updated to match current trends ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Jonathan Alder Local
• NCES district ID: 3904826
• Math proficiency: 68% ▼ -12.00%
• Reading proficiency: 74% ▼ -6.00%
• Median HH income: $67,345
• Composite: 61.84/100
• National rank: #729
• State rank: #121 of 656 in OH

Livability — Plain City

• Score: 79/100
• State rank: #146
• US rank: #2254

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment A- Housing A+ Health & safety C User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Union County · 57,133 people
• City population: 18,143
• Metro: Columbus, OH
• Population (ZIP): 18,143
• Household income: $139,591
• Rent vs Own: 13.1% rent · 86.9% own
• Severe rent burden: 103.0

Population outlook (Madison County) Hauer SSP2

• Today (2025): 46,050 people
• By 2030: 46,826 · +1.7%
• By 2040: 47,941 · +4.1%
• By 2050: 47,919 · +4.1%
• By 2075: 46,160 · +0.2%
• By 2100: 38,584 · -16.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Asian 10% Two or more races 4% Hispanic / Latino 4% Black 2%
• Common ancestry: Slovak 3% Polish 2% Romanian 2%
• Foreign-born: 8% · Canada
• Languages at home: 86% English-only · Other Asian/Pacific 6% German/W. Germanic 2% Spanish 2%

Political lean MEDSL · Madison

• 2024 margin: Solid R (+43.7) · D 27.6% · R 71.3% · Other 1.1%
• 2008→2024 swing: -20.3pp toward R · 2008: -23.4pp · 2024: -43.7pp
• All cycles: 2024: R+43.7 2020: R+41.0 2016: R+39.7 2012: R+20.4 2008: R+23.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -132.74%
• Current HPI: 235.171
• Rent YoY: —
• Metro: Columbus, OH
• State GDP YoY: ▲ 1.98%
• F500 in state: 48

Industry mix (Fortune 500 HQ in OH)

Industry	F500 HQs	Revenue
▸Insurance	3	$145B
▸Industrial Machinery	3	$49B
▸Financial Services	3	$24B
▸Consumer Goods	2	$93B
▸Aerospace / Defense	2	$47B
▸Utilities	2	$33B

Price history

-4.9% since first listed

6 events — show timeline

• 2026-06-06 Price Changed $99,900 CBRMLS
• 2026-05-29 Price Changed $104,500 CBRMLS
• 2026-05-19 Relisted — CBRMLS
• 2026-05-10 Contingent — CBRMLS
• 2026-05-08 Listed $105,000 CBRMLS
• 2026-05-06 Coming Soon $105,000 CBRMLS