Annapolis Plan · Sunbury, OH 43074

$351,350

4 bd · 2.5 ba · 2,540 sqft · SingleFamily · 1096 Days on market

Fair 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 +8.1/10.0
• 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 +2.2/5.0
• 1% rule +0.3/10.0
• 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. A formal entry, adjacent to the dining room, opens to the great room and flows into the kitchen. Perfect for entertaining. Dual walk-in closets in the main-floor master keep a happy couple happy. Three upstairs bedrooms, with a fourth bedroom option, give a family room to grow. And the first-floor laundry room is big enough for a drying rack, ironing board, and folding table. Because inevitably, your favorite foods will become acquainted with your favorite pants.

Key facts

• 2 garage spots
• Listed 1095 days

🏗️ New construction. The $351,350 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $540,692.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $351k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-1k ($-18k/yr) — negative.
• To cash-flow at today's rent, offer at most $326k (7.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $285k (18.9% below list).
• Recommended offer: $285k (18.9% 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: crime A+, employment A+, housing 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.
• Zoned schools: Johnnycake Corners Elementary School (math 81% / reading 83%, grade A+, #116 of 1,584 statewide, top 9%, 686 students, 2% FRL); Berkshire Middle School (math 80% / reading 80%, grade A+, #46 of 654 statewide, top 7%, 1,298 students, 4% FRL); Olentangy High School (math 76% / reading 90%, grade A, #21 of 781 statewide, top 3%, 1,688 students, 6% FRL) — zoned schools at 4% FRL track the district average.
• Market conditions: Rents flat; 345 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals lingering (median 33d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 53% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 1096 days — a 12% lower offer ($309k) is reasonable based on typical stale-listing flexibility.

Recommended offer $284,909 (18.9% 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 1096 days. Have you received any prior offers? Is the seller open to a 19% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.53% ✗
• Cap rate: 3.00%
• Cash-on-cash: -11.78%
• DSCR: 0.48
• GRM: 15.8

CMA / ARV

• ARV (median comp): $540,692
• List price: $351,350
• Delta: -35.02%
• 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
187 N Three B's & K Rd	0.17mi	3/3.0 (-1)	2,500 (-2%)	19mo	$635,000	$254	67
635 Holbrook Dr	0.63mi	4/2.5	2,480 (-2%)	1mo	$499,999	$202	66
719 Otter Tail Dr	0.74mi	4/2.5	2,544 (+0%)	0mo	$494,900	$195	65
678 Holbrook Dr	0.69mi	4/2.5	2,448 (-4%)	5mo	$552,500	$226	57
648 Venstrom Dr	0.65mi	4/2.5	2,564 (+1%)	20mo	$500,000	$195	52
617 Big Stone Dr	0.65mi	4/2.5	2,812 (+11%)	0mo	$500,000	$178	52
357 N Three B's & K Rd	0.34mi	3/3.0 (-1)	2,920 (+15%)	4mo	$375,000	$128	49
500 Cormorant Dr	0.51mi	3/2.5 (-1)	2,467 (-3%)	21mo	$490,000	$199	49
743 Holbrook Dr	0.73mi	4/2.5	2,456 (-3%)	19mo	$514,000	$209	45
520 Cormorant Dr	0.53mi	4/2.5	2,317 (-9%)	20mo	$471,290	$203	44
7306 Whimbrel Ln	0.49mi	4/2.5	2,866 (+13%)	15mo	$545,000	$190	43
7377 Whimbrel Ln	0.56mi	3/3.0 (-1)	2,251 (-11%)	20mo	$435,000	$193	32

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: -40.8%
• Equity multiple: -0.25×
• Total profit: $-189,714
• Equity at exit: $80,619

10-year hold

• IRR: -86.4%
• Equity multiple: -1.09×
• Total profit: $-316,080
• Equity at exit: $46,749

Cash invested: $151,394 (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 →

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

Active competition Active MLS

• For sale now: 49 active · 7 under contract
• Months of supply: 49.0 mo (2%/mo absorbed)
• Median asking: $348,400 ($144/sqft)
• Median days on market: 849 d
• This list price: 51% of active listings are priced below it
• ARV vs active asking: +47.7% above current asking $/sqft

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

ZIP-level market 43074

• Rents YoY: 0.3%
• Active inventory: 345
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $2,849 high
• Mortgage (P&I): −$2,835
• Tax est. 1.5%: −$676 /mo · $8,110/yr
• Insurance: −$225
• HOA: −$0
• Vacancy / Maint / Mgmt: −$598
• Net cashflow: $-1,486

Break-even live

Break-even rent $4,730

Max offer price $325,692

Occupancy floor —

Sensitivity live

Price	-10% $-1,112	-5% $-1,299	+0% $-1,486	+5% $-1,673	+10% $-1,859
Rent	-10% $-1,711	-5% $-1,598	+0% $-1,486	+5% $-1,373	+10% $-1,261
Rate	-1.0pp $-1,214	-0.5pp $-1,348	base $-1,486	+0.5pp $-1,626	+1.0pp $-1,768

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: $135,173
• Closing costs: $16,221
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6854 Turnstone Loop Sunbury, OH	4.0	3.5	2800	$2,999	$1.07	85d	1	0.31mi
7343 Quailview Dr Sunbury, OH	4.0	2.5	2700	$3,099	$1.15	114d	1	0.50mi
7364 Whimbrel Ln Sunbury, OH	4.0	2.5	3000	$2,899	$0.97	49d	1	0.52mi
630 Holbrook Dr Sunbury, OH	3.0	2.5	2442	$2,500	$1.02	32d	1	0.63mi
7311 Blackwell Dr Sunbury, OH	4.0	3.0	2812	$2,857	$1.02	5d	1	0.66mi
560 Habitat Way Sunbury, OH	4.0	2.5	2700	$3,299	$1.22	184d	1	0.67mi
731 Holbrook Dr Sunbury, OH	4.0	2.5	2900	$2,750	$0.95	127d	1	0.70mi
8284 Northpoint Dr Sunbury, OH	4.0	2.5	2297	$3,127	$1.36	0d	1	0.70mi
8268 Northpoint Dr Sunbury, OH	5.0	3.0	2499	$3,347	$1.34	0d	1	0.70mi
8408 Northpoint Dr Sunbury, OH	3.0	2.5	1895	$2,942	$1.55	0d	1	0.70mi
669 Habitat Way Sunbury, OH	3.0	2.5	2200	$2,899	$1.32	107d	1	0.73mi
7105 Bradbury Dr Sunbury, OH	3.0	2.5	2284	$2,900	$1.27	0d	1	0.76mi
7105 Bradbury Dr Sunbury, OH	3.0	2.5	2284	$2,900	$1.27	5d	1	0.76mi
727 Habitat Way Sunbury, OH	4.0	2.5	2700	$2,999	$1.11	0d	1	0.77mi
1155 S 3 Bs and K Rd Galena, OH	3.0	2.5	1978	$3,290	$1.66	87d	1	1.07mi

Listing history 50 events

1. 2026-11-08
   days on market $351,350 Active 1096 DOM
2. 2026-11-07
   days on market $351,350 Active 1095 DOM
3. 2026-11-06
   days on market $351,350 Active 1094 DOM
4. 2026-11-05
   days on market $351,350 Active 1093 DOM
5. 2026-11-04
   days on market $351,350 Active 1092 DOM
6. 2026-11-02
   days on market $351,350 Active 1090 DOM
7. 2026-11-01
   days on market $351,350 Active 1089 DOM
8. 2026-10-31
   days on market $351,350 Active 1088 DOM
9. 2026-10-30
   days on market $351,350 Active 1087 DOM
10. 2026-10-29
    days on market $351,350 Active 1086 DOM
11. 2026-10-28
    days on market $351,350 Active 1085 DOM
12. 2026-10-27
    days on market $351,350 Active 1084 DOM
13. 2026-10-26
    days on market $351,350 Active 1083 DOM
14. 2026-10-26
    days on market $351,350 Active 1082 DOM
15. 2026-10-24
    days on market $351,350 Active 1081 DOM
16. 2026-10-23
    days on market $351,350 Active 1080 DOM
17. 2026-10-22
    days on market $351,350 Active 1079 DOM
18. 2026-10-21
    days on market $351,350 Active 1078 DOM
19. 2026-10-20
    days on market $351,350 Active 1077 DOM
20. 2026-10-19
    days on market $351,350 Active 1076 DOM
21. 2026-10-18
    days on market $351,350 Active 1075 DOM
22. 2026-10-17
    days on market $351,350 Active 1074 DOM
23. 2026-10-16
    days on market $351,350 Active 1073 DOM
24. 2026-10-15
    days on market $351,350 Active 1072 DOM
25. 2026-10-14
    days on market $351,350 Active 1071 DOM
26. 2026-10-13
    days on market $351,350 Active 1070 DOM
27. 2026-10-12
    days on market $351,350 Active 1069 DOM
28. 2026-10-11
    days on market $351,350 Active 1068 DOM
29. 2026-10-10
    days on market $351,350 Active 1067 DOM
30. 2026-10-09
    days on market $351,350 Active 1066 DOM
31. 2026-10-08
    days on market $351,350 Active 1065 DOM
32. 2026-10-07
    days on market $351,350 Active 1064 DOM
33. 2026-10-06
    days on market $351,350 Active 1063 DOM
34. 2026-10-05
    days on market $351,350 Active 1062 DOM
35. 2026-10-04
    days on market $351,350 Active 1061 DOM
36. 2026-10-04
    days on market $351,350 Active 1060 DOM
37. 2026-10-02
    days on market $351,350 Active 1059 DOM
38. 2026-10-01
    days on market $351,350 Active 1058 DOM
39. 2026-09-30
    days on market $351,350 Active 1057 DOM
40. 2026-09-29
    days on market $351,350 Active 1056 DOM
41. 2026-09-28
    days on market $351,350 Active 1055 DOM
42. 2026-09-27
    days on market $351,350 Active 1054 DOM
43. 2026-09-25
    days on market $351,350 Active 1052 DOM
44. 2026-09-24
    days on market $351,350 Active 1051 DOM
45. 2026-09-23
    days on market $351,350 Active 1050 DOM
46. 2026-09-22
    days on market $351,350 Active 1049 DOM
47. 2026-09-21
    days on market $351,350 Active 1048 DOM
48. 2026-09-20
    days on market $351,350 Active 1047 DOM
49. 2026-09-19
    days on market $351,350 Active 1046 DOM
50. 2026-09-18
    days on market $351,350 Active 1045 DOM

ⓘ 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: $34,189
• − Mortgage interest: −$30,287
• − Property taxes: −$8,110
• − Insurance: −$2,703
• − Repairs & maintenance: −$2,735
• − Management: −$2,735
• − Depreciation: −$15,729
• Taxable loss: −$28,111
• Est. tax savings @ 24.0%: +$6,747
• After-tax cash flow: $-11,083/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 · 6 photos

Fair 45/100 Cosmetic rehab Est. rehab $12,700–$38,100 screening

The home has a fair condition with good exterior and roof, but lacks interior photos for assessment. Painting and landscaping improvements can significantly increase its value.

Value-add opportunities

• Both Painting the exterior — Painting the exterior can improve the curb appeal and increase both resale and rental value. ↑
• Both Landscaping improvements — Landscaping improvements can enhance the curb appeal and increase both resale and rental value. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic 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.

A Composite school gradezoned avg 81/100

Zoned Schools

Elementary Cheshire Elementary A+ OH #63/1,584 Nat'l #493/41,679 Middle Berkshire Middle School A+ OH #46/654 Nat'l #264/14,009 High Olentangy Berlin High School A- OH #46/781 Nat'l #1,242/17,239

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

B Composite livability gradescore 74/100

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 · 230,854 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: 1% of renters

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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%

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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%
• Languages at home: 95% English-only · Spanish 2% Other Indo-European 1% Other Asian/Pacific 1%

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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

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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

+4.8% since first listed

9 events — show timeline

• 2026-05-02 Price Changed $344,249 Zillow
• 2025-12-16 Price Changed $339,150 Zillow
• 2025-03-26 Price Changed $336,950 Zillow
• 2025-03-21 Price Changed $332,950 Zillow
• 2025-03-18 Price Changed $336,950 Zillow
• 2024-11-02 Price Changed $332,950 Zillow
• 2024-08-14 Price Changed $330,450 Zillow
• 2024-02-27 Price Changed $329,450 Zillow
• 2023-11-08 Listed $328,450 Zillow