Brookwood Modern Farmhouse Plan · Sunbury, OH 43074

$438,798

4 bd · 3.5 ba · 2,745 sqft · SingleFamily · 671 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).

• Schools +7.6/10.0
• ARV discount +7.5/15.0
• Cash flow +4.1/30.0
• Livability +3.7/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• 1% rule +0.2/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This beautiful four-bedroom ranch-style home is perfect for any setting, from a coastal front to a mountain-top hideaway. A flex room provides space for an office or study, giving you the freedom to let your passions take flight. The spacious great room, formal dining room, and separate breakfast area are all thoughtfully designed for gatherings and family meals. The double garage includes extra storage for lawn equipment or a workshop. From the front porch to the back deck, this home is built for comfort, style, and tradition.

Key facts

• Formal dining room
• Double garage
• Ranch style home

Tags

• RANCH STYLE HOME
• FLEX ROOM
• COZY FIREPLACE
• FORMAL DINING ROOM
• SEPARATE BREAKFAST AREA
• DOUBLE GARAGE

🏗️ New construction. The $438,798 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $551,498.

What this means for you Summary

Snapshot

• This is a 4-bed/3.5-bath single-family listed at $439k.

Deal economics

• At list price, monthly cash flow is $-2k ($-18k/yr) — negative.
• To cash-flow at today's rent, offer at most $331k (24.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $289k (34.0% below list).
• Recommended offer: $289k (34.0% below list) — sets the bar for 1% rule.

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; 246 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $17k 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 671 days — a 12% lower offer ($386k) is reasonable based on typical stale-listing flexibility.

Recommended offer $289,469 (34.0% 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 671 days. Have you received any prior offers? Is the seller open to a 34% 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: 0.52% ✗
• Cap rate: 2.98%
• Cash-on-cash: -11.85%
• DSCR: 0.47
• GRM: 15.9

CMA / ARV

• ARV (median comp): $551,498
• List price: $438,798
• Delta: -20.44%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7306 Whimbrel Ln	0.52mi	4/2.5	2,866 (+4%)	11mo	$545,000	$190	55
187 N Three B's & K Rd	0.25mi	3/3.0 (-1)	2,500 (-9%)	14mo	$635,000	$254	55
7247 Whimbrel Ln	0.53mi	4/3.5	2,654 (-3%)	23mo	$500,000	$188	51
678 Holbrook Dr	0.74mi	4/2.5	2,448 (-11%)	1mo	$552,500	$226	43
6866 Ringbill	0.33mi	3/3.0 (-1)	2,450 (-11%)	20mo	$448,988	$183	43
648 Venstrom Dr	0.70mi	4/2.5	2,564 (-7%)	16mo	$500,000	$195	39
7407 Whimbrel Ln	0.60mi	4/2.5	2,929 (+7%)	23mo	$540,000	$184	38
500 Cormorant Dr	0.56mi	3/2.5 (-1)	2,467 (-10%)	16mo	$490,000	$199	35

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: -41.0%
• Equity multiple: -0.26×
• Total profit: $-194,047
• Equity at exit: $82,230

10-year hold

• IRR: -86.9%
• Equity multiple: -1.09×
• Total profit: $-323,488
• Equity at exit: $47,684

Cash invested: $154,420 (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: 246
• Price-to-rent: 12.6×

Monthly cashflow live

• Estimated rent: $2,895 medium
• Mortgage (P&I): −$2,892
• Tax est. 1.5%: −$689 /mo · $8,272/yr
• Insurance: −$230
• HOA: −$0
• Vacancy / Maint / Mgmt: −$608
• Net cashflow: $-1,524

Break-even live

Break-even rent $4,824

Max offer price $330,904

Occupancy floor —

Sensitivity live

Price	-10% $-1,143	-5% $-1,334	+0% $-1,524	+5% $-1,715	+10% $-1,906
Rent	-10% $-1,753	-5% $-1,639	+0% $-1,524	+5% $-1,410	+10% $-1,296
Rate	-1.0pp $-1,247	-0.5pp $-1,384	base $-1,524	+0.5pp $-1,667	+1.0pp $-1,813

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: $137,875
• Closing costs: $16,545
• 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	8d	1	0.72mi
560 Habitat Way Sunbury, OH	4.0	2.5	2700	$3,299	$1.22	45d	1	0.73mi
1155 S 3 Bs and K Rd Galena, OH	4.0	2.5	1978	$3,290	$1.66	24d	1	0.92mi

Listing history 17 events

1. 2026-06-21
   days on market $438,798 Active 671 DOM
2. 2026-06-18
   days on market $438,798 Active 668 DOM
3. 2026-06-17
   days on market $438,798 Active 667 DOM
4. 2026-06-16
   days on market $438,798 Active 666 DOM
5. 2026-06-15
   days on market $438,798 Active 665 DOM
6. 2026-06-13
   days on market $438,798 Active 663 DOM
7. 2026-06-13
   days on market $438,798 Active 662 DOM
8. 2026-06-10
   days on market $438,798 Active 659 DOM
9. 2026-06-08
   days on market $438,798 Active 658 DOM
10. 2026-06-07
    days on market $438,798 Active 657 DOM
11. 2026-06-05
    days on market $438,798 Active 654 DOM
12. 2026-06-03
    days on market $438,798 Active 653 DOM
13. 2026-06-02
    days on market $438,798 Active 652 DOM
14. 2026-06-01
    days on market $438,798 Active 651 DOM
15. 2026-05-31
    days on market $438,798 Active 650 DOM
16. 2026-03-24
    price $438,798 533-char remark

    Show marketing remark (533 chars)

    This beautiful four-bedroom ranch-style home is perfect for any setting, from a coastal front to a mountain-top hideaway. A flex room provides space for an office or study, giving you the freedom to let your passions take flight. The spacious great room, formal dining room, and separate breakfast area are all thoughtfully designed for gatherings and family meals. The double garage includes extra storage for lawn equipment or a workshop. From the front porch to the back deck, this home is built for comfort, style, and tradition.

17. 2024-08-19
    listed $428,279 Active 533-char remark

    Show marketing remark (533 chars)

    This beautiful four-bedroom ranch-style home is perfect for any setting, from a coastal front to a mountain-top hideaway. A flex room provides space for an office or study, giving you the freedom to let your passions take flight. The spacious great room, formal dining room, and separate breakfast area are all thoughtfully designed for gatherings and family meals. The double garage includes extra storage for lawn equipment or a workshop. From the front porch to the back deck, this home is built for comfort, style, and tradition.

ⓘ 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 ≥99°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $34,736
• − Mortgage interest: −$30,892
• − Property taxes: −$8,272
• − Insurance: −$2,757
• − Repairs & maintenance: −$2,779
• − Management: −$2,779
• − Depreciation: −$16,044
• Taxable loss: −$28,788
• Est. tax savings @ 24.0%: +$6,909
• After-tax cash flow: $-11,385/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: 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

+2.5% since first listed

2 events — show timeline

• 2026-03-24 Price Changed $438,798 Zillow
• 2024-08-19 Listed $428,279 Zillow