Hardin Plan · Plain City, OH 43064

$343,990

3 bd · 2.0 ba · 1,498 sqft · SingleFamily · 307 Days on market

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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
• Schools +6.2/10.0
• Cash flow +6.1/30.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.4/10.0
• DSCR +0.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to the inviting Hardin floor plan, a thoughtfully designed single-level new construction home featuring 3 bedrooms and 2 full baths. Perfect for both everyday living and entertaining, the open-concept great room flows seamlessly into the spacious kitchen, equipped with sleek cabinetry, durable hard-surface countertops, a large built-in island, a convenient corner walk-in pantry, and stainless-steel appliances, capable of hosting dinner parties or simply keeping up with a rambunctious family. The private primary suite includes a large ensuite bath with double vanities and a generous walk-in closet, offering the perfect blend of style and function. Relax and enjoy outdoor living on the covered rear patio, a peaceful spot for summer evenings or weekend gatherings. With its smart single-level design, modern finishes, and low-maintenance appeal, the Hardin is ideal for families, first-time buyers, or those looking to downsize without sacrificing comfort. Schedule a tour today and experience the ease and quality of owning a brand-new home. All D. R. Horton Columbus homes include our America's Smart Home℠ Technology which allows you to monitor and control your home from your couch or from 500 miles away and connect to your home with your smartphone, tablet, or computer. This home is an incredible value with all the benefits of new construction. Ask about our Main Street Stars Savings Program!

Key facts

• Spacious kitchen
• Built-in island
• 2 garage spots

Tags

• OPEN CONCEPT GREAT ROOM
• SPACIOUS KITCHEN
• BUILT-IN ISLAND
• STAINLESS STEEL APPLIANCES
• HARD SURFACE COUNTERS
• CORNER WALK-IN PANTRY

🏗️ New construction. The $343,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $393,472.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $344k.

Deal economics

• At list price, monthly cash flow is $-731 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $288k (16.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $252k (26.8% below list).
• Recommended offer: $252k (26.8% below list) — sets the bar for 1% rule.
• Cap rate 4.1% vs local median 3.2% in Plain City — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 2 comparable units currently listed for rent nearby; 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 $3k of loan paydown is wiped out by about $12k 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.

Negotiation context

• It's been on market 307 days — a 12% lower offer ($303k) is reasonable based on typical stale-listing flexibility.

Recommended offer $251,721 (26.8% 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 307 days. Have you received any prior offers? Is the seller open to a 27% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.64% ✗
• Cap rate: 4.06%
• Cash-on-cash: -7.96%
• DSCR: 0.65
• GRM: 13.0

CMA / ARV

• ARV (median comp): $393,472
• List price: $343,990
• Delta: -12.58%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
408 Madison Way	0.04mi	3/2.0	1,498 (0%)	2mo	$350,535	$234	97
725 Maria Dr	0.11mi	3/2.0	1,498 (0%)	3mo	$342,900	$229	92
717 Maria Dr	0.09mi	3/2.0	1,498 (0%)	4mo	$335,390	$224	92
742 Maria Dr	0.14mi	3/2.0	1,498 (0%)	7mo	$337,615	$225	88
406 Emily Dr	0.20mi	3/2.0	1,498 (0%)	6mo	$366,000	$244	86
494 Darliene Dr	0.72mi	3/2.0	1,500 (+0%)	1mo	$389,603	$260	66
1662 Estates Rd	0.39mi	3/2.0	1,613 (+8%)	6mo	$385,000	$239	64
542 Gray St	0.69mi	3/1.0	1,549 (+3%)	4mo	$300,500	$194	55
1993 Reserve Rd	0.55mi	3/2.0	1,693 (+13%)	4mo	$377,990	$223	50
498 Darliene Dr	0.73mi	3/2.0	1,664 (+11%)	0mo	$422,590	$254	47
486 Darliene Dr	0.70mi	3/2.0	1,664 (+11%)	2mo	$393,052	$236	47
471 Ashley Dr	0.67mi	3/2.0	1,664 (+11%)	6mo	$418,000	$251	45

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: -30.3%
• Equity multiple: -0.00×
• Total profit: $-110,253
• Equity at exit: $58,668

10-year hold

• IRR: -32.0%
• Equity multiple: -0.41×
• Total profit: $-155,769
• Equity at exit: $34,020

Cash invested: $110,172 (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 43064

• Active inventory: 414
• Price-to-rent: 11.4×

Monthly cashflow live

• Estimated rent: $2,517 medium
• Mortgage (P&I): −$2,063
• Tax est. 1.5%: −$492 /mo · $5,902/yr
• Insurance: −$164
• HOA: −$0
• Vacancy / Maint / Mgmt: −$529
• Net cashflow: $-731

Break-even live

Break-even rent $3,442

Max offer price $287,754

Occupancy floor —

Sensitivity live

Price	-10% $-459	-5% $-595	+0% $-731	+5% $-867	+10% $-1,003
Rent	-10% $-929	-5% $-830	+0% $-731	+5% $-631	+10% $-532
Rate	-1.0pp $-532	-0.5pp $-631	base $-731	+0.5pp $-833	+1.0pp $-936

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: $98,368
• Closing costs: $11,804
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
738 Maria Dr Plain City, OH	3.0	2.0	1865	$2,495	$1.34	17d	1	0.12mi
511 Darliene Dr Plain City, OH	3.0	2.0	1500	$2,700	$1.80	2d	1	0.76mi

Listing history 14 events

1. 2026-06-18
   days on market $343,990 Active 307 DOM
2. 2026-06-17
   days on market $343,990 Active 306 DOM
3. 2026-06-16
   days on market $343,990 Active 305 DOM
4. 2026-06-15
   days on market $343,990 Active 304 DOM
5. 2026-06-13
   days on market $343,990 Active 302 DOM
6. 2026-06-09
   days on market $343,990 Active 298 DOM
7. 2026-06-08
   days on market $343,990 Active 297 DOM
8. 2026-06-07
   days on market $343,990 Active 296 DOM
9. 2026-06-03
   days on market $343,990 Active 292 DOM
10. 2026-06-02
    days on market $343,990 Active 291 DOM
11. 2026-06-01
    days on market $343,990 Active 290 DOM
12. 2026-05-31
    days on market $343,990 Active 289 DOM
13. 2025-11-06
    price $343,990 1416-char remark

    Show marketing remark (1416 chars)

    Welcome to the inviting Hardin floor plan, a thoughtfully designed single-level new construction home featuring 3 bedrooms and 2 full baths. Perfect for both everyday living and entertaining, the open-concept great room flows seamlessly into the spacious kitchen, equipped with sleek cabinetry, durable hard-surface countertops, a large built-in island, a convenient corner walk-in pantry, and stainless-steel appliances, capable of hosting dinner parties or simply keeping up with a rambunctious family. The private primary suite includes a large ensuite bath with double vanities and a generous walk-in closet, offering the perfect blend of style and function. Relax and enjoy outdoor living on the covered rear patio, a peaceful spot for summer evenings or weekend gatherings. With its smart single-level design, modern finishes, and low-maintenance appeal, the Hardin is ideal for families, first-time buyers, or those looking to downsize without sacrificing comfort. Schedule a tour today and experience the ease and quality of owning a brand-new home. All D. R. Horton Columbus homes include our America's Smart Home℠ Technology which allows you to monitor and control your home from your couch or from 500 miles away and connect to your home with your smartphone, tablet, or computer. This home is an incredible value with all the benefits of new construction. Ask about our Main Street Stars Savings Program!

14. 2025-08-15
    listed $339,990 Active 1416-char remark

    Show marketing remark (1416 chars)

    Welcome to the inviting Hardin floor plan, a thoughtfully designed single-level new construction home featuring 3 bedrooms and 2 full baths. Perfect for both everyday living and entertaining, the open-concept great room flows seamlessly into the spacious kitchen, equipped with sleek cabinetry, durable hard-surface countertops, a large built-in island, a convenient corner walk-in pantry, and stainless-steel appliances, capable of hosting dinner parties or simply keeping up with a rambunctious family. The private primary suite includes a large ensuite bath with double vanities and a generous walk-in closet, offering the perfect blend of style and function. Relax and enjoy outdoor living on the covered rear patio, a peaceful spot for summer evenings or weekend gatherings. With its smart single-level design, modern finishes, and low-maintenance appeal, the Hardin is ideal for families, first-time buyers, or those looking to downsize without sacrificing comfort. Schedule a tour today and experience the ease and quality of owning a brand-new home. All D. R. Horton Columbus homes include our America's Smart Home℠ Technology which allows you to monitor and control your home from your couch or from 500 miles away and connect to your home with your smartphone, tablet, or computer. This home is an incredible value with all the benefits of new construction. Ask about our Main Street Stars Savings Program!

ⓘ 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: $30,207
• − Mortgage interest: −$22,041
• − Property taxes: −$5,902
• − Insurance: −$1,967
• − Repairs & maintenance: −$2,417
• − Management: −$2,417
• − Depreciation: −$11,446
• Taxable loss: −$15,983
• Est. tax savings @ 24.0%: +$3,836
• After-tax cash flow: $-4,931/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.

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

• Census place: Plain City, OH
• 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

+1.2% since first listed

2 events — show timeline

• 2025-11-06 Price Changed $343,990 Zillow
• 2025-08-15 Listed $339,990 Zillow