8565 Smith-calhoun Rd #22 · Plain City, OH 43064

$90,000

3 bd · 2.0 ba · 1,056 sqft · SingleFamily · 40 Days on market

Built 2024 Good condition $85/sqft · 45% above area Est $62k · 45% over $625/mo HOA · 28% of rent ↓ 4% since listing

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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
• Schools +6.2/10.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• Rent growth +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

This 2024 built Clayton Clark model is better than new. The modern features this unit offers will excite any home buyer. The unit is spacious with 3 bedrooms and 2 full bathrooms. All updated appliances will remain with the home. The exterior offers a paved parking area for your convenience. Suburban mobile home park is located 7 minutes from Plain City, Dublin and Hilliard, so convenient for anyone. Schedule your showing. All home buyers must obtain park approval before possession can take place.

Key facts

• Updated appliances
• Paved parking area
• Convenient location

Tags

• UPDATED APPLIANCES
• PAVED PARKING AREA
• CONVENIENT LOCATION

Property features AI

Finance

• HOA & community: Homeowners association with a monthly fee of $625; HOA fee includes snow removal

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-story mobile home; No common walls; Built in 2024
• Construction: Other foundation type
• Exterior features: Located in Suburban Mobile Home Park; Mobile home measuring approximately 66 feet by 16 feet

Interior

• Bedrooms: Three main-level bedrooms
• Flooring: Vinyl flooring
• Bathrooms: Two full bathrooms
• Heating & cooling: Central air conditioning
• Interior features: Insulated windows throughout

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $90k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $531 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $87k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.4% vs local median 3.2% in Plain City — 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 79/100 on livability (#146 in OH, #2,254 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Jonathan Alder Local (rural): math 68% / reading 74% proficiency, ranked #121 of 656 in OH (top 18%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 414 active listings in the ZIP; high-income renter base; 530 units permitted in Madison County in 2024 (120 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Madison County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $5k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 28% of rent.

Recommended offer $87,300 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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 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?
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: 2.50% ✓
• Cap rate: 13.38%
• Cash-on-cash: 25.30%
• DSCR: 2.13
• GRM: 3.3

CMA / ARV

• ARV (median comp): $62,023
• List price: $90,000
• Delta: 45.11%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8565 Smith Calhoun Rd Unit 71-0	0.00mi	3/2.0	1,050 (-1%)	22mo	$84,900	$81	80
8565 Smith-calhoun Rd #114	0.00mi	3/2.0	1,080 (+2%)	24mo	$62,000	$57	76
8565 Smith Calhoun Rd #127	0.00mi	2/2.0 (-1)	1,050 (-1%)	23mo	$52,500	$50	75
9030 Amity Pike	0.26mi	3/1.0	1,128 (+7%)	1mo	$340,000	$301	72
8565 Smith Calhoun Rd Unit 78-R	0.00mi	3/2.0	990 (-6%)	22mo	$79,900	$81	72
8565 Smith Calhoun Rd #163	0.00mi	2/1.0 (-1)	980 (-7%)	10mo	$39,000	$40	71
8565 Smith Calhoun Rd #50	0.00mi	3/1.0	1,120 (+6%)	18mo	$50,000	$45	71
8565 Smith Calhoun Rd #137	0.00mi	3/1.0	1,120 (+6%)	19mo	$22,500	$20	70
8565 Smith Calhoun Rd Unit 53-0	0.20mi	3/2.0	1,190 (+13%)	3mo	$105,800	$89	67
8565 Smith Calhoun Rd Lot 55	0.16mi	2/2.0 (-1)	924 (-12%)	2mo	$37,000	$40	65
8565 Smith Calhoun Rd #5	0.16mi	3/2.0	1,190 (+13%)	11mo	$80,000	$67	62
8565 Smith Calhoun Rd #171	0.20mi	2/1.0 (-1)	980 (-7%)	22mo	$56,500	$58	52

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: 19.2%
• Equity multiple: 1.78×
• Total profit: $19,677
• Equity at exit: $13,419

10-year hold

• IRR: 27.7%
• Equity multiple: 3.48×
• Total profit: $62,411
• Equity at exit: $7,782

Cash invested: $25,200 (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 43064

• Active inventory: 414
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $2,251 medium
• Mortgage (P&I): −$472
• Tax est. 1.5%: −$112 /mo · $1,350/yr
• Insurance: −$38
• HOA: −$625
• Vacancy / Maint / Mgmt: −$473
• Net cashflow: $531

Break-even live

Break-even rent $1,578

Max offer price $90,000

Occupancy floor 71%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $625 · $7,500/yr

Listing history 15 events

1. 2026-06-18
   days on market $90,000 Active 40 DOM
2. 2026-06-17
   days on market $90,000 Active 39 DOM
3. 2026-06-16
   days on market $90,000 Active 38 DOM
4. 2026-06-15
   days on market $90,000 Active 37 DOM
5. 2026-06-13
   days on market $90,000 Active 35 DOM
6. 2026-06-09
   days on market $90,000 Active 31 DOM
7. 2026-06-08
   days on market $90,000 Active 30 DOM
8. 2026-06-07
   pricedays on market $90,000 Active 29 DOM
9. 2026-06-03
   days on market $94,900 Active 25 DOM
10. 2026-06-02
    days on market $94,900 Active 24 DOM
11. 2026-06-01
    days on market $94,900 Active 23 DOM
12. 2026-05-31
    days on market $94,900 Active 22 DOM
13. 2026-05-09
    listed $94,900 Active 502-char remark
14. 2025-02-28
    historical
15. 2024-12-11
    listed $93,900 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 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 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,013
• − Mortgage interest: −$5,041
• − Property taxes: −$1,350
• − Insurance: −$450
• − Repairs & maintenance: −$2,161
• − Management: −$2,161
• − HOA: −$7,500
• − Depreciation: −$2,618
• Taxable income: $5,731
• Est. tax owed @ 24.0%: −$1,375
• After-tax cash flow: $5,001/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 2024 Clayton Clark model is in excellent condition with modern features and a spacious layout. It's move-in ready and located in a convenient suburban mobile home park.

Value-add opportunities

• Both Painting the exterior and interior — Fresh paint can enhance curb appeal and interior aesthetics
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract more potential buyers
• Resale Upgrading the kitchen appliances — Modern appliances can attract more buyers and increase the home's value
• Resale Upgrading the flooring — Upgrading to higher-end flooring can increase the home's value and appeal

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior — Fresh paint can enhance curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract more potential buyers ↑
• Resale Upgrading the kitchen appliances — Modern appliances can attract more buyers and increase the home's value ↑
• Resale Upgrading the flooring — Upgrading to higher-end flooring can increase the home's value and 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: Jonathan Alder Local
• NCES district ID: 3904826
• Math proficiency: 68% ▼ -12.00%
• Reading proficiency: 74% ▼ -6.00%
• Median HH income: $67,345
• Composite: 61.84/100
• National rank: #729
• State rank: #121 of 656 in OH

Livability — Plain City

• Score: 79/100
• State rank: #146
• US rank: #2254

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Union County · 57,133 people
• City population: 18,143
• Metro: Columbus, OH
• Population (ZIP): 18,143
• Household income: $139,591
• Rent vs Own: 13.1% rent · 86.9% own
• Severe rent burden: 103.0

Population outlook (Madison County) Hauer SSP2

• Today (2025): 46,050 people
• By 2030: 46,826 · +1.7%
• By 2040: 47,941 · +4.1%
• By 2050: 47,919 · +4.1%
• By 2075: 46,160 · +0.2%
• By 2100: 38,584 · -16.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Asian 10% Two or more races 4% Hispanic / Latino 4% Black 2%
• Common ancestry: Slovak 3% Polish 2% Romanian 2%
• Foreign-born: 8% · Canada
• Languages at home: 86% English-only · Other Asian/Pacific 6% German/W. Germanic 2% Spanish 2%

Political lean MEDSL · Madison

• 2024 margin: Solid R (+43.7) · D 27.6% · R 71.3% · Other 1.1%
• 2008→2024 swing: -20.3pp toward R · 2008: -23.4pp · 2024: -43.7pp
• All cycles: 2024: R+43.7 2020: R+41.0 2016: R+39.7 2012: R+20.4 2008: R+23.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -132.74%
• Current HPI: 235.171
• Rent YoY: —
• 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

-4.2% since first listed

4 events — show timeline

• 2026-06-05 Price Changed $90,000 CBRMLS
• 2026-05-09 Listed $94,900 CBRMLS
• 2025-02-28 Listing Removed — CBRMLS
• 2024-12-11 Listed $93,900 CBRMLS