8873 Canoe Dr · Lake Darby, OH 43119

$195,000

3 bd · 1.0 ba · 950 sqft · SingleFamily public records · 161 Days on market

Built 1981 10,018 sqft lot $205/sqft · 33% below area Est $291k · 33% under

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Why this score? — see what drove the C- 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 +15.0/15.0
• Cash flow +14.4/30.0
• Schools +5.3/10.0
• 1% rule +5.1/10.0
• DSCR +4.4/10.0
• Rent growth +3.6/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Ranch style home located in popular Lake Darby Estates, attached garage with drive through to an additional detached oversized 2 car garage, excellent for the mechanic or wood shop enthusiast, fenced in yard and wooded rear area. The structure is sold as is. Seller to offer financing at 10% down with 7% interest and a 30 year term with a P & I at $1456.95, no prepayment penalty and subject to credit approval.

Key facts

• Lake darby estates
• Attached garage
• Ranch style home

Tags

• RANCH STYLE HOME
• LAKE DARBY ESTATES
• ATTACHED GARAGE
• DETACHED OVERSIZED GARAGE
• FENCED IN YARD
• WOODED REAR AREA

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $38 ($452/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $195k).
• Recommended offer: $172k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#609 in OH) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: schools D+, amenities F, commute F.
• Hilliard City (suburban): math 57% / reading 62% proficiency, ranked #246 of 656 in OH (top 38%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 20% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising fast (+4.3%/yr); 102 active listings in the ZIP; solid renter incomes; 8,139 units permitted in Franklin County in 2024 (5,940 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 161 days — a 12% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 30y ago; this cycle's ask has dropped $24k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price.

Recommended offer $171,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 161 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.01% ✓
• Cap rate: 6.52%
• Cash-on-cash: 0.83%
• DSCR: 1.04
• GRM: 8.3

CMA / ARV

• ARV (median comp): $290,776
• List price: $195,000
• Delta: -32.94%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8642 Fairbrook Ave	0.62mi	3/1.0	952 (+0%)	7mo	$222,000	$233	65
8626 Fairbrook Ave	0.62mi	3/1.0	952 (+0%)	7mo	$224,900	$236	64
8680 Brookville Rd	0.56mi	3/1.0	936 (-2%)	17mo	$203,000	$217	57
8461 Silverbell Ave	0.70mi	3/1.0	912 (-4%)	18mo	$219,900	$241	46

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 · 4.33% rent growth · sell at horizon

5-year hold

• IRR: -13.2%
• Equity multiple: 0.52×
• Total profit: $-26,412
• Equity at exit: $29,075

10-year hold

• IRR: -2.1%
• Equity multiple: 0.85×
• Total profit: $-8,172
• Equity at exit: $16,860

Cash invested: $54,600 (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 43119

• Rents YoY: 4.3%
• Active inventory: 102
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,961 medium
• Mortgage (P&I): −$1,023
• Tax from tax record: −$408 /mo · $4,892/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$412
• Net cashflow: $38

Break-even live

Break-even rent $1,913

Max offer price $195,000

Occupancy floor 93%

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-06-18
   status $195,000 Pending 161 DOM
2. 2026-06-17
   days on market $195,000 Active 161 DOM
3. 2026-06-16
   days on market $195,000 Active 160 DOM
4. 2026-06-15
   days on market $195,000 Active 159 DOM
5. 2026-06-13
   days on market $195,000 Active 157 DOM
6. 2026-06-09
   days on market $195,000 Active 153 DOM
7. 2026-06-08
   days on market $195,000 Active 152 DOM
8. 2026-06-07
   days on market $195,000 Active 151 DOM
9. 2026-06-05
   days on market $195,000 Active 148 DOM
10. 2026-06-03
    days on market $195,000 Active 147 DOM
11. 2026-06-02
    days on market $195,000 Active 146 DOM
12. 2026-06-01
    days on market $195,000 Active 145 DOM
13. 2026-05-31
    days on market $195,000 Active 144 DOM
14. 2026-05-12
    status Pending 418-char remark

    Show marketing remark (418 chars)

    Ranch style home located in popular Lake Darby Estates, attached garage with drive through to an additional detached oversized 2 car garage, excellent for the mechanic or wood shop enthusiast, fenced in yard and wooded rear area. The structure is sold as is. Seller to offer financing at 10% down with 7% interest and a 30 year term with a P & I at $1456.95, no prepayment penalty and subject to credit approval.

15. 2026-04-22
    price $195,000 418-char remark

    Show marketing remark (418 chars)

    Ranch style home located in popular Lake Darby Estates, attached garage with drive through to an additional detached oversized 2 car garage, excellent for the mechanic or wood shop enthusiast, fenced in yard and wooded rear area. The structure is sold as is. Seller to offer financing at 10% down with 7% interest and a 30 year term with a P & I at $1456.95, no prepayment penalty and subject to credit approval.

16. 2026-03-28
    status Active 418-char remark

    Show marketing remark (418 chars)

    Ranch style home located in popular Lake Darby Estates, attached garage with drive through to an additional detached oversized 2 car garage, excellent for the mechanic or wood shop enthusiast, fenced in yard and wooded rear area. The structure is sold as is. Seller to offer financing at 10% down with 7% interest and a 30 year term with a P & I at $1456.95, no prepayment penalty and subject to credit approval.

17. 2026-03-28
    price $199,500 418-char remark

    Show marketing remark (418 chars)

    Ranch style home located in popular Lake Darby Estates, attached garage with drive through to an additional detached oversized 2 car garage, excellent for the mechanic or wood shop enthusiast, fenced in yard and wooded rear area. The structure is sold as is. Seller to offer financing at 10% down with 7% interest and a 30 year term with a P & I at $1456.95, no prepayment penalty and subject to credit approval.

18. 2026-03-12
    status Pending 418-char remark

    Show marketing remark (418 chars)

    Ranch style home located in popular Lake Darby Estates, attached garage with drive through to an additional detached oversized 2 car garage, excellent for the mechanic or wood shop enthusiast, fenced in yard and wooded rear area. The structure is sold as is. Seller to offer financing at 10% down with 7% interest and a 30 year term with a P & I at $1456.95, no prepayment penalty and subject to credit approval.

19. 2026-02-02
    price $209,000 418-char remark

    Show marketing remark (418 chars)

    Ranch style home located in popular Lake Darby Estates, attached garage with drive through to an additional detached oversized 2 car garage, excellent for the mechanic or wood shop enthusiast, fenced in yard and wooded rear area. The structure is sold as is. Seller to offer financing at 10% down with 7% interest and a 30 year term with a P & I at $1456.95, no prepayment penalty and subject to credit approval.

20. 2025-11-12
    listed $219,000 Active 418-char remark

    Show marketing remark (418 chars)

    Ranch style home located in popular Lake Darby Estates, attached garage with drive through to an additional detached oversized 2 car garage, excellent for the mechanic or wood shop enthusiast, fenced in yard and wooded rear area. The structure is sold as is. Seller to offer financing at 10% down with 7% interest and a 30 year term with a P & I at $1456.95, no prepayment penalty and subject to credit approval.

21. 2023-08-09
    soldstatus $221,000
22. 2023-08-07
    soldstatus $221,000 Closed 681-char remark

    Show marketing remark (681 chars)

    Welcome to 8873 Canoe Drive! Where you will find updated flooring throughout that adds modern elegance, and fresh paint creates a clean, welcoming atmosphere. Personalize this beautiful home to make it your own. Features include an attached 1-car garage and incredible 2-car detached garage, ideal for projects, storage, parking and entertaining! The detached garage is a hobbyist's dream. Enjoy privacy in the fenced yard with an awesome new deck that backs to the woods, perfect for outdoor activities for the whole family. Conveniently located near West Jeff, Hilliard, Columbus, and more. Easy commute to 70! Don't miss out on this awesome property with endless possibilities!

23. 2023-07-09
    historical Contingent Finance and Inspection 681-char remark

    Show marketing remark (681 chars)

    Welcome to 8873 Canoe Drive! Where you will find updated flooring throughout that adds modern elegance, and fresh paint creates a clean, welcoming atmosphere. Personalize this beautiful home to make it your own. Features include an attached 1-car garage and incredible 2-car detached garage, ideal for projects, storage, parking and entertaining! The detached garage is a hobbyist's dream. Enjoy privacy in the fenced yard with an awesome new deck that backs to the woods, perfect for outdoor activities for the whole family. Conveniently located near West Jeff, Hilliard, Columbus, and more. Easy commute to 70! Don't miss out on this awesome property with endless possibilities!

24. 2023-07-09
    status Active 681-char remark

    Show marketing remark (681 chars)

    Welcome to 8873 Canoe Drive! Where you will find updated flooring throughout that adds modern elegance, and fresh paint creates a clean, welcoming atmosphere. Personalize this beautiful home to make it your own. Features include an attached 1-car garage and incredible 2-car detached garage, ideal for projects, storage, parking and entertaining! The detached garage is a hobbyist's dream. Enjoy privacy in the fenced yard with an awesome new deck that backs to the woods, perfect for outdoor activities for the whole family. Conveniently located near West Jeff, Hilliard, Columbus, and more. Easy commute to 70! Don't miss out on this awesome property with endless possibilities!

25. 2023-07-09
    status Pending 681-char remark

    Show marketing remark (681 chars)

    Welcome to 8873 Canoe Drive! Where you will find updated flooring throughout that adds modern elegance, and fresh paint creates a clean, welcoming atmosphere. Personalize this beautiful home to make it your own. Features include an attached 1-car garage and incredible 2-car detached garage, ideal for projects, storage, parking and entertaining! The detached garage is a hobbyist's dream. Enjoy privacy in the fenced yard with an awesome new deck that backs to the woods, perfect for outdoor activities for the whole family. Conveniently located near West Jeff, Hilliard, Columbus, and more. Easy commute to 70! Don't miss out on this awesome property with endless possibilities!

26. 2023-07-07
    listed $210,000 Active 681-char remark

    Show marketing remark (681 chars)

    Welcome to 8873 Canoe Drive! Where you will find updated flooring throughout that adds modern elegance, and fresh paint creates a clean, welcoming atmosphere. Personalize this beautiful home to make it your own. Features include an attached 1-car garage and incredible 2-car detached garage, ideal for projects, storage, parking and entertaining! The detached garage is a hobbyist's dream. Enjoy privacy in the fenced yard with an awesome new deck that backs to the woods, perfect for outdoor activities for the whole family. Conveniently located near West Jeff, Hilliard, Columbus, and more. Easy commute to 70! Don't miss out on this awesome property with endless possibilities!

27. 2023-07-03
    historical $210,000 681-char remark

    Show marketing remark (681 chars)

    Welcome to 8873 Canoe Drive! Where you will find updated flooring throughout that adds modern elegance, and fresh paint creates a clean, welcoming atmosphere. Personalize this beautiful home to make it your own. Features include an attached 1-car garage and incredible 2-car detached garage, ideal for projects, storage, parking and entertaining! The detached garage is a hobbyist's dream. Enjoy privacy in the fenced yard with an awesome new deck that backs to the woods, perfect for outdoor activities for the whole family. Conveniently located near West Jeff, Hilliard, Columbus, and more. Easy commute to 70! Don't miss out on this awesome property with endless possibilities!

28. 2020-09-24
    soldstatus $181,000
29. 2020-09-11
    soldstatus $181,000 Closed
30. 2020-07-30
    historical Contingent Finance and Inspection
31. 2020-07-30
    status Active
32. 2020-07-20
    historical Contingent Finance and Inspection
33. 2020-07-16
    listed $165,000 Active
34. 2012-08-13
    soldstatus $46,350
35. 2012-06-12
    historical
36. 2012-04-27
    listed $49,500
37. 2008-11-06
    historical
38. 2008-05-05
    listed $114,999
39. 2005-08-29
    soldstatus $109,900
40. 2005-08-24
    soldstatus $109,900
41. 2005-07-23
    historical
42. 2005-07-18
    listed $109,900
43. 2005-07-15
    historical
44. 2005-03-14
    listed $104,900
45. 1999-06-03
    soldstatus $80,000
46. 1999-05-24
    soldstatus $80,000
47. 1999-03-23
    historical
48. 1999-02-22
    listed $85,000
49. 1996-06-19
    soldstatus $64,500
50. 1996-06-14
    soldstatus $64,500

ⓘ 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: $4,892 · $408/mo
• Projected year-2 tax: $4,892 · $408/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 100% 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: $23,532
• − Mortgage interest: −$10,923
• − Property taxes: −$4,892
• − Insurance: −$975
• − Repairs & maintenance: −$1,883
• − Management: −$1,883
• − Depreciation: −$5,673
• Taxable loss: −$2,696
• Est. tax savings @ 24.0%: +$647
• After-tax cash flow: $1,099/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: Hilliard City
• NCES district ID: 3904701
• Math proficiency: 57% ▼ -14.00%
• Reading proficiency: 62% ▼ -6.00%
• Median HH income: $77,944
• Composite: 53.32/100
• National rank: #1479
• State rank: #246 of 656 in OH

Livability — Lake Darby

• Score: 67/100
• State rank: #609
• US rank: #10426

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lake Darby, OH
• County: Franklin County · 1,351,780 people
• Metro: Columbus, OH
• Population (ZIP): 29,660
• Household income: $91,224
• Rent vs Own: 25.9% rent · 74.1% own
• Severe rent burden: 583.0

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 (71%)
• Race & ethnicity: White 71% Hispanic / Latino 11% Black 9% Two or more races 8% Asian 5%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Romanian 4% Subsaharan African 2% Slovak 2%
• Foreign-born: 12% · Canada, Vietnam, China
• Languages at home: 85% English-only · Spanish 7% Russian/Polish/Slavic 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: ▼ -171.31%
• Current HPI: 256.3516
• Rent YoY: ▲ 4.33%
• 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

+1118.8% since first listed

40 events — show timeline

• 2026-05-12 Pending — CBRMLS
• 2026-04-22 Price Changed $195,000 CBRMLS
• 2026-03-28 Relisted — CBRMLS
• 2026-03-28 Price Changed $199,500 CBRMLS
• 2026-03-12 Pending — CBRMLS
• 2026-02-02 Price Changed $209,000 CBRMLS
• 2025-11-12 Listed $219,000 CBRMLS
• 2023-08-09 Sold (Public Records) $221,000 Public Records
• 2023-08-07 Sold (MLS) $221,000 CBRMLS
• 2023-07-09 Contingent — CBRMLS
• 2023-07-09 Relisted — CBRMLS
• 2023-07-09 Pending — CBRMLS
• 2023-07-07 Listed $210,000 CBRMLS
• 2023-07-03 Coming Soon $210,000 CBRMLS
• 2020-09-24 Sold (Public Records) $181,000 Public Records
• 2020-09-11 Sold (MLS) $181,000 CBRMLS
• 2020-07-30 Contingent — CBRMLS
• 2020-07-30 Relisted — CBRMLS
• 2020-07-20 Contingent — CBRMLS
• 2020-07-16 Listed $165,000 CBRMLS
• 2012-08-13 Sold (MLS) $46,350 CBRMLS
• 2012-06-12 Listing Removed — CBRMLS
• 2012-04-27 Listed $49,500 CBRMLS
• 2008-11-06 Listing Removed — CBRMLS
• 2008-05-05 Listed $114,999 CBRMLS
• 2005-08-29 Sold (Public Records) $109,900 Public Records
• 2005-08-24 Sold (MLS) $109,900 CBRMLS
• 2005-07-23 Listing Removed — CBRMLS
• 2005-07-18 Listed $109,900 CBRMLS
• 2005-07-15 Listing Removed — CBRMLS
• 2005-03-14 Listed $104,900 CBRMLS
• 1999-06-03 Sold (Public Records) $80,000 Public Records
• 1999-05-24 Sold (MLS) $80,000 CBRMLS
• 1999-03-23 Listing Removed — CBRMLS
• 1999-02-22 Listed $85,000 CBRMLS
• 1996-06-19 Sold (Public Records) $64,500 Public Records
• 1996-06-14 Sold (MLS) $64,500 CBRMLS
• 1996-06-01 Listing Removed — CBRMLS
• 1996-03-11 Listed $64,850 CBRMLS
• 1981-09-01 Sold (Public Records) $16,000 Public Records

Property tax history

+6.9%/yr

Latest (2024): $4,892 · +22.9% YoY. Source: county tax records.