5538 Bellview Dr · Darbydale, OH 43123

$65,000

3 bd · 1.0 ba · 1,012 sqft · SingleFamily public records · 2 Days on market

Built 1935 0.28 ac lot

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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 +3.8/10.0
• Rent growth +3.4/5.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Calling all investors! This home has three-bedroom, 1 bath. Fix it up and flip it, make it your own or start fresh. Selling As Is Where Is.

Key facts

• 0.28 acre lot
• Built 1935
• Listed 2 days

Property features AI

Finance

• Financial info: Annual property tax noted

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family home; One story; No common walls; Built in 1935
• Construction: Block foundation (existing); Originally built in 1935
• Exterior features: Block foundation; Lot about 0.28 acre

Interior

• Bedrooms: Three main-level bedrooms
• Bathrooms: One full bathroom
• Heating & cooling: Electric heating
• Interior features: Approximately 1,012 square feet of living area

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $981 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $65k).

Location & tenants

• Location reads 62/100 on livability (#871 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment A-; Watch: schools F, amenities F, commute F.
• South-Western City (suburban): math 40% / reading 48% proficiency, ranked #500 of 656 in OH (top 76%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+3.7%/yr); 329 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 $449 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.7% rent growth), your $18k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 30y ago 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: built in 1935 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $65,000

Questions for the listing agent

1. Built in 1935 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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.
5. 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.
6. 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: 2.78% ✓
• Cap rate: 24.40%
• Cash-on-cash: 64.66%
• DSCR: 3.88
• GRM: 3.0

CMA / ARV

• ARV (on-the-fly): $194,304
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5538 Bellview Dr	0.00mi	3/1.0	1,012 (0%)	0mo	$65,000	$64	100
5559 Cedar Dr	0.07mi	3/1.0	912 (-10%)	8mo	$175,000	$192	73
5446 Kirkwood Dr	0.38mi	3/1.0	986 (-3%)	18mo	$248,500	$252	63
6835 Darby Blvd	0.12mi	3/1.0	912 (-10%)	20mo	$226,000	$248	62
5965 Harrisburg Georgesville Rd #160	0.66mi	3/2.0	988 (-2%)	3mo	$35,000	$35	59
5570 Harrisburg Geo Rd	0.46mi	3/1.5	1,040 (+3%)	17mo	$250,000	$240	58
5965 Harrisburg Georgesville Rd #114	0.61mi	2/2.0 (-1)	980 (-3%)	0mo	$44,500	$45	57
5682 Joy Dr	0.35mi	3/1.0	904 (-11%)	21mo	$240,000	$265	48
6774 Lewis Dr	0.47mi	2/1.0 (-1)	1,156 (+14%)	2mo	$265,000	$229	48
5965 Harrisburg Georgesville Rd Lot 168	0.51mi	3/2.0	1,120 (+11%)	13mo	$42,500	$38	44
5965 Harrisburg Georgesville Rd #36	0.51mi	3/2.0	1,100 (+9%)	24mo	$70,000	$64	38
5965 Harrisburg Georgesville Rd Rd Lot 89	0.66mi	2/2.0 (-1)	880 (-13%)	11mo	$46,000	$52	29

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 · 3.68% rent growth · sell at horizon

5-year hold

• IRR: 64.6%
• Equity multiple: 3.92×
• Total profit: $53,196
• Equity at exit: $9,692

10-year hold

• IRR: 69.2%
• Equity multiple: 8.26×
• Total profit: $132,041
• Equity at exit: $5,620

Cash invested: $18,200 (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 43123

• Rents YoY: 3.7%
• Active inventory: 329
• Price-to-rent: 3.0×

Monthly cashflow live

• Estimated rent: $1,810 medium
• Mortgage (P&I): −$341
• Tax est. 1.5%: −$81 /mo · $975/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$380
• Net cashflow: $981

Break-even live

Break-even rent $569

Max offer price $65,000

Occupancy floor 41%

Sensitivity live

Price	-10% $1,026	-5% $1,003	+0% $981	+5% $958	+10% $936
Rent	-10% $838	-5% $909	+0% $981	+5% $1,052	+10% $1,124
Rate	-1.0pp $1,013	-0.5pp $997	base $981	+0.5pp $964	+1.0pp $947

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-05-21
   status Pending
2. 2026-05-18
   listed $65,000 Active
3. 1996-09-24
   historical
4. 1996-04-05
   listed $26,000

ⓘ 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 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,719
• − Mortgage interest: −$3,641
• − Property taxes: −$975
• − Insurance: −$325
• − Repairs & maintenance: −$1,737
• − Management: −$1,737
• − Depreciation: −$1,891
• Taxable income: $11,412
• Est. tax owed @ 24.0%: −$2,739
• After-tax cash flow: $9,028/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: South-Western City
• NCES district ID: 3904480
• Math proficiency: 40% ▼ -18.00%
• Reading proficiency: 48% ▼ -10.00%
• Median HH income: $51,689
• Composite: 37.95/100
• National rank: #4305
• State rank: #500 of 656 in OH

Livability — Darbydale

• Score: 62/100
• State rank: #871
• US rank: #16516

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Darbydale, OH
• County: Franklin County · 1,351,780 people
• Metro: Columbus, OH
• Population (ZIP): 67,626
• Household income: $91,008
• Rent vs Own: 26.1% rent · 73.9% own
• Severe rent burden: 1087.0

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 (84%)
• Race & ethnicity: White 84% Two or more races 6% Hispanic / Latino 5% Black 5% Asian 2%
• Common ancestry: Romanian 2% Slovak 2% Italian 2%
• Foreign-born: 4% · Canada, Vietnam, China
• Languages at home: 93% English-only · Spanish 3% Russian/Polish/Slavic 1% Other Indo-European 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: ▼ -241.42%
• Current HPI: 238.709
• Rent YoY: ▲ 3.68%
• 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

+150.0% since first listed

4 events — show timeline

• 2026-05-21 Pending — CBRMLS
• 2026-05-18 Listed $65,000 CBRMLS
• 1996-09-24 Listing Removed — CBRMLS
• 1996-04-05 Listed $26,000 CBRMLS

Property tax history

+20.3%/yr

Latest (2024): $6,899 · +8.6% YoY. Source: county tax records.