5965 Harrisburg Georgesville Rd #102 · Darbydale, OH 43123

$120,000

3 bd · 2.0 ba · 1,056 sqft · SingleFamily · 3 Days on market

Built 2019 Good condition $635/mo HOA · 35% of rent

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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).

• Cash flow +11.8/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.8/10.0
• Condition / age +3.8/5.0
• DSCR +3.5/10.0
• Rent growth +3.4/5.0
• Livability +3.1/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this beautifully maintained 2019 mobile home located in Oak Hills Mobile Home Park. Offering 3 bedrooms and 2 full bathrooms, this spacious home combines modern comfort with practical design. The desirable primary suite features a private en suite bathroom, creating a relaxing retreat. The open-concept living area flows seamlessly into the kitchen and dining space, making it ideal for everyday living and entertaining. Two additional bedrooms provide flexibility for family, guests, or a home office. With updated finishes, ample natural light, and a convenient location within the community, this move-in-ready home is a wonderful opportunity for comfortable, low-maintenance living.

Key facts

• Ample natural light
• Updated finishes
• Move-in-ready home

Tags

• PRIMARY SUITE
• PRIVATE EN SUITE BATHROOM
• OPEN-CONCEPT LIVING AREA
• UPDATED FINISHES
• AMPLE NATURAL LIGHT
• MOVE-IN-READY HOME

Property features AI

Finance

• Other: Located in Oak Hills Mobile Home Park, Pleasant Township
• HOA & community: Homeowners association; Monthly association fee of $610; Association fee includes trash and snow removal

Exterior

• Parking: Assigned parking
• Utilities: Private sewer; Well water
• Home design: Other residential without deeded land; One story; Built in 2025; No common walls
• Construction: Other foundation
• Exterior features: Shed(s)

Interior

• Bedrooms: 3 bedrooms (all on main level)
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Has central cooling
• Interior features: Vinyl flooring

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $120k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-100 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $106k (12.1% below list).
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $106k (12.1% below list) — sets the bar for cash-flow.

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: amenities F, commute F, health & safety 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.
• Zoned schools: Darbydale Elementary School (math 52% / reading 42%, grade D-, #942 of 1,584 statewide, top 61%, 385 students, 48% FRL); Pleasant View Middle School (math 43% / reading 43%, grade D-, #489 of 654 statewide, top 75%, 761 students, 71% FRL); Central Crossing High School (math 23% / reading 57%, grade F, #522 of 781 statewide, top 67%, 1,638 students, 48% FRL) — zoned schools at 55% FRL track the district average.
• 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 $830 of loan paydown is wiped out by about $4k 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

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; HOA is 35% of rent.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $105,528 (12.1% 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.51% ✓
• Cap rate: 5.96%
• Cash-on-cash: -1.20%
• DSCR: 0.95
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $67,584
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5965 Harrisburg Georgesville Rd #160	0.16mi	3/2.0	988 (-6%)	3mo	$35,000	$35	79
5965 Harrisburg Georgesville Rd #114	0.20mi	2/2.0 (-1)	980 (-7%)	0mo	$44,500	$45	73
5965 Harrisburg Georgesville Rd Lot 168	0.31mi	3/2.0	1,120 (+6%)	13mo	$42,500	$38	65
5965 Harrisburg Georgesville Rd #36	0.31mi	3/2.0	1,100 (+4%)	24mo	$70,000	$64	59
5570 Harrisburg Geo Rd	0.67mi	3/1.5	1,040 (-2%)	17mo	$250,000	$240	51
5682 Joy Dr	0.53mi	3/1.0	904 (-14%)	21mo	$240,000	$265	30

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: -20.3%
• Equity multiple: 0.28×
• Total profit: $-24,109
• Equity at exit: $17,892

10-year hold

• IRR: -10.0%
• Equity multiple: 0.34×
• Total profit: $-22,144
• Equity at exit: $10,375

Cash invested: $33,600 (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 43123

• Rents YoY: 3.7%
• Active inventory: 329
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,811 medium
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,800/yr
• Insurance: −$50
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$635
• Vacancy / Maint / Mgmt: −$380
• Net cashflow: $-100

Break-even live

Break-even rent $1,938

Max offer price $105,528

Occupancy floor —

Sensitivity live

Price	-10% $-17	-5% $-59	+0% $-100	+5% $-141	+10% $-183
Rent	-10% $-243	-5% $-172	+0% $-100	+5% $-28	+10% $43
Rate	-1.0pp $-40	-0.5pp $-69	base $-100	+0.5pp $-131	+1.0pp $-163

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $635 · $7,620/yr

Listing history 5 events

1. 2026-06-21
   days on market $120,000 Active 3 DOM
2. 2026-06-18
   statusdays on market $120,000 Active 1 DOM
3. 2026-06-17
   days on market $120,000 Coming Soon 2 DOM
4. 2026-06-15
   remarks 698-char remark
5. 2026-06-15
   listed $120,000 Coming Soon 1 DOM

ⓘ 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 7/10 Severe FEMA zone X (unshaded) · 78% 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: $21,733
• − Mortgage interest: −$6,722
• − Property taxes: −$1,800
• − Insurance: −$1,398
• − Repairs & maintenance: −$1,739
• − Management: −$1,739
• − HOA: −$7,620
• − Depreciation: −$3,491
• Taxable loss: −$2,775
• Est. tax savings @ 24.0%: +$666
• After-tax cash flow: $-534/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 · 3 photos

Good 75/100 Cosmetic rehab

This 2019 mobile home is in good condition with modern finishes and a move-in-ready appearance. It offers a good investment opportunity with potential for modest updates to further enhance its value.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics.
• Both Updating the flooring to a more modern style — Modern flooring can increase both resale and rental value.
• Both Upgrading the kitchen appliances to a more modern style — Modern appliances can attract more buyers and renters.
• Both Adding a small deck or patio area — An outdoor space can increase both resale and rental value by providing additional living space and entertainment area.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Updating the flooring to a more modern style — Modern flooring can increase both resale and rental value. ↑
• Both Upgrading the kitchen appliances to a more modern style — Modern appliances can attract more buyers and renters. ↑
• Both Adding a small deck or patio area — An outdoor space can increase both resale and rental value by providing additional living space and entertainment area. ↑

ⓘ 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: 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

• 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

1 event — show timeline

• 2026-06-15 Coming Soon $120,000 CBRMLS