8835 Iroquois Way · Orient, OH 43146

$159,900

3 bd · 2.0 ba · 1,580 sqft · SingleFamily · 78 Days on market

Built 2026 Poor condition $101/sqft · 50% below area $575/mo HOA · 32% of rent ↓ 11% since listing

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Cash flow +6.6/30.0
• 1% rule +6.2/10.0
• Schools +5.6/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0
• DSCR +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks

Fox Lair Farms Manufactured Home Park is a manufactured home community located at 10185 Darby Creek Rd in Orient, Ohio, just south of Columbus. Designed for affordable, low-maintenance living Residents own their homes but rent the lot 🌳 Setting & Location Situated in a rural/suburban area of Orient Roughly 15 minutes from downtown Columbus, offering convenient access to jobs, shopping, and entertainment Known for a quiet, park-like or countryside atmosphere 🏠 Homes & Living Style Homes in Fox Lair Farms are typically: Manufactured homes (single-wide or double-wide) New build models of all shapes and sizes available.

Key facts

• 2 parking spots
• Built 2026
• Listed 77 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $160k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $-261 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $122k (23.6% below list).
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $122k (23.6% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 52/100 on livability (#1,166 in OH) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A, employment B; Watch: amenities F, commute F, housing F.
• Westfall Local (rural): math 49% / reading 66% proficiency, ranked #304 of 656 in OH (top 46%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Westfall Elementary School (math 48% / reading 67%, grade C+, #721 of 1,584 statewide, top 46%, 648 students, 46% FRL); Westfall Middle School (math 55% / reading 63%, grade B, #280 of 654 statewide, top 44%, 340 students, 43% FRL); Westfall High School (math 37% / reading 67%, grade D+, #343 of 781 statewide, top 47%, 424 students, 36% FRL) — zoned schools at 42% FRL track the district average.
• Market conditions: 28 active listings in the ZIP; 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 $1k of loan paydown is wiped out by about $5k 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.

Negotiation context

• It's been on market 78 days — a 6% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: HOA is 32% of rent.

Recommended offer $122,090 (23.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 78 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. 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.
10. 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.
11. 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: 1.12% ✓
• Cap rate: 4.33%
• Cash-on-cash: -7.00%
• DSCR: 0.69
• GRM: 7.4

CMA / ARV

• ARV (median comp): $321,326
• List price: $159,900
• Delta: -50.24%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12764 Cleo Rd	0.66mi	3/2.0	1,600 (+1%)	2mo	$313,000	$196	65
12310 Graham Dr	0.81mi	3/1.5	1,564 (-1%)	10mo	$350,000	$224	53
11216 Lakeview Dr	0.74mi	3/2.0	1,512 (-4%)	10mo	$328,000	$217	50
12639 Graham Dr	0.68mi	3/2.0	1,417 (-10%)	8mo	$280,000	$198	44
11444 Ballah Rd	1.02mi	3/1.5	1,856 (+18%)	9mo	$287,000	$155	31
12490 Graham Dr	0.73mi	4/2.0 (+1)	1,876 (+19%)	22mo	$305,000	$163	17

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: -28.1%
• Equity multiple: 0.06×
• Total profit: $-42,172
• Equity at exit: $23,842

10-year hold

• IRR: -25.7%
• Equity multiple: -0.26×
• Total profit: $-56,607
• Equity at exit: $13,825

Cash invested: $44,772 (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 →

Seller's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 0 active · 1 under contract
• Months of supply: 0.0 mo

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 43146

• Home prices YoY: -26.8%
• Active inventory: 28
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,796 medium
• Mortgage (P&I): −$839
• Tax est. 1.5%: −$200 /mo · $2,398/yr
• Insurance: −$67
• HOA: −$575
• Vacancy / Maint / Mgmt: −$377
• Net cashflow: $-261

Break-even live

Break-even rent $2,127

Max offer price $122,090

Occupancy floor —

Sensitivity live

Price	-10% $-151	-5% $-206	+0% $-261	+5% $-317	+10% $-372
Rent	-10% $-403	-5% $-332	+0% $-261	+5% $-190	+10% $-119
Rate	-1.0pp $-181	-0.5pp $-221	base $-261	+0.5pp $-303	+1.0pp $-345

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: $39,975
• Closing costs: $4,797
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-26
   days on market $159,900 Active 78 DOM
2. 2026-06-22
   days on market $159,900 Active 74 DOM
3. 2026-06-21
   days on market $159,900 Active 73 DOM
4. 2026-06-21
   days on market $159,900 Active 72 DOM
5. 2026-06-18
   days on market $159,900 Active 70 DOM
6. 2026-06-17
   days on market $159,900 Active 69 DOM
7. 2026-06-16
   days on market $159,900 Active 68 DOM
8. 2026-06-15
   days on market $159,900 Active 67 DOM
9. 2026-06-13
   days on market $159,900 Active 65 DOM
10. 2026-06-12
    days on market $159,900 Active 64 DOM
11. 2026-06-09
    days on market $159,900 Active 61 DOM
12. 2026-06-08
    days on market $159,900 Active 60 DOM
13. 2026-06-08
    days on market $159,900 Active 59 DOM
14. 2026-06-05
    days on market $159,900 Active 57 DOM
15. 2026-06-04
    days on market $159,900 Active 55 DOM
16. 2026-06-02
    days on market $159,900 Active 54 DOM
17. 2026-06-01
    days on market $159,900 Active 53 DOM
18. 2026-05-31
    days on market $159,900 Active 52 DOM
19. 2026-04-07
    listed $159,900 Active
20. 2026-03-19
    historical
21. 2026-02-22
    price $170,000
22. 2026-01-15
    price $174,000
23. 2025-09-25
    listed $179,000 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 · 16 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: $21,550
• − Mortgage interest: −$8,957
• − Property taxes: −$2,398
• − Insurance: −$800
• − Repairs & maintenance: −$1,724
• − Management: −$1,724
• − HOA: −$6,900
• − Depreciation: −$4,652
• Taxable loss: −$5,604
• Est. tax savings @ 24.0%: +$1,345
• After-tax cash flow: $-1,791/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 · 1 photo

Poor 20/100 Extensive rehab Est. rehab $79,000–$142,200 screening

This manufactured home requires extensive repairs and updates to its exterior, interior, and systems, significantly impacting its resale and rental value. Immediate attention to these areas is crucial for increasing its value.

Repairs flagged

• Major exterior siding — Significant wear and tear visible.
• Major roof — Significant wear and tear visible.
• Major windows — Significant wear and tear visible.
• Major landscaping — Sparse vegetation and no visible curb appeal.
• Major interior walls/paint — No interior walls or paint are visible in the photos, but given the exterior condition, it's likely poor.
• Major bathrooms — No bathrooms are visible in the photos, but given the exterior condition, it's likely poor.
• Major kitchen — No kitchen is visible in the photos, but given the exterior condition, it's likely poor.
• Major HVAC/mechanicals — No HVAC or mechanicals are visible in the photos, but given the exterior condition, it's likely poor.
• Major foundation/structure — No foundation or structure is visible in the photos, but given the exterior condition, it's likely poor.

Value-add opportunities

• Both exterior siding and roof repair — Both repairs are critical for both resale and rental value. ↑
• Both landscaping and curb appeal — Improving the landscaping will enhance both resale and rental value. ↑
• Both interior painting and updates — Given the poor exterior condition, interior updates will significantly improve the home's overall appeal. ↑
• Both HVAC and mechanicals — Upgrading HVAC and mechanicals will improve comfort and energy efficiency, enhancing both resale and rental value. ↑
• Both bathrooms and kitchen — Updating bathrooms and kitchen will improve functionality and appeal, enhancing both resale and rental value. ↑

ⓘ Rehab cost is a screening estimate — Extensive scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

D Composite school gradezoned avg 56/100

Zoned Schools

Elementary Westfall Elementary School C+ OH #721/1,584 Nat'l #8,415/41,679 Middle Westfall Middle School B OH #280/654 Nat'l #1,951/14,009 High Westfall High School D+ OH #343/781 Nat'l #5,016/17,239

Schools (NCES district)

• District: Westfall Local
• NCES district ID: 3904910
• Math proficiency: 49% ▼ -15.00%
• Reading proficiency: 66% ▬ 0.00%
• Median HH income: $63,733
• Composite: 50.25/100
• National rank: #1891
• State rank: #304 of 656 in OH

D Composite livability gradescore 52/100

Livability — Orient

• Score: 52/100
• State rank: #1166
• US rank: #24956

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Pickaway · 59,488 people
• Metro: Columbus, OH
• Population (ZIP): 13,325
• Household income: $73,904
• Rent vs Own: 13.1% rent · 86.9% own

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Black 11% Two or more races 6% Hispanic / Latino 3%
• Common ancestry: Iranian 2% Slovak 1% Romanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 1% Other Indo-European 1%

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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: ▼ -99.05%
• Current HPI: 271.1768
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 1.98%
• F500 in state: 48

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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

-10.7% since first listed

6 events — show timeline

• 2026-06-26 Listing Removed — CBRMLS
• 2026-04-07 Listed $159,900 CBRMLS
• 2026-03-19 Listing Removed — CBRMLS
• 2026-02-22 Price Changed $170,000 CBRMLS
• 2026-01-15 Price Changed $174,000 CBRMLS
• 2025-09-25 Listed $179,000 CBRMLS