Henley Plan · Delaware, OH 43015

$491,990

5 bd · 3.0 ba · 2,600 sqft · SingleFamily · 420 Days on market

↓ 9% 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).

• Schools +7.6/10.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Cash flow +3.4/30.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

.R. Horton, America's Builder, presents the Henley plan. This two-story home provides 5 large bedrooms and 3 full baths. The main level living area offers solid surface flooring throughout for easy maintenance. The staircase enters from the family room for convenience and privacy. The kitchen offers beautiful cabinetry, spacious countertops, a large pantry and a built-in island with ample seating space. Also, on the main level, you'll find a spacious study, perfect for an office space, as well as an additional bedroom. Upstairs, you'll find 4 additional bedrooms, including one that features a gorgeous walk-in closet, as well as a 2nd living space that can be used as a great entertainment space. Once you picture your family in this spacious home, they'll be no turning back. 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

• Built-in island
• Large pantry
• Beautiful cabinetry

Tags

• SOLID SURFACE FLOORING
• BEAUTIFUL CABINETRY
• LARGE PANTRY
• BUILT-IN ISLAND
• SPACIOUS STUDY
• GORGEOUS WALK-IN CLOSET

🏗️ New construction. The $491,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $649,148.

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $492k.

Deal economics

• At list price, monthly cash flow is $-2k ($-24k/yr) — negative.
• To cash-flow at today's rent, offer at most $363k (26.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $317k (35.5% below list).
• Recommended offer: $317k (35.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 80/100 on livability (#116 in OH, #1,717 nationally) — a professional / high-income tenant draw. Strengths: cost of living A+, housing A+, schools A; Watch: amenities C-, commute 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 rising (+1.4%/yr); 499 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 2,233 units permitted in Delaware County in 2024 (304 in 5+ unit buildings).
• This rent runs 36% of the median local income ($105k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $19k 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 420 days — a 12% lower offer ($433k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $47k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $317,271 (35.5% 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 420 days. Have you received any prior offers? Is the seller open to a 36% 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: 0.49% ✗
• Cap rate: 2.63%
• Cash-on-cash: -13.07%
• DSCR: 0.42
• GRM: 17.1

CMA / ARV

• ARV (median comp): $649,148
• List price: $491,990
• Delta: -24.21%
• 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
2784 Piatt Crest Dr	0.09mi	5/3.0	2,600 (0%)	4mo	$514,701	$198	92
2841 Piatt Crest Dr	0.15mi	5/3.0	2,600 (0%)	4mo	$546,370	$210	90
2948 Piatt Crest Dr	0.25mi	5/3.0	2,600 (0%)	3mo	$508,937	$196	86
2868 Piatt Crest Dr	0.18mi	4/2.5 (-1)	2,346 (-10%)	1mo	$525,780	$224	68
2889 Piatt Crest Dr	0.20mi	4/2.5 (-1)	2,346 (-10%)	3mo	$480,302	$205	65
2857 Piatt Crest Dr	0.17mi	4/2.5 (-1)	2,904 (+12%)	4mo	$535,277	$184	62
2964 Piatt Crest Dr	0.27mi	4/2.5 (-1)	2,346 (-10%)	3mo	$489,902	$209	62
2873 Piatt Crest Dr	0.18mi	4/2.5 (-1)	2,904 (+12%)	5mo	$536,900	$185	61
2588 Bellgrove Pl	0.23mi	4/3.0 (-1)	2,278 (-12%)	8mo	$535,000	$235	57
573 Eagle Walk Rd	0.71mi	4/2.5 (-1)	2,620 (+1%)	3mo	$484,900	$185	56
2802 &2838 Cheshire Rd	0.44mi	4/2.0 (-1)	2,284 (-12%)	6mo	$400,000	$175	45
373 Cardinal Point Dr Lot 13986	0.66mi	4/3.0 (-1)	2,927 (+13%)	5mo	$560,900	$192	39

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 · 1.42% rent growth · sell at horizon

5-year hold

• IRR: -42.4%
• Equity multiple: -0.30×
• Total profit: $-236,194
• Equity at exit: $96,790

10-year hold

• IRR: -83.7%
• Equity multiple: -1.13×
• Total profit: $-387,576
• Equity at exit: $56,126

Cash invested: $181,761 (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 43015

• Rents YoY: 1.4%
• Active inventory: 499
• Price-to-rent: 12.9×

Monthly cashflow live

• Estimated rent: $3,173 medium
• Mortgage (P&I): −$3,404
• Tax est. 1.5%: −$811 /mo · $9,737/yr
• Insurance: −$270
• HOA: −$0
• Vacancy / Maint / Mgmt: −$666
• Net cashflow: $-1,980

Break-even live

Break-even rent $5,679

Max offer price $362,686

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: $162,287
• Closing costs: $19,474
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
648 White Fawn Run Delaware, OH	5.0	3.5	3103	$3,350	$1.08	2d	1	0.54mi
260 Winter Shadow Loop Delaware, OH	4.0	3.5	2900	$3,697	$1.27	44d	1	0.58mi

Listing history 22 events

1. 2026-06-18
   days on market $491,990 Active 420 DOM
2. 2026-06-17
   days on market $491,990 Active 419 DOM
3. 2026-06-16
   days on market $491,990 Active 418 DOM
4. 2026-06-15
   days on market $491,990 Active 417 DOM
5. 2026-06-13
   days on market $491,990 Active 415 DOM
6. 2026-06-13
   days on market $491,990 Active 414 DOM
7. 2026-06-10
   days on market $491,990 Active 411 DOM
8. 2026-06-08
   days on market $491,990 Active 410 DOM
9. 2026-06-07
   days on market $491,990 Active 409 DOM
10. 2026-06-05
    days on market $491,990 Active 406 DOM
11. 2026-06-03
    days on market $491,990 Active 405 DOM
12. 2026-06-02
    days on market $491,990 Active 404 DOM
13. 2026-06-01
    days on market $491,990 Active 403 DOM
14. 2026-05-31
    days on market $491,990 Active 402 DOM
15. 2025-11-06
    price $491,990 1141-char remark

    Show marketing remark (1141 chars)

    .R. Horton, America's Builder, presents the Henley plan. This two-story home provides 5 large bedrooms and 3 full baths. The main level living area offers solid surface flooring throughout for easy maintenance. The staircase enters from the family room for convenience and privacy. The kitchen offers beautiful cabinetry, spacious countertops, a large pantry and a built-in island with ample seating space. Also, on the main level, you'll find a spacious study, perfect for an office space, as well as an additional bedroom. Upstairs, you'll find 4 additional bedrooms, including one that features a gorgeous walk-in closet, as well as a 2nd living space that can be used as a great entertainment space. Once you picture your family in this spacious home, they'll be no turning back. 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!

16. 2025-10-21
    price $525,990 1141-char remark

    Show marketing remark (1141 chars)

    .R. Horton, America's Builder, presents the Henley plan. This two-story home provides 5 large bedrooms and 3 full baths. The main level living area offers solid surface flooring throughout for easy maintenance. The staircase enters from the family room for convenience and privacy. The kitchen offers beautiful cabinetry, spacious countertops, a large pantry and a built-in island with ample seating space. Also, on the main level, you'll find a spacious study, perfect for an office space, as well as an additional bedroom. Upstairs, you'll find 4 additional bedrooms, including one that features a gorgeous walk-in closet, as well as a 2nd living space that can be used as a great entertainment space. Once you picture your family in this spacious home, they'll be no turning back. 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!

17. 2025-05-22
    price $539,990 1141-char remark

    Show marketing remark (1141 chars)

    .R. Horton, America's Builder, presents the Henley plan. This two-story home provides 5 large bedrooms and 3 full baths. The main level living area offers solid surface flooring throughout for easy maintenance. The staircase enters from the family room for convenience and privacy. The kitchen offers beautiful cabinetry, spacious countertops, a large pantry and a built-in island with ample seating space. Also, on the main level, you'll find a spacious study, perfect for an office space, as well as an additional bedroom. Upstairs, you'll find 4 additional bedrooms, including one that features a gorgeous walk-in closet, as well as a 2nd living space that can be used as a great entertainment space. Once you picture your family in this spacious home, they'll be no turning back. 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!

18. 2025-05-02
    status Active 1141-char remark

    Show marketing remark (1141 chars)

    .R. Horton, America's Builder, presents the Henley plan. This two-story home provides 5 large bedrooms and 3 full baths. The main level living area offers solid surface flooring throughout for easy maintenance. The staircase enters from the family room for convenience and privacy. The kitchen offers beautiful cabinetry, spacious countertops, a large pantry and a built-in island with ample seating space. Also, on the main level, you'll find a spacious study, perfect for an office space, as well as an additional bedroom. Upstairs, you'll find 4 additional bedrooms, including one that features a gorgeous walk-in closet, as well as a 2nd living space that can be used as a great entertainment space. Once you picture your family in this spacious home, they'll be no turning back. 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!

19. 2025-05-02
    historical 1141-char remark

    Show marketing remark (1141 chars)

    .R. Horton, America's Builder, presents the Henley plan. This two-story home provides 5 large bedrooms and 3 full baths. The main level living area offers solid surface flooring throughout for easy maintenance. The staircase enters from the family room for convenience and privacy. The kitchen offers beautiful cabinetry, spacious countertops, a large pantry and a built-in island with ample seating space. Also, on the main level, you'll find a spacious study, perfect for an office space, as well as an additional bedroom. Upstairs, you'll find 4 additional bedrooms, including one that features a gorgeous walk-in closet, as well as a 2nd living space that can be used as a great entertainment space. Once you picture your family in this spacious home, they'll be no turning back. 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!

20. 2025-05-01
    status Active 1141-char remark

    Show marketing remark (1141 chars)

    .R. Horton, America's Builder, presents the Henley plan. This two-story home provides 5 large bedrooms and 3 full baths. The main level living area offers solid surface flooring throughout for easy maintenance. The staircase enters from the family room for convenience and privacy. The kitchen offers beautiful cabinetry, spacious countertops, a large pantry and a built-in island with ample seating space. Also, on the main level, you'll find a spacious study, perfect for an office space, as well as an additional bedroom. Upstairs, you'll find 4 additional bedrooms, including one that features a gorgeous walk-in closet, as well as a 2nd living space that can be used as a great entertainment space. Once you picture your family in this spacious home, they'll be no turning back. 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!

21. 2025-04-18
    historical 1141-char remark

    Show marketing remark (1141 chars)

    .R. Horton, America's Builder, presents the Henley plan. This two-story home provides 5 large bedrooms and 3 full baths. The main level living area offers solid surface flooring throughout for easy maintenance. The staircase enters from the family room for convenience and privacy. The kitchen offers beautiful cabinetry, spacious countertops, a large pantry and a built-in island with ample seating space. Also, on the main level, you'll find a spacious study, perfect for an office space, as well as an additional bedroom. Upstairs, you'll find 4 additional bedrooms, including one that features a gorgeous walk-in closet, as well as a 2nd living space that can be used as a great entertainment space. Once you picture your family in this spacious home, they'll be no turning back. 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!

22. 2025-04-10
    listed $538,990 Active 1141-char remark

    Show marketing remark (1141 chars)

    .R. Horton, America's Builder, presents the Henley plan. This two-story home provides 5 large bedrooms and 3 full baths. The main level living area offers solid surface flooring throughout for easy maintenance. The staircase enters from the family room for convenience and privacy. The kitchen offers beautiful cabinetry, spacious countertops, a large pantry and a built-in island with ample seating space. Also, on the main level, you'll find a spacious study, perfect for an office space, as well as an additional bedroom. Upstairs, you'll find 4 additional bedrooms, including one that features a gorgeous walk-in closet, as well as a 2nd living space that can be used as a great entertainment space. Once you picture your family in this spacious home, they'll be no turning back. 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.

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 ≥101°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 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $38,073
• − Mortgage interest: −$36,362
• − Property taxes: −$9,737
• − Insurance: −$3,246
• − Repairs & maintenance: −$3,046
• − Management: −$3,046
• − Depreciation: −$18,884
• Taxable loss: −$36,249
• Est. tax savings @ 24.0%: +$8,700
• After-tax cash flow: $-15,056/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 — Delaware

• Score: 80/100
• State rank: #116
• US rank: #1717

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Delaware County · 203,207 people
• City population: 61,401
• Metro: Columbus, OH
• Population (ZIP): 61,401
• Household income: $105,322
• Rent vs Own: 27.7% rent · 72.3% own
• Severe rent burden: 965.0

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 (82%)
• Race & ethnicity: White 82% Two or more races 7% Hispanic / Latino 5% Asian 5% Black 4%
• Common ancestry: Italian 3% Slovak 3% Romanian 2%
• Foreign-born: 5% · Canada, China, Vietnam
• Languages at home: 93% English-only · Spanish 2% Other Asian/Pacific 1% Other Indo-European 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: ▼ -398.47%
• Current HPI: 233.0634
• Rent YoY: ▲ 1.42%
• 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

-8.7% since first listed

8 events — show timeline

• 2025-11-06 Price Changed $491,990 Zillow
• 2025-10-21 Price Changed $525,990 Zillow
• 2025-05-22 Price Changed $539,990 Zillow
• 2025-05-02 Relisted — Zillow
• 2025-05-02 Delisted — Zillow
• 2025-05-01 Relisted — Zillow
• 2025-04-18 Delisted — Zillow
• 2025-04-10 Listed $538,990 Zillow