Chesapeake Plan · Sunbury, OH 43074

$294,255

4 bd · 2.5 ba · 2,530 sqft · SingleFamily · 706 Days on market

Poor condition

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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).

• Schools +7.6/10.0
• ARV discount +7.5/15.0
• Cash flow +4.3/30.0
• Livability +3.7/5.0
• Rent growth +2.6/5.0
• Condition / age +1.0/5.0
• 1% rule +0.4/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

TO-BE-BUILT CUSTOM HOMES ON YOUR LAND. HOMES ARE NOT PREBUILT. PRICING REFLECTS THE TO-BE-BUILT HOME ONLY, AND DOES NOT INCLUDE LAND OR LAND IMPROVEMENTS. We can build a custom home on your lot in most counties in Ohio and many counties in Pennsylvania, Michigan, West Virginia. We do not sell land, but please contact us if you are looking to acquire land for a custom home. Introducing a lake home big enough for the whole family. At over 2,500 square feet, with four bedrooms and a loft (not to mention a big laundry room), you'll be able to host waterside sleepovers. And the large, open design and central kitchen island invite parties of all sizes. Meanwhile, the party hosts get to escape to a spacious and private owner suite when the day, and the party, are done.

Key facts

• Open design
• Listed 706 days

Tags

• CUSTOM HOMES ON YOUR LAND
• CENTRAL KITCHEN ISLAND
• OPEN DESIGN

🏗️ New construction. The $294,255 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $539,157.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $294k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $-1k ($-17k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $289k (1.7% below list).
• Recommended offer: $259k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 74/100 on livability (#274 in OH, #4,498 nationally) — a middle-class / working-renter tenant base. Strengths: schools A+, crime A+, employment A+; Watch: amenities F, commute F, health & safety F.
• Olentangy Local (rural): math 81% / reading 84% proficiency, ranked #18 of 656 in OH (top 3%) — strong family-tenant draw, lease renewals of 3-5y typical; only 5% free/reduced lunch — higher-income household profile.
• Market conditions: Rents flat; 249 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 2,233 units permitted in Delaware County in 2024 (304 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $16k of value loss. Plan a longer hold.
• Delaware County population projected at +37% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 706 days — a 12% lower offer ($259k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price.

Recommended offer $258,944 (12.0% 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 706 days. Have you received any prior offers? Is the seller open to a 12% 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. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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 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?
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: 0.54% ✗
• Cap rate: 3.09%
• Cash-on-cash: -11.45%
• DSCR: 0.49
• GRM: 15.5

CMA / ARV

• ARV (median comp): $539,157
• List price: $294,255
• Delta: -45.42%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
187 N Three B's & K Rd	0.17mi	3/3.0 (-1)	2,500 (-1%)	14mo	$635,000	$254	71
678 Holbrook Dr	0.69mi	4/2.5	2,448 (-3%)	1mo	$552,500	$226	62
6866 Ringbill	0.29mi	3/3.0 (-1)	2,450 (-3%)	20mo	$448,988	$183	57
648 Venstrom Dr	0.65mi	4/2.5	2,564 (+1%)	15mo	$500,000	$195	55
500 Cormorant Dr	0.51mi	3/2.5 (-1)	2,467 (-2%)	16mo	$490,000	$199	54
743 Holbrook Dr	0.73mi	4/2.5	2,456 (-3%)	14mo	$514,000	$209	49
520 Cormorant Dr	0.53mi	4/2.5	2,317 (-8%)	15mo	$471,290	$203	49
7247 Whimbrel Ln	0.49mi	4/3.5	2,654 (+5%)	23mo	$500,000	$188	46
7306 Whimbrel Ln	0.49mi	4/2.5	2,866 (+13%)	11mo	$545,000	$190	46
7377 Whimbrel Ln	0.56mi	3/3.0 (-1)	2,251 (-11%)	15mo	$435,000	$193	36

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 · 0.31% rent growth · sell at horizon

5-year hold

• IRR: -40.2%
• Equity multiple: -0.24×
• Total profit: $-186,656
• Equity at exit: $80,390

10-year hold

• IRR: -84.1%
• Equity multiple: -1.05×
• Total profit: $-310,104
• Equity at exit: $46,616

Cash invested: $150,964 (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 43074

• Rents YoY: 0.3%
• Active inventory: 249
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $2,894 medium
• Mortgage (P&I): −$2,827
• Tax est. 1.5%: −$674 /mo · $8,087/yr
• Insurance: −$225
• HOA: −$0
• Vacancy / Maint / Mgmt: −$608
• Net cashflow: $-1,440

Break-even live

Break-even rent $4,716

Max offer price $330,806

Occupancy floor —

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: $134,789
• Closing costs: $16,175
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7311 Blackwell Dr Sunbury, OH	4.0	3.0	2812	$2,897	$1.03	7d	1	0.66mi
560 Habitat Way Sunbury, OH	4.0	2.5	2700	$3,299	$1.22	43d	1	0.67mi
1155 S 3 Bs and K Rd Galena, OH	4.0	2.5	1978	$3,290	$1.66	23d	1	1.07mi

Listing history 22 events

1. 2026-06-18
   days on market $294,255 Active 706 DOM
2. 2026-06-17
   days on market $294,255 Active 705 DOM
3. 2026-06-16
   days on market $294,255 Active 704 DOM
4. 2026-06-15
   days on market $294,255 Active 703 DOM
5. 2026-06-13
   days on market $294,255 Active 701 DOM
6. 2026-06-13
   days on market $294,255 Active 700 DOM
7. 2026-06-10
   days on market $294,255 Active 697 DOM
8. 2026-06-08
   days on market $294,255 Active 696 DOM
9. 2026-06-07
   days on market $294,255 Active 695 DOM
10. 2026-06-05
    days on market $294,255 Active 692 DOM
11. 2026-06-03
    days on market $294,255 Active 691 DOM
12. 2026-06-02
    days on market $294,255 Active 690 DOM
13. 2026-06-01
    days on market $294,255 Active 689 DOM
14. 2026-05-31
    days on market $294,255 Active 688 DOM
15. 2026-05-02
    price $294,255 772-char remark

    Show marketing remark (772 chars)

    TO-BE-BUILT CUSTOM HOMES ON YOUR LAND. HOMES ARE NOT PREBUILT. PRICING REFLECTS THE TO-BE-BUILT HOME ONLY, AND DOES NOT INCLUDE LAND OR LAND IMPROVEMENTS. We can build a custom home on your lot in most counties in Ohio and many counties in Pennsylvania, Michigan, West Virginia. We do not sell land, but please contact us if you are looking to acquire land for a custom home. Introducing a lake home big enough for the whole family. At over 2,500 square feet, with four bedrooms and a loft (not to mention a big laundry room), you'll be able to host waterside sleepovers. And the large, open design and central kitchen island invite parties of all sizes. Meanwhile, the party hosts get to escape to a spacious and private owner suite when the day, and the party, are done.

16. 2025-12-16
    price $290,150 772-char remark

    Show marketing remark (772 chars)

    TO-BE-BUILT CUSTOM HOMES ON YOUR LAND. HOMES ARE NOT PREBUILT. PRICING REFLECTS THE TO-BE-BUILT HOME ONLY, AND DOES NOT INCLUDE LAND OR LAND IMPROVEMENTS. We can build a custom home on your lot in most counties in Ohio and many counties in Pennsylvania, Michigan, West Virginia. We do not sell land, but please contact us if you are looking to acquire land for a custom home. Introducing a lake home big enough for the whole family. At over 2,500 square feet, with four bedrooms and a loft (not to mention a big laundry room), you'll be able to host waterside sleepovers. And the large, open design and central kitchen island invite parties of all sizes. Meanwhile, the party hosts get to escape to a spacious and private owner suite when the day, and the party, are done.

17. 2025-03-26
    price $287,950 772-char remark

    Show marketing remark (772 chars)

    TO-BE-BUILT CUSTOM HOMES ON YOUR LAND. HOMES ARE NOT PREBUILT. PRICING REFLECTS THE TO-BE-BUILT HOME ONLY, AND DOES NOT INCLUDE LAND OR LAND IMPROVEMENTS. We can build a custom home on your lot in most counties in Ohio and many counties in Pennsylvania, Michigan, West Virginia. We do not sell land, but please contact us if you are looking to acquire land for a custom home. Introducing a lake home big enough for the whole family. At over 2,500 square feet, with four bedrooms and a loft (not to mention a big laundry room), you'll be able to host waterside sleepovers. And the large, open design and central kitchen island invite parties of all sizes. Meanwhile, the party hosts get to escape to a spacious and private owner suite when the day, and the party, are done.

18. 2025-03-21
    price $287,050 772-char remark

    Show marketing remark (772 chars)

    TO-BE-BUILT CUSTOM HOMES ON YOUR LAND. HOMES ARE NOT PREBUILT. PRICING REFLECTS THE TO-BE-BUILT HOME ONLY, AND DOES NOT INCLUDE LAND OR LAND IMPROVEMENTS. We can build a custom home on your lot in most counties in Ohio and many counties in Pennsylvania, Michigan, West Virginia. We do not sell land, but please contact us if you are looking to acquire land for a custom home. Introducing a lake home big enough for the whole family. At over 2,500 square feet, with four bedrooms and a loft (not to mention a big laundry room), you'll be able to host waterside sleepovers. And the large, open design and central kitchen island invite parties of all sizes. Meanwhile, the party hosts get to escape to a spacious and private owner suite when the day, and the party, are done.

19. 2025-03-18
    price $287,950 772-char remark

    Show marketing remark (772 chars)

    TO-BE-BUILT CUSTOM HOMES ON YOUR LAND. HOMES ARE NOT PREBUILT. PRICING REFLECTS THE TO-BE-BUILT HOME ONLY, AND DOES NOT INCLUDE LAND OR LAND IMPROVEMENTS. We can build a custom home on your lot in most counties in Ohio and many counties in Pennsylvania, Michigan, West Virginia. We do not sell land, but please contact us if you are looking to acquire land for a custom home. Introducing a lake home big enough for the whole family. At over 2,500 square feet, with four bedrooms and a loft (not to mention a big laundry room), you'll be able to host waterside sleepovers. And the large, open design and central kitchen island invite parties of all sizes. Meanwhile, the party hosts get to escape to a spacious and private owner suite when the day, and the party, are done.

20. 2024-11-02
    price $287,050 772-char remark

    Show marketing remark (772 chars)

    TO-BE-BUILT CUSTOM HOMES ON YOUR LAND. HOMES ARE NOT PREBUILT. PRICING REFLECTS THE TO-BE-BUILT HOME ONLY, AND DOES NOT INCLUDE LAND OR LAND IMPROVEMENTS. We can build a custom home on your lot in most counties in Ohio and many counties in Pennsylvania, Michigan, West Virginia. We do not sell land, but please contact us if you are looking to acquire land for a custom home. Introducing a lake home big enough for the whole family. At over 2,500 square feet, with four bedrooms and a loft (not to mention a big laundry room), you'll be able to host waterside sleepovers. And the large, open design and central kitchen island invite parties of all sizes. Meanwhile, the party hosts get to escape to a spacious and private owner suite when the day, and the party, are done.

21. 2024-08-14
    price $284,550 772-char remark

    Show marketing remark (772 chars)

    TO-BE-BUILT CUSTOM HOMES ON YOUR LAND. HOMES ARE NOT PREBUILT. PRICING REFLECTS THE TO-BE-BUILT HOME ONLY, AND DOES NOT INCLUDE LAND OR LAND IMPROVEMENTS. We can build a custom home on your lot in most counties in Ohio and many counties in Pennsylvania, Michigan, West Virginia. We do not sell land, but please contact us if you are looking to acquire land for a custom home. Introducing a lake home big enough for the whole family. At over 2,500 square feet, with four bedrooms and a loft (not to mention a big laundry room), you'll be able to host waterside sleepovers. And the large, open design and central kitchen island invite parties of all sizes. Meanwhile, the party hosts get to escape to a spacious and private owner suite when the day, and the party, are done.

22. 2024-07-12
    listed $283,550 Active 772-char remark

    Show marketing remark (772 chars)

    TO-BE-BUILT CUSTOM HOMES ON YOUR LAND. HOMES ARE NOT PREBUILT. PRICING REFLECTS THE TO-BE-BUILT HOME ONLY, AND DOES NOT INCLUDE LAND OR LAND IMPROVEMENTS. We can build a custom home on your lot in most counties in Ohio and many counties in Pennsylvania, Michigan, West Virginia. We do not sell land, but please contact us if you are looking to acquire land for a custom home. Introducing a lake home big enough for the whole family. At over 2,500 square feet, with four bedrooms and a loft (not to mention a big laundry room), you'll be able to host waterside sleepovers. And the large, open design and central kitchen island invite parties of all sizes. Meanwhile, the party hosts get to escape to a spacious and private owner suite when the day, and the party, are done.

ⓘ 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: $34,726
• − Mortgage interest: −$30,201
• − Property taxes: −$8,087
• − Insurance: −$2,696
• − Repairs & maintenance: −$2,778
• − Management: −$2,778
• − Depreciation: −$15,685
• Taxable loss: −$27,499
• Est. tax savings @ 24.0%: +$6,600
• After-tax cash flow: $-10,679/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 · 5 photos

Poor 20/100 Extensive rehab

This property is a new home with a fresh paint job and landscaping, but the independent street-level image reveals a worn asphalt road and a lack of maintenance on the property's exterior, indicating that extensive repairs and maintenance are needed to improve its condition and value.

Repairs flagged

• Major roof — The independent street-level image does not show a clear view of the roof, but the listing suggests a new home with a floor plan, indicating that the roof is likely in good condition.
• Major exterior siding — The independent street-level image shows a worn asphalt road and a lack of maintenance on the property's exterior, such as missing or damaged siding.
• Major foundation — The independent street-level image shows a worn asphalt road and a lack of maintenance on the property's exterior, which could indicate potential foundation issues.

Value-add opportunities

• Resale Paint the exterior and repair the siding — Painting the exterior and repairing the siding will improve the home's curb appeal and make it more attractive to potential buyers.
• Rental Landscaping and fence repair — Landscaping and fence repair will improve the home's curb appeal and make it more attractive to potential renters.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · The independent street-level image does not show a clear view of the roof, but the listing suggests a new home with a floor plan, indicating that the roof is likely in good condition.	Major	$15,000–50,000
exterior siding · The independent street-level image shows a worn asphalt road and a lack of maintenance on the property's exterior, such as missing or damaged siding.	Major	$15,000–50,000
foundation · The independent street-level image shows a worn asphalt road and a lack of maintenance on the property's exterior, which could indicate potential foundation issues.	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Resale Paint the exterior and repair the siding — Painting the exterior and repairing the siding will improve the home's curb appeal and make it more attractive to potential buyers. ↑
• Rental Landscaping and fence repair — Landscaping and fence repair will improve the home's curb appeal and make it more attractive to potential 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: Olentangy Local
• NCES district ID: 3904676
• Math proficiency: 81% ▼ -8.00%
• Reading proficiency: 84% ▼ -5.00%
• Median HH income: $111,074
• Composite: 75.56/100
• National rank: #132
• State rank: #18 of 656 in OH

Livability — Sunbury

• Score: 74/100
• State rank: #274
• US rank: #4498

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Delaware County · 203,207 people
• City population: 16,873
• Metro: Columbus, OH
• Population (ZIP): 16,873
• Household income: $119,296
• Rent vs Own: 17.5% rent · 82.5% own
• Severe rent burden: 319.0

Population outlook (Delaware County) Hauer SSP2

• Today (2025): 230,854 people
• By 2030: 249,294 · +8.0%
• By 2040: 284,223 · +23.1%
• By 2050: 315,314 · +36.6%
• By 2075: 379,462 · +64.4%
• By 2100: 403,158 · +74.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Hispanic / Latino 4% Two or more races 3% Asian 2% Black 1%
• Common ancestry: Romanian 4% Italian 4% Scottish 3%
• Foreign-born: 3% · China
• Languages at home: 95% English-only · Spanish 2% Other Indo-European 1% Other Asian/Pacific 1%

Political lean MEDSL · Delaware

• 2024 margin: Lean R (+6.6) · D 46.2% · R 52.8%
• 2008→2024 swing: +13.0pp toward D · 2008: -19.6pp · 2024: -6.6pp
• All cycles: 2024: R+6.6 2020: R+6.8 2016: R+16.1 2012: R+23.7 2008: R+19.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -313.60%
• Current HPI: 260.7213
• Rent YoY: ▲ 0.31%
• 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

+3.8% since first listed

8 events — show timeline

• 2026-05-02 Price Changed $294,255 Zillow
• 2025-12-16 Price Changed $290,150 Zillow
• 2025-03-26 Price Changed $287,950 Zillow
• 2025-03-21 Price Changed $287,050 Zillow
• 2025-03-18 Price Changed $287,950 Zillow
• 2024-11-02 Price Changed $287,050 Zillow
• 2024-08-14 Price Changed $284,550 Zillow
• 2024-07-12 Listed $283,550 Zillow