5125 Olive Branch Rd · Plain City, OH 43064

$99,900

3 bd · 2.0 ba · 1,800 sqft · SingleFamily · 7 Days on market

Built 2004 Good condition Est $140k · 29% under $808/mo HOA · 34% of rent

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +6.2/10.0
• Livability +4.0/5.0
• Condition / age +3.8/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to Canaan Land Community in Plain City! Located in the highly sought-after Jonathan Alder School District and less than 30 minutes from Downtown Columbus, this well-maintained 3-bedroom, 2-bath manufactured home offers comfortable living with an open and inviting floor plan. Step inside to find a spacious living room, generous dining area, and a bright kitchen featuring abundant cabinetry, ample counter space, and a center island perfect for meal prep or casual dining. The large owner's suite complete with a walk-in closet, double vanity, soaking tub, and separate shower. The additional bedrooms are generously sized and share a full bath. A second living area with a cozy firepl

Key facts

• 2 parking spots
• Community pool
• Built 2004

Property features AI

Finance

• HOA & community: Homeowners association with monthly fee; HOA amenities include a park and pool; HOA fee includes trash service

Exterior

• Parking: 2-car carport
• Utilities: Private water; Private sewer
• Home design: Single family residence; One story; Built in 2004; No common walls
• Construction: Other foundation
• Exterior features: Shed(s) and outbuilding

Interior

• Bedrooms: 3 main-level bedrooms
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Electric forced-air heating
• Interior features: Insulated windows; One fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $100k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $397 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Cap rate 11.1% 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 $691 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 $28k cash investment doubles in ~7 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: HOA is 34% of rent.

Recommended offer $99,900

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 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: 2.40% ✓
• Cap rate: 11.07%
• Cash-on-cash: 17.05%
• DSCR: 1.76
• GRM: 3.5

CMA / ARV

• ARV (on-the-fly): $140,400
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5115 Olive Branch Rd	0.01mi	4/2.0 (+1)	1,538 (-15%)	1mo	$120,000	$78	69

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: 8.7%
• Equity multiple: 1.35×
• Total profit: $9,656
• Equity at exit: $14,895

10-year hold

• IRR: 18.3%
• Equity multiple: 2.54×
• Total profit: $43,165
• Equity at exit: $8,638

Cash invested: $27,972 (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: 3.5×

Monthly cashflow live

• Estimated rent: $2,400 medium
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,498/yr
• Insurance: −$42
• HOA: −$808
• Vacancy / Maint / Mgmt: −$504
• Net cashflow: $397

Break-even live

Break-even rent $1,897

Max offer price $99,900

Occupancy floor 78%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $808 · $9,696/yr

Listing history 10 events

1. 2026-06-18
   days on market $99,900 Active 7 DOM
2. 2026-06-17
   price $99,900 Active 6 DOM
3. 2026-06-17
   days on market $109,900 Active 6 DOM
4. 2026-06-16
   days on market $109,900 Active 5 DOM
5. 2026-06-15
   days on market $109,900 Active 4 DOM
6. 2026-06-13
   statusdays on market $109,900 Active 2 DOM
7. 2026-06-09
   days on market $109,900 Coming Soon 3 DOM
8. 2026-06-08
   days on market $109,900 Coming Soon 2 DOM
9. 2026-06-07
   remarks 699-char remark
10. 2026-06-07
    listed $109,900 Coming Soon 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 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 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,797
• − Mortgage interest: −$5,596
• − Property taxes: −$1,498
• − Insurance: −$500
• − Repairs & maintenance: −$2,304
• − Management: −$2,304
• − HOA: −$9,696
• − Depreciation: −$2,906
• Taxable income: $3,993
• Est. tax owed @ 24.0%: −$958
• After-tax cash flow: $3,811/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 well-maintained 3-bedroom, 2-bath manufactured home offers a good condition with some cosmetic updates needed for a fresh look and improved value.

Repairs flagged

• Minor Kitchen cabinets — Worn appearance
• Minor Bathroom sink — Appears stained

Value-add opportunities

• Both Paint fresh coat — Fresh paint enhances curb appeal and interior aesthetics
• Both Replace worn kitchen cabinets — New cabinets improve functionality and appearance
• Both Clean and organize bathrooms — A clean and organized bathroom enhances the home's appeal

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Worn appearance	Minor	$500–3,000
Bathroom sink · Appears stained	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both Paint fresh coat — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replace worn kitchen cabinets — New cabinets improve functionality and appearance ↑
• Both Clean and organize bathrooms — A clean and organized bathroom enhances the home's 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

1 event — show timeline

• 2026-06-06 Coming Soon $109,900 CBRMLS