4361 Todd Pl · Obetz, OH 43207

$114,900

3 bd · 2.0 ba · 1,672 sqft · SingleFamily · 1 Days on market

Built 2004 Good condition $560/mo HOA · 29% of rent

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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 +21.8/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +7.0/10.0
• Schools +4.2/10.0
• Condition / age +3.8/5.0
• Livability +3.2/5.0
• Rent growth +3.1/5.0
• Appreciation +0.0/10.0

Listing remarks

See Agent remarks: Please have all back up offers in by 2pm on 6/10/26. Welcome home to this spacious 1,672 sq ft move in ready double wide located in the highly desirable Enchanted Acres 55+ community. Tucked away toward the rear of the community for added privacy, this 3 bedroom, 2 bath home offer an inviting floor plan designed for comfortable living. The grand sized great room flows seamlessly into the spacious island kitchen featuring abundant cabinetry, generous counter space, and dining area. Retreat to the oversized owner's suite complete with new flooring & carpet, a walk in closet, double bowl vanity, soaking tub, stand up shower & private water closet. Two additiona

Key facts

• 2 parking spots
• Built 2004

Property features AI

Finance

• Other: 55+ community (special listing condition); Subdivision: Enchanted Acres; Township: Hamilton
• HOA & community: Homeowners association; Monthly association fee of $560; Association amenities include clubhouse and sidewalk; Association fee includes trash and water

Exterior

• Parking: Tandem parking; 2 carport spaces
• Utilities: Public water; Public sewer
• Home design: Other residential without deeded land; One level; Built in 2004; No common walls
• Construction: Other foundation
• Exterior features: Patio; Shed(s)

Interior

• Bedrooms: 3 main-level bedrooms
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: Garden/soak tub; Insulated windows

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $115k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $179 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Cap rate 8.2% vs local median 3.6% in Obetz — 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 63/100 on livability (#849 in OH) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Hamilton Local (suburban): math 43% / reading 56% proficiency, ranked #445 of 656 in OH (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+2.3%/yr); 196 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); 8,139 units permitted in Franklin County in 2024 (5,940 in 5+ unit buildings).
• This rent runs 37% of the median local income ($63k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $794 of loan paydown is wiped out by about $3k 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 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: HOA is 29% of rent.

Recommended offer $114,900

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 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?
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: 1.69% ✓
• Cap rate: 8.17%
• Cash-on-cash: 6.69%
• DSCR: 1.30
• GRM: 4.9

CMA / ARV

• ARV (on-the-fly): $272,536
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4361 Todd Pl	0.00mi	3/2.0	1,672 (0%)	0mo	$114,900	$69	100
4462 Bobby Trl	0.14mi	3/2.0	1,620 (-3%)	4mo	$125,000	$77	85
4412 Todd Pl	0.10mi	3/2.0	1,800 (+8%)	5mo	$182,500	$101	79
4297 Salt Spring Ln	0.29mi	4/2.5 (+1)	1,600 (-4%)	5mo	$305,000	$191	68
791 Scarlett Ln	0.35mi	3/2.5	1,568 (-6%)	5mo	$85,000	$54	68
4175 Holstein Dr	0.15mi	3/2.0	1,446 (-14%)	5mo	$323,500	$224	67
4455 Catamaran Dr	0.37mi	3/2.5	1,452 (-13%)	4mo	$234,500	$162	56
796 Redford Ave	0.55mi	4/3.0 (+1)	1,850 (+11%)	1mo	$269,000	$145	47
3978 Hillman Rd W	0.64mi	3/1.0	1,476 (-12%)	1mo	$240,000	$163	46
1062 Viewpointe Dr	0.61mi	3/2.5	1,452 (-13%)	3mo	$253,000	$174	45
1122 Viewpointe Dr	0.66mi	3/2.5	1,452 (-13%)	3mo	$305,000	$210	43
904 Kyle Ave	0.73mi	3/1.5	1,452 (-13%)	2mo	$257,500	$177	41

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 · 2.32% rent growth · sell at horizon

5-year hold

• IRR: -6.9%
• Equity multiple: 0.75×
• Total profit: $-8,145
• Equity at exit: $17,132

10-year hold

• IRR: 1.7%
• Equity multiple: 1.12×
• Total profit: $3,791
• Equity at exit: $9,934

Cash invested: $32,172 (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 43207

• Rents YoY: 2.3%
• Active inventory: 196
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,941 high
• Mortgage (P&I): −$603
• Tax est. 1.5%: −$144 /mo · $1,724/yr
• Insurance: −$48
• HOA: −$560
• Vacancy / Maint / Mgmt: −$408
• Net cashflow: $179

Break-even live

Break-even rent $1,714

Max offer price $114,900

Occupancy floor 86%

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: $28,725
• Closing costs: $3,447
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1091 Rendezvous Ln Columbus, OH	3.0	2.5	1452	$1,800	$1.24	43d	1	0.56mi
812 Breathitt Ave Columbus, OH	4.0	1.0	1475	$2,040	$1.38	43d	1	0.59mi
1106 Rendezvous Ln Columbus, OH	3.0	2.5	1750	$2,100	$1.20	7d	1	0.60mi
1365 Randan Dr Columbus, OH	3.0	2.5	1490	$2,325	$1.56	1d	1	0.68mi
4468 Harston Ave Columbus, OH	3.0	2.0	1207	$1,995	$1.65	2d	1	0.80mi
4012 Cailin Dr Columbus, OH	4.0	2.5	1540	$1,900	$1.23	43d	1	0.94mi
1260 Seward Dr Lockbourne, OH	1.0–2.0	1.0–2.0	945	$1,622	$1.72	2d	35	1.00mi
873 Allison Dr Columbus, OH	4.0	2.0	1320	$1,700	$1.29	17d	1	1.01mi
1009 Allison Dr Columbus, OH	4.0	2.5	1678	$2,410	$1.44	43d	1	1.04mi
1074 Tobi Dr Columbus, OH	3.0	1.0	1066	$1,495	$1.40	43d	1	1.12mi
310 Rathmell Rd Lockbourne, OH	2.0–3.0	2.0	1091	$1,865	$1.71	1d	8	1.12mi
4996 Crestbrook Dr Lockbourne, OH	4.0	2.5	1886	$2,560	$1.36	1d	1	1.16mi
1680 Hillcrest Ave Obetz, OH	3.0	2.0	1566	$1,725	$1.10	21d	1	1.25mi

HOA detail

• Monthly dues: $560 · $6,720/yr
• Likely covers: water

Listing history 4 events

1. 2026-06-10
   status $114,900 Pending 1 DOM
2. 2026-06-08
   statusdays on market $114,900 Active 1 DOM
3. 2026-06-07
   remarks 691-char remark
4. 2026-06-07
   listed $114,900 Coming Soon 4 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $23,291
• − Mortgage interest: −$6,436
• − Property taxes: −$1,724
• − Insurance: −$574
• − Repairs & maintenance: −$1,863
• − Management: −$1,863
• − HOA: −$6,720
• − Depreciation: −$3,343
• Taxable income: $768
• Est. tax owed @ 24.0%: −$184
• After-tax cash flow: $1,967/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 · 13 photos

Good 75/100 Cosmetic rehab

This move-in ready double-wide is in good condition with a good condition score of 75. It has a good kitchen, good bathrooms, and good exterior. The home has a good roof and good interior walls/paint. The home has a good foundation and structure. The home has a good HVAC/mechanicals. The home has a good landscaping/curb appeal. The home has a good roof and good exterior. The home has a good interior walls/paint. The home has a good foundation and structure. The home has a good HVAC/mechanicals. The home has a good landscaping/curb appeal.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and resale value
• Resale Replace carpet with hardwood — Hardwood is more desirable and durable
• Both Install smart home features — Improves energy efficiency and adds modern amenities

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and resale value ↑
• Resale Replace carpet with hardwood — Hardwood is more desirable and durable ↑
• Both Install smart home features — Improves energy efficiency and adds modern amenities ↑

ⓘ 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: Hamilton Local
• NCES district ID: 3904695
• Math proficiency: 43% ▼ -26.00%
• Reading proficiency: 56% ▼ -8.00%
• Median HH income: $48,148
• Composite: 42.14/100
• National rank: #3308
• State rank: #445 of 656 in OH

Livability — Obetz

• Score: 63/100
• State rank: #849
• US rank: #15892

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Franklin County · 1,351,780 people
• Metro: Columbus, OH
• Population (ZIP): 47,272
• Household income: $63,310
• Rent vs Own: 41.0% rent · 59.0% own
• Severe rent burden: 1679.0

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: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 59% Black 28% Two or more races 7% Hispanic / Latino 5% Asian 1%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Italian 2% Romanian 2% Slovak 1%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Spanish 3% 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: ▼ -244.33%
• Current HPI: 268.3028
• Rent YoY: ▲ 2.32%
• 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

• 2026-06-03 Coming Soon $114,900 CBRMLS