102 Woodfield Pl · South Bloomfield, OH 43103

$75,000

3 bd · 2.0 ba · 1,216 sqft · SingleFamily · 5 Days on market

Built 2018 Good condition Est $90k · 17% under $499/mo HOA · 32% 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 +27.6/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +9.7/10.0
• Schools +5.8/10.0
• Condition / age +4.0/5.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to the highly sought-after Scioto Estates community! This beautifully maintained 3-bedroom, 2-bath home offers over 1,200 square feet of comfortable living space with a warm, inviting rustic charm throughout. Step inside and you'll immediately appreciate the open-concept layout, perfect for everyday living and entertaining. The spacious kitchen serves as the heart of the home, featuring an oversized island with seating, tons of cabinet space, and a seamless flow into the living and dining areas. The thoughtfully designed split-bedroom floor plan provides privacy for everyone. The primary suite is situated on its own side of the home and includes a private bathroom and generous

Key facts

• Spacious kitchen
• Private bathroom
• Oversized island

Tags

• OPEN-CONCEPT LAYOUT
• SPACIOUS KITCHEN
• OVERSIZED ISLAND
• SPLIT-BEDROOM FLOOR PLAN
• PRIVATE BATHROOM
• GENEROUS CLOSET SPACE

Property features AI

Finance

• Other: Subdivision: Scioto Estates; Township: Harrison
• HOA & community: Homeowners association present; Community park; Association fee approximately $499 (fee includes snow removal)

Exterior

• Parking: On-street parking; Assigned parking
• Security: No specific security features provided
• Utilities: Public water; Public sewer
• Home design: Other residential without deeded land (mobile/manufactured style); Single-story; Built in 2018; No common walls
• Construction: Foundation: Other; Mobile unit approximately 80 feet by 16 feet
• Exterior features: Deck; Shed(s) and outbuilding

Interior

• Kitchen: No kitchen appliance details provided
• Bedrooms: Three main-level bedrooms
• Flooring: Wood flooring; Carpet; Vinyl
• Bathrooms: Two full bathrooms
• Heating & cooling: Central air conditioning; Electric heating with wall furnace
• Interior features: Insulated windows throughout; Living area approximately 1,216 finished square feet
• Laundry & utility: No laundry or utility appliance details provided

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $75k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $223 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).
• Cap rate 9.9% vs local median 3.4% in South Bloomfield — 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 75/100 on livability (#263 in OH, #4,216 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Teays Valley Local (town): math 66% / reading 68% proficiency, ranked #166 of 656 in OH (top 25%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: South Bloomfield Elementary (math 72% / reading 82%, grade A, #221 of 1,584 statewide, top 16%, 491 students, 27% FRL); Teays Valley East Middle School (math 57% / reading 60%, grade B, #287 of 654 statewide, top 45%, 491 students, 36% FRL); Teays Valley High School (math 50% / reading 70%, grade C+, #239 of 781 statewide, top 31%, 1,196 students, 22% FRL) — zoned schools at 28% FRL track the district average.
• Market conditions: 168 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 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 $519 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: HOA is 32% of rent.

Recommended offer $75,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 2.09% ✓
• Cap rate: 9.86%
• Cash-on-cash: 12.74%
• DSCR: 1.57
• GRM: 4.0

CMA / ARV

• ARV (on-the-fly): $89,984
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
86 Skyline Dr	0.05mi	3/2.0	1,280 (+5%)	13mo	$73,400	$57	78
56 Knollwood Ct	0.13mi	3/2.0	1,216 (0%)	20mo	$75,000	$62	78
123 Skyline Dr	0.06mi	3/2.0	1,162 (-4%)	19mo	$84,000	$72	74
159 Cedar	0.22mi	3/2.0	1,100 (-10%)	2mo	$81,500	$74	72
5109 Harvest Ln	0.29mi	3/2.0	1,221 (+0%)	16mo	$340,788	$279	72
192 Spruce Ridge Dr	0.18mi	3/2.0	1,120 (-8%)	13mo	$58,000	$52	68
109 Woodfield Pl	0.06mi	3/2.0	1,050 (-14%)	12mo	$15,000	$14	64
34 Skyline Dr	0.11mi	3/1.5	1,120 (-8%)	20mo	$24,000	$21	63
5420 Gordon St	0.16mi	3/2.0	1,354 (+11%)	19mo	$311,990	$230	58
5413 Gordon St	0.23mi	3/2.0	1,354 (+11%)	17mo	$298,990	$221	56
15380 State Route 104	0.75mi	3/2.0	1,200 (-1%)	20mo	$330,000	$275	46
92 Richard Ave	0.65mi	3/2.5	1,392 (+14%)	7mo	$287,900	$207	37

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: 2.9%
• Equity multiple: 1.11×
• Total profit: $2,378
• Equity at exit: $11,183

10-year hold

• IRR: 12.8%
• Equity multiple: 2.03×
• Total profit: $21,699
• Equity at exit: $6,485

Cash invested: $21,000 (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 43103

• Active inventory: 168
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,570 medium
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,125/yr
• Insurance: −$31
• HOA: −$499
• Vacancy / Maint / Mgmt: −$330
• Net cashflow: $223

Break-even live

Break-even rent $1,288

Max offer price $75,000

Occupancy floor 81%

Sensitivity live

Price	-10% $275	-5% $249	+0% $223	+5% $197	+10% $171
Rent	-10% $99	-5% $161	+0% $223	+5% $285	+10% $347
Rate	-1.0pp $261	-0.5pp $242	base $223	+0.5pp $204	+1.0pp $184

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5830 Hutchison St South Bloomfield, OH	2.0	2.0	1104	$1,450	$1.31	25d	1	0.24mi
5000 Hutchison St Ashville, OH	1.0–3.0	1.0–2.0	1081	$1,750	$1.62	0d	1	0.35mi

HOA detail

• Monthly dues: $499 · $5,988/yr

Listing history 4 events

1. 2026-06-21
   days on market $75,000 Active 5 DOM
2. 2026-06-18
   days on market $75,000 Active 2 DOM
3. 2026-06-17
   remarks 699-char remark
4. 2026-06-17
   listed $75,000 Active 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥101°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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,840
• − Mortgage interest: −$4,201
• − Property taxes: −$1,125
• − Insurance: −$375
• − Repairs & maintenance: −$1,507
• − Management: −$1,507
• − HOA: −$5,988
• − Depreciation: −$2,182
• Taxable income: $1,954
• Est. tax owed @ 24.0%: −$469
• After-tax cash flow: $2,207/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 well-maintained single-family home in Scioto Estates offers a good condition with a good ROI potential through minor updates.

Value-add opportunities

• Resale Paint exterior siding — Enhances curb appeal and can add value.
• Both Replace carpet in bedrooms — Fresh carpet can improve both resale and rental value.
• Both Install smart home devices — Modernizes the home and can be a selling point for both buyers and renters.

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior siding — Enhances curb appeal and can add value. ↑
• Both Replace carpet in bedrooms — Fresh carpet can improve both resale and rental value. ↑
• Both Install smart home devices — Modernizes the home and can be a selling point for both buyers and renters. ↑

ⓘ 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: Teays Valley Local
• NCES district ID: 3904909
• Math proficiency: 66% ▼ -12.00%
• Reading proficiency: 68% ▼ -10.00%
• Median HH income: $64,637
• Composite: 58.28/100
• National rank: #1019
• State rank: #166 of 656 in OH

Livability — South Bloomfield

• Score: 75/100
• State rank: #263
• US rank: #4216

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: South Bloomfield, OH
• County: Pickaway · 57,589 people
• Metro: Columbus, OH
• Population (ZIP): 12,981
• Household income: $84,304
• Rent vs Own: 27.2% rent · 72.8% own
• Severe rent burden: 4.6

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 (94%)
• Race & ethnicity: White 94% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Italian 2% Slovak 2% Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 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: ▼ -137.66%
• Current HPI: 241.2767
• 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

Price history

1 event — show timeline

• 2026-06-16 Listed $75,000 CBRMLS