5824 La Paz Pl · Huber Ridge, OH 43081

$289,900

4 bd · 2.5 ba · 2,052 sqft · SingleFamily public records · 47 Days on market

Built 1963 9,583 sqft lot $141/sqft · 13% below area Est $334k · 13% under ↓ 6% since listing

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Why this score? — see what drove the D 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).

• ARV discount +13.5/15.0
• Cash flow +8.0/30.0
• Schools +5.2/10.0
• Livability +3.8/5.0
• 1% rule +3.0/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• DSCR +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this warm and inviting split-level home located in the established Timber Estates subdivision of Blendon Township. Built in 1963, this residence offers a simple and functional layout featuring 4 bedrooms and 2.5 bathrooms across approximately 2,052 square feet of finished living space. The home sits on a generous lot with a classic masonry exterior and an attached garage. Situated within the Westerville City School District, this property provides the perfect balance of a quiet township setting with the convenience of living just minutes from the heart of Westerville.

Key facts

• Masonry exterior
• Split-level home
• 9,583 sq ft lot

Tags

• SPLIT-LEVEL HOME
• TIMBER ESTATES SUBDIVISION
• MASONRY EXTERIOR

Property features AI

Finance

• Other: Standard listing conditions

Exterior

• Parking: Attached garage with 1 garage space
• Utilities: Public water; Public sewer
• Home design: Single family residence; Two-story
• Construction: Built in 1963
• Exterior features: Slab foundation; Lot about 0.22 acres; Located in the Timber Estates subdivision, Blendon township

Interior

• Flooring: Wood flooring; Vinyl flooring
• Bathrooms: Two full bathrooms and one half bathroom (2.5 total)
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: No common walls; Living area approximately 2,052

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $290k.

Deal economics

• At list price, monthly cash flow is $-291 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $239k (17.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $232k (19.9% below list).
• Recommended offer: $232k (19.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 75/100 on livability (#255 in OH, #4,049 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: amenities D, commute F.
• Westerville City (suburban): math 54% / reading 63% proficiency, ranked #276 of 656 in OH (top 42%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents soft (-0.6%/yr); 174 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 8,139 units permitted in Franklin County in 2024 (5,940 in 5+ unit buildings).
• This rent runs 30% of the median local income ($92k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.
• Franklin County population projected at +34% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 47 days — a 3% lower offer ($281k) is reasonable based on typical stale-listing flexibility.

Recommended offer $232,140 (19.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 47 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
3. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. 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.
7. 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.
8. 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: 0.80% ✗
• Cap rate: 5.09%
• Cash-on-cash: -4.30%
• DSCR: 0.81
• GRM: 10.4

CMA / ARV

• ARV (median comp): $334,495
• List price: $289,900
• Delta: -13.33%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3661 Paris Blvd	0.20mi	4/2.5	2,052 (0%)	1mo	$299,900	$146	90
3664 Bogota Dr	0.39mi	4/2.5	2,052 (0%)	1mo	$281,633	$137	81
3615 Dempsey Rd	0.29mi	4/2.0	2,145 (+4%)	1mo	$400,000	$186	76
5700 Bashaw Dr	0.23mi	4/2.5	1,863 (-9%)	2mo	$350,000	$188	73
4399 Scissortail Loop	0.71mi	4/2.5	2,048 (-0%)	2mo	$395,000	$193	65
581 Westbury Woods Ct	0.48mi	3/2.5 (-1)	2,208 (+8%)	4mo	$430,000	$195	56
4187 Camellia Ct	0.46mi	4/3.0	1,859 (-9%)	6mo	$340,000	$183	56
4367 Scissortail Loop	0.67mi	4/2.5	1,903 (-7%)	4mo	$385,000	$202	54
3596 Manila Dr	0.31mi	3/1.5 (-1)	1,756 (-14%)	4mo	$265,000	$151	49
971 Timberbank Dr	0.55mi	4/2.5	1,756 (-14%)	4mo	$360,000	$205	47
6099 Bitterroot Dr	0.65mi	4/2.5	1,752 (-15%)	1mo	$380,000	$217	44
3362 Reno Rd	0.75mi	4/2.0	1,750 (-15%)	3mo	$360,000	$206	36

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -27.2%
• Equity multiple: 0.11×
• Total profit: $-72,184
• Equity at exit: $43,225

10-year hold

• IRR: -41.9%
• Equity multiple: -0.39×
• Total profit: $-112,544
• Equity at exit: $25,065

Cash invested: $81,172 (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 43081

• Rents YoY: -0.6%
• Active inventory: 174
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $2,321 medium
• Mortgage (P&I): −$1,520
• Tax from tax record: −$484 /mo · $5,802/yr
• Insurance: −$121
• HOA: −$0
• Vacancy / Maint / Mgmt: −$487
• Net cashflow: $-291

Break-even live

Break-even rent $2,689

Max offer price $238,548

Occupancy floor —

Sensitivity live

Price	-10% $-127	-5% $-209	+0% $-291	+5% $-373	+10% $-455
Rent	-10% $-474	-5% $-382	+0% $-291	+5% $-199	+10% $-107
Rate	-1.0pp $-145	-0.5pp $-217	base $-291	+0.5pp $-366	+1.0pp $-442

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: $72,475
• Closing costs: $8,697
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3978 Daffodil Dr Columbus, OH	3.0	1.5	1502	$2,200	$1.46	45d	1	1.06mi
5415 Turtle Sta Westerville, OH	2.0–3.0	2.0–2.5	1600	$2,425	$1.52	3d	33	1.14mi

Listing history 16 events

1. 2026-06-21
   days on market $289,900 Active 47 DOM
2. 2026-06-18
   price $289,900 Active 44 DOM
3. 2026-06-18
   days on market $304,900 Active 44 DOM
4. 2026-06-17
   days on market $304,900 Active 43 DOM
5. 2026-06-16
   days on market $304,900 Active 42 DOM
6. 2026-06-15
   days on market $304,900 Active 41 DOM
7. 2026-06-13
   days on market $304,900 Active 39 DOM
8. 2026-06-09
   days on market $304,900 Active 35 DOM
9. 2026-06-08
   days on market $304,900 Active 34 DOM
10. 2026-06-07
    days on market $304,900 Active 33 DOM
11. 2026-06-03
    days on market $304,900 Active 29 DOM
12. 2026-06-02
    days on market $304,900 Active 28 DOM
13. 2026-06-01
    days on market $304,900 Active 27 DOM
14. 2026-05-31
    days on market $304,900 Active 26 DOM
15. 2026-05-05
    listed $304,900 Active 585-char remark
16. 2019-02-13
    soldstatus $324,000

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

Tax reassessment forecast OH · Partial reset (capped growth)

• Current annual tax: $5,802 · $484/mo
• Projected year-2 tax: $5,802 · $484/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

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 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,857
• − Mortgage interest: −$16,239
• − Property taxes: −$5,802
• − Insurance: −$1,450
• − Repairs & maintenance: −$2,229
• − Management: −$2,229
• − Depreciation: −$8,433
• Taxable loss: −$8,525
• Est. tax savings @ 24.0%: +$2,046
• After-tax cash flow: $-1,442/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.

Schools (NCES district)

• District: Westerville City
• NCES district ID: 3904504
• Math proficiency: 54% ▼ -16.00%
• Reading proficiency: 63% ▼ -6.00%
• Median HH income: $72,017
• Composite: 51.9/100
• National rank: #1649
• State rank: #276 of 656 in OH

Livability — Huber Ridge

• Score: 75/100
• State rank: #255
• US rank: #4049

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Huber Ridge, OH
• County: Franklin County · 1,351,780 people
• Metro: Columbus, OH
• Population (ZIP): 65,020
• Household income: $92,422
• Rent vs Own: 41.3% rent · 58.7% own
• Severe rent burden: 1746.0

Population outlook (Franklin County) Hauer SSP2

• Today (2025): 1,456,139 people
• By 2030: 1,556,890 · +6.9%
• By 2040: 1,757,349 · +20.7%
• By 2050: 1,950,539 · +34.0%
• By 2075: 2,376,171 · +63.2%
• By 2100: 2,636,796 · +81.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (72%)
• Race & ethnicity: White 72% Black 14% Two or more races 7% Asian 5% Hispanic / Latino 4%
• Common ancestry: Italian 4% Romanian 3% Lithuanian 2%
• Foreign-born: 10% · Canada, China
• Languages at home: 88% English-only · Spanish 2% Other Indo-European 2% Other Asian/Pacific 1%

Political lean MEDSL · Franklin

• 2024 margin: Strong D (+28.4) · D 63.7% · R 35.3% · Other 1.0%
• 2008→2024 swing: +7.7pp toward D · 2008: 20.7pp · 2024: 28.4pp
• All cycles: 2024: D+28.4 2020: D+31.4 2016: D+25.9 2012: D+21.7 2008: D+20.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -275.55%
• Current HPI: 259.862
• Rent YoY: ▼ -0.56%
• 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

-5.9% since first listed

2 events — show timeline

• 2026-05-05 Listed $304,900 CBRMLS
• 2019-02-13 Sold (Public Records) $324,000 Public Records

Property tax history

+7.1%/yr

Latest (2024): $5,802 · +2.1% YoY. Source: county tax records.