8689 Larkspur Dr · Orient, OH
Flood risk 1/10 · Minimal
- FEMA flood zone
- X (unshaded)
- Chance of flooding over 30 yrs
- 0.0%
- Est. flood insurance / yr
- $507 – $1,088
Fire risk 1/10 · Minimal
- Est. fire insurance / yr
- $713 – $1,323
Heat risk 3/10 · Minor
- Hot days now (above 100°F)
- 7 days/yr
- Hot days in 30 yrs
- 16 days/yr
Wind risk 2/10 · Minimal
- Chance of severe wind over 30 yrs
- 1.0%
Air-quality risk 2/10 · Minimal
- Unhealthy air days now
- 1 days/yr
- Unhealthy air days in 30 yrs
- 3 days/yr
Risk factors via First Street. Map © Google.
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).
- Cash flow +22.2/30.0
- 1% rule +10.0/10.0
- ARV discount +7.5/15.0
- DSCR +7.1/10.0
- Schools +5.6/10.0
- Condition / age +5.0/5.0
- Livability +2.6/5.0
- Rent growth +2.5/5.0
- Appreciation +0.0/10.0
$105,000
8689 Larkspur Dr · Orient, OH 43146
3 bd · 2.0 ba · 1,153 sqft · SingleFamily
· 102 Days on market
Built 2024
$91/sqft
· 59% below area
$475/mo HOA · 27% of rent
↓ 16% since listing
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
Listing remarks
Brand-New Single-Wide Home in Foxlair Farms - 15 Minutes from Downtown Columbus! Enjoy modern, low-maintenance living in this brand-new single-wide manufactured home, located in the highly desirable Foxlair Farms Mobile Home Park in Orient, Ohio. Just 15 minutes south of downtown Columbus, this home offers the perfect blend of peaceful rural charm with convenient access to city amenities.
Key facts
- New construction
- Foxlair farms
- Covered patio awning
Tags
Neighborhood map
Sold within
Property
Rental comp
Retail
Costco
Walmart
Transit
Schools
Stadiums
Fortune 500
· Circle radius: 6.0 mi
Loading POIs…
What this means for you Summary
Snapshot
- This is a 3-bed/2.0-bath single-family listed at $105k. Condition is rated excellent.
Deal economics
- At list price, monthly cash flow is $171 ($2k/yr) — positive.
- The deal already cash-flows at list — no discount required.
- Meets the 1% rule at list price ($2k rent vs $105k).
- Recommended offer: $96k (9.0% below list) — sets the bar for market timing.
- Cap rate 8.3% vs local median 3.8% in Orient — 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 52/100 on livability (#1,166 in OH) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A, employment B; Watch: amenities F, commute F, housing F.
- Westfall Local (rural): math 49% / reading 66% proficiency, ranked #304 of 656 in OH (top 46%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
- Zoned schools: Westfall Elementary School (math 48% / reading 67%, grade C+, #721 of 1,584 statewide, top 46%, 648 students, 46% FRL); Westfall Middle School (math 55% / reading 63%, grade B, #280 of 654 statewide, top 44%, 340 students, 43% FRL); Westfall High School (math 37% / reading 67%, grade D+, #343 of 781 statewide, top 47%, 424 students, 36% FRL) — zoned schools at 42% FRL track the district average.
- Market conditions: 28 active listings in the ZIP; 312 units permitted in Pickaway County in 2024 (0 in 5+ unit buildings).
Forward outlook
- Local home prices are declining (-3.0%/yr); year-one equity from $726 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
- Pickaway County population projected at +3% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
Negotiation context
- It's been on market 102 days — a 9% lower offer ($96k) is reasonable based on typical stale-listing flexibility.
- 3 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 27% of rent.
Recommended offer
$95,550
(9.0% below list)
Questions for the listing agent
- It's been on market 102 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
- What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
- Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
- Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
- 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?
- 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.
- 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.
- 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
- 1.65% ✓
- Cap rate
- 8.25%
- Cash-on-cash
- 6.99%
- DSCR
- 1.31
- GRM
- 5.0
CMA / ARV
- ARV (median comp)
- $253,373
- List price
- $105,000
- Delta
- -58.56%
- Verdict
- UNDERPRICED
- Comps
- 11 within 1.0 mi
Show comp detail 12 sales within ~0.75 mi
| Address | Dist | Beds/Ba | Sqft | Sold | Price | $/sf | Match |
|---|---|---|---|---|---|---|---|
| 8660 Kanawha Dr | 0.08mi | 3/2.0 | 1,152 (-0%) | 19mo | $119,900 | $104 | 80 |
| 5474 Fairfield Rd | 1.43mi | 3/1.0 | 1,172 (+2%) | 14mo | $239,900 | $205 | 47 |
| 1080 Maple St | 1.48mi | 3/1.0 | 1,175 (+2%) | 20mo | $230,000 | $196 | 41 |
| 5514 Fairfield Rd | 1.40mi | 3/1.0 | 1,312 (+14%) | 3mo | $235,000 | $179 | 36 |
| 12639 Graham Dr | 0.77mi | 3/2.0 | 1,417 (+23%) | 8mo | $280,000 | $198 | 33 |
| 1024 Springlawn Ave | 1.41mi | 3/1.5 | 1,352 (+17%) | 6mo | $175,000 | $129 | 33 |
| 12475 Oak Dr | 1.29mi | 3/2.0 | 1,358 (+18%) | 13mo | $300,000 | $221 | 29 |
| 1063 Columbus St | 1.35mi | 3/1.0 | 1,019 (-12%) | 18mo | $177,000 | $174 | 26 |
| 1096 Hillside Ave | 1.48mi | 3/1.0 | 988 (-14%) | 16mo | $222,000 | $225 | 24 |
| 7916 3rd St | 1.48mi | 4/1.0 (+1) | 1,336 (+16%) | 15mo | $235,000 | $176 | 18 |
| 1091 Chenoweth St | 1.49mi | 4/2.0 (+1) | 1,398 (+21%) | 25mo | $235,000 | $168 | 15 |
| 8225 Harrisburg Rd | 1.21mi | 2/1.0 (-1) | 960 (-17%) | 27mo | $245,000 | $255 | 11 |
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
- -5.3%
- Equity multiple
- 0.80×
- Total profit
- $-5,781
- Equity at exit
- $15,656
10-year hold
- IRR
- 4.7%
- Equity multiple
- 1.35×
- Total profit
- $10,313
- Equity at exit
- $9,078
Cash invested: $29,400 (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.
Active competition Active MLS
- For sale now
- 2 active
- Median asking
- $81,250 ($73/sqft)
- Median days on market
- 80 d
- This list price
- 100% of active listings are priced below it
- ARV vs active asking
- +199.0% above current asking $/sqft
Closed sales set the value; these active listings set current market conditions and a practical price ceiling.
ZIP-level market 43146
- Home prices YoY
- -26.8%
- Active inventory
- 28
- Price-to-rent
- 5.0×
Monthly cashflow live
↻
- Estimated rent
- $1,737 medium interval (Pro) →
- Mortgage (P&I)
- −$551
- Tax est. 1.5%
- −$131 /mo · $1,575/yr
- Insurance
- −$44
- HOA
- −$475
- Lot rent
- −$0
- Vacancy / Maint / Mgmt
- −$365
- Net cashflow
- $171
Break-even live
Break-even rent
$1,520
Max offer price
$105,000
Occupancy floor
85%
Sensitivity live
| Price | -10% $244 | -5% $208 | +0% $171 | +5% $135 | +10% $99 |
|---|---|---|---|---|---|
| Rent | -10% $34 | -5% $103 | +0% $171 | +5% $240 | +10% $309 |
| Rate | -1.0pp $224 | -0.5pp $198 | base $171 | +0.5pp $144 | +1.0pp $116 |
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
- $26,250
- Closing costs
- $3,150
- Club membership (one-time)
- —
- Reserves months
- —
- Total cash needed
- —
Loan-product check · same deal, 3 products live
Conventional
25% down · 7.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Personal DTI + credit; lowest rate.
DSCR
20% down · 8.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
No personal income docs; deal must DSCR.
Hard money
10% down · 12.0% · 12mo
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Short-term bridge; refi at stabilization.
Property features AI
Finance
- Other
- Subdivision: Fox Lair FarmsTownship: Darby
- HOA & community
- Homeowners association with a $475 monthly fee
Exterior
- Utilities
- Public waterPrivate sewer
- Home design
- One-story residenceNew construction (2024)Other residential without deeded landNo shared/common walls
- Construction
- Built in 2024Building area listed as 1,153 (source: floor plan)
- Exterior features
- Other foundation details
Interior
- Bedrooms
- Three main-level bedrooms
- Bathrooms
- Two full bathrooms
- Interior features
- Floor plan-based living area of 1,153
Listing history 50 events
-
2026-08-08days on market $105,000 Active 102 DOM
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2026-08-07days on market $105,000 Active 101 DOM
-
2026-08-06days on market $105,000 Active 100 DOM
-
2026-08-05days on market $105,000 Active 99 DOM
-
2026-08-04days on market $105,000 Active 98 DOM
-
2026-08-03days on market $105,000 Active 97 DOM
-
2026-07-31days on market $105,000 Active 94 DOM
-
2026-07-29days on market $105,000 Active 92 DOM
-
2026-07-27days on market $105,000 Active 90 DOM
-
2026-07-25days on market $105,000 Active 88 DOM
-
2026-07-24days on market $105,000 Active 87 DOM
-
2026-07-23days on market $105,000 Active 86 DOM
-
2026-07-22days on market $105,000 Active 85 DOM
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2026-07-21days on market $105,000 Active 84 DOM
-
2026-07-20days on market $105,000 Active 83 DOM
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2026-07-18days on market $105,000 Active 81 DOM
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2026-07-16days on market $105,000 Active 79 DOM
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2026-07-15days on market $105,000 Active 78 DOM
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2026-07-14days on market $105,000 Active 77 DOM
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2026-07-13days on market $105,000 Active 76 DOM
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2026-07-12days on market $105,000 Active 75 DOM
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2026-07-12days on market $105,000 Active 74 DOM
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2026-07-10days on market $105,000 Active 73 DOM
-
2026-07-09days on market $105,000 Active 72 DOM
-
2026-07-07days on market $105,000 Active 70 DOM
-
2026-07-06days on market $105,000 Active 69 DOM
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2026-07-05days on market $105,000 Active 68 DOM
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2026-07-05days on market $105,000 Active 67 DOM
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2026-07-03days on market $105,000 Active 66 DOM
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2026-07-02days on market $105,000 Active 65 DOM
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2026-07-01days on market $105,000 Active 64 DOM
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2026-06-30days on market $105,000 Active 63 DOM
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2026-06-29days on market $105,000 Active 62 DOM
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2026-06-28days on market $105,000 Active 61 DOM
-
2026-06-27days on market $105,000 Active 60 DOM
-
2026-06-26days on market $105,000 Active 59 DOM
-
2026-06-22days on market $105,000 Active 55 DOM
-
2026-06-21days on market $105,000 Active 54 DOM
-
2026-06-21days on market $105,000 Active 53 DOM
-
2026-06-18days on market $105,000 Active 51 DOM
-
2026-06-17days on market $105,000 Active 50 DOM
-
2026-06-16days on market $105,000 Active 49 DOM
-
2026-06-15days on market $105,000 Active 48 DOM
-
2026-06-13days on market $105,000 Active 46 DOM
-
2026-06-12days on market $105,000 Active 45 DOM
-
2026-06-09days on market $105,000 Active 42 DOM
-
2026-06-08days on market $105,000 Active 41 DOM
-
2026-06-08days on market $105,000 Active 40 DOM
-
2026-06-05days on market $105,000 Active 38 DOM
-
2026-06-04days on market $105,000 Active 36 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 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 · 16 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
Nearby sold comps map
Loading sold comps map…
Walkable amenities ~0.75 mi
Loading nearby amenities…
Taxation est. · year 1
- Rental income
- $20,841
- − Mortgage interest
- −$5,882
- − Property taxes
- −$1,575
- − Insurance
- −$525
- − Repairs & maintenance
- −$1,667
- − Management
- −$1,667
- − HOA
- −$5,700
- − Depreciation
- −$3,055
- Taxable income
- $770
combined federal + state — saved on this device
- Est. tax owed @ 24.0%
- −$185
- After-tax cash flow
- $1,872/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 · 12 photos
100/100
None rehab
This brand-new single-wide manufactured home in Foxlair Farms is move-in ready with excellent condition and no visible repairs needed. It offers a modern, low-maintenance lifestyle in a well-maintained community.
Value-add opportunities
- Both Landscaping improvements — Enhances curb appeal and adds value for both resale and rental. ↑
- Both Painting exterior and interior walls — Fresh paint can make the home look more appealing and increase its value. ↑
- Resale Upgrading appliances — Modern appliances can attract more buyers and renters. ↑
- Both Adding smart home features — Smart home features can increase both resale and rental value by making the home more convenient and energy-efficient. ↑
D
Composite school gradezoned avg 56/100
Zoned Schools
Elementary
Westfall Elementary School
C+
OH #721/1,584
Nat'l #8,415/41,679
Middle
Westfall Middle School
B
OH #280/654
Nat'l #1,951/14,009
High
Westfall High School
D+
OH #343/781
Nat'l #5,016/17,239
Schools (NCES district)
- District
- Westfall Local
- NCES district ID
- 3904910
- Math proficiency
- 49% ▼ -15.00%
- Reading proficiency
- 66% ▬ 0.00%
- Median HH income
- $63,733
- Composite
- 50.25/100
- National rank
- #1891
- State rank
- #304 of 656 in OH
D
Composite livability gradescore 52/100
Livability — Orient
- Score
- 52/100
- State rank
- #1166
- US rank
- #24956
Category grades
Amenities F
Commute F
Cost of living A+
Crime A
Employment B
Housing F
Health & safety F
User ratings A
Schools grade is shown separately in the Schools card above.
Census & demographics
- County
- Pickaway · 59,488 people
- Metro
- Columbus, OH
- Population (ZIP)
- 13,325
- Household income
- $73,904
- Rent vs Own
Population outlook (Pickaway County) Hauer SSP2
- Today (2025)
- 59,488 people
- By 2030
- 60,400 · +1.5%
- By 2040
- 61,498 · +3.4%
- By 2050
- 61,478 · +3.3%
- By 2075
- 59,696 · +0.3%
- By 2100
- 51,458 · -13.5%
Race, ethnicity, and origin ACS 2023
- Neighborhood character
- Predominantly White (80%)
- Race & ethnicity
- White 80% Black 11% Two or more races 6% Hispanic / Latino 3%
- Common ancestry
- Iranian 2% Slovak 1% Romanian 1%
- Foreign-born
- 2% · Canada
- Languages at home
- 97% English-only · Spanish 1% Other Indo-European 1%
Political lean MEDSL · Pickaway
- 2024 margin
- Solid R (+48.5) · D 25.3% · R 73.8%
- 2008→2024 swing
- -26.8pp toward R · 2008: -21.7pp · 2024: -48.5pp
- All cycles
- 2024: R+48.5 2020: R+47.0 2016: R+42.6 2012: R+18.7 2008: R+21.7
Not yet ingested
- Civics
- —
Market trends
- HPI YoY
- ▼ -99.05%
- Current HPI
- 271.1768
- Rent YoY
- —
- Metro
- —
- 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 |
|
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Price history
-15.9% since first listed8 events — show timeline
- 2026-04-27 Listed $105,000 CBRMLS
- 2026-03-26 Listing Removed — CBRMLS
- 2026-02-09 Price Changed $107,000 CBRMLS
- 2026-01-15 Price Changed $107,500 CBRMLS
- 2025-09-25 Listed $108,000 CBRMLS
- 2025-07-03 Listing Removed — CBRMLS
- 2025-04-10 Price Changed $121,900 CBRMLS
- 2025-01-02 Listed $124,900 CBRMLS
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…