5965 Harrisburg Georgesville Rd #114 · Darbydale, OH 43123

$52,900

2 bd · 2.0 ba · 980 sqft · SingleFamily · 7 Days on market

Built 1983 Good condition Est $63k · 16% under $625/mo HOA · 43% of rent

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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 +27.7/30.0
• ARV discount +14.5/15.0
• 1% rule +10.0/10.0
• DSCR +9.8/10.0
• Condition / age +4.0/5.0
• Schools +3.8/10.0
• Rent growth +3.4/5.0
• Livability +3.1/5.0
• Appreciation +0.0/10.0

Listing remarks

Step into this charming, fully renovated 2-bed and 2-full bath home. This beautifully updated home features a bright open layout with modern finishes throughout, including updated flooring, fresh paint, renovated kitchen, and refreshed bathrooms. Surrounding nature backs up into the woods. Don't miss this opportunity, this home is waiting for it's new owner!

Key facts

• Fully renovated
• Bright open layout
• Renovated kitchen

Tags

• FULLY RENOVATED
• BRIGHT OPEN LAYOUT
• RENOVATED KITCHEN
• REFRESHED BATHROOMS
• BACKS UP INTO THE WOODS

Property features AI

Finance

• HOA & community: Homeowners association with monthly fee of $625; Association amenities include a park; Association fee covers trash and snow removal

Exterior

• Utilities: Public water; Private sewer
• Home design: Other residential (without deeded land); One level; Built in 1983
• Construction: Stone foundation; Mobile home dimensions approximately 70' x 14'
• Exterior features: Shed(s) and outbuilding

Interior

• Bedrooms: 2 main-level bedrooms
• Flooring: Wood floors; Carpeted areas
• Bathrooms: 2 total bathrooms
• Heating & cooling: Forced air heating; Window unit cooling
• Interior features: Decorative fireplace (1); 980 living area; Wood and carpet floors

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $53k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $94 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $53k).

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 $366 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 $15k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; HOA is 43% of rent.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $52,900

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 2.75% ✓
• Cap rate: 9.93%
• Cash-on-cash: 12.99%
• DSCR: 1.58
• GRM: 3.0

CMA / ARV

• ARV (on-the-fly): $62,720
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5965 Harrisburg Georgesville Rd #114	0.00mi	2/2.0	980 (0%)	0mo	$44,500	$45	100
5965 Harrisburg Georgesville Rd #160	0.05mi	3/2.0 (+1)	988 (+1%)	3mo	$35,000	$35	89
5965 Harrisburg Georgesville Rd Rd Lot 89	0.05mi	2/2.0	880 (-10%)	11mo	$46,000	$52	71
5538 Bellview Dr	0.61mi	3/1.0 (+1)	1,012 (+3%)	0mo	$65,000	$64	57
5965 Harrisburg Georgesville Rd Lot 168	0.13mi	3/2.0 (+1)	1,120 (+14%)	13mo	$42,500	$38	54
5965 Harrisburg Georgesville Rd #36	0.13mi	3/2.0 (+1)	1,100 (+12%)	24mo	$70,000	$64	49
5559 Cedar Dr	0.56mi	3/1.0 (+1)	912 (-7%)	8mo	$175,000	$192	46
5570 Harrisburg Geo Rd	0.53mi	3/1.5 (+1)	1,040 (+6%)	16mo	$250,000	$240	44
5682 Joy Dr	0.36mi	3/1.0 (+1)	904 (-8%)	21mo	$240,000	$265	44
6835 Darby Blvd	0.66mi	3/1.0 (+1)	912 (-7%)	20mo	$226,000	$248	32

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: -2.0%
• Equity multiple: 0.92×
• Total profit: $-1,143
• Equity at exit: $7,888

10-year hold

• IRR: 10.0%
• Equity multiple: 1.86×
• Total profit: $12,693
• Equity at exit: $4,574

Cash invested: $14,812 (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: $1,457 medium
• Mortgage (P&I): −$277
• Tax est. 1.5%: −$66 /mo · $794/yr
• Insurance: −$22
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$625
• Vacancy / Maint / Mgmt: −$306
• Net cashflow: $94

Break-even live

Break-even rent $1,338

Max offer price $52,900

Occupancy floor 89%

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: $13,225
• Closing costs: $1,587
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $625 · $7,500/yr

Listing history 2 events

1. 2026-05-01
   status Pending
2. 2026-04-24
   listed $52,900 Active

ⓘ 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: $17,482
• − Mortgage interest: −$2,963
• − Property taxes: −$794
• − Insurance: −$1,062
• − Repairs & maintenance: −$1,399
• − Management: −$1,399
• − HOA: −$7,500
• − Depreciation: −$1,539
• Taxable income: $827
• Est. tax owed @ 24.0%: −$199
• After-tax cash flow: $928/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

Good 80/100 Cosmetic rehab

This fully renovated 2-bedroom, 2-bathroom home features modern finishes and is move-in ready. The property offers a bright open layout with updated flooring and fresh paint, making it an attractive option for both resale and rental.

Value-add opportunities

• Both landscaping — enhances curb appeal and adds value
• Both exterior paint — refreshes the home's appearance
• Both interior paint — freshens the interior and enhances curb appeal

Renovation cost estimate screening

Value-add ROI direction

• Both landscaping — enhances curb appeal and adds value ↑
• Both exterior paint — refreshes the home's appearance ↑
• Both interior paint — freshens the interior and enhances curb appeal ↑

ⓘ 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

2 events — show timeline

• 2026-05-01 Pending — CBRMLS
• 2026-04-24 Listed $52,900 CBRMLS