Princeton III Plan · Sunbury, OH 43074

$252,347

3 bd · 2.0 ba · 1,947 sqft · SingleFamily · 953 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
• Livability +3.7/5.0
• Cash flow +2.6/30.0
• Rent growth +2.6/5.0
• Condition / age +1.0/5.0
• 1% rule +0.0/10.0
• 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. You'll be amazed at the great design and space the Princeton III has to offer. The large living room and dining room area is open to a spacious kitchen, while the lower level features a family room and utility room plus basement for all your storage needs. Upstairs you'll find the master suite with private bath, 2 additional bedrooms, and a full bath.

Key facts

• 2 garage spots
• Listed 953 days

🏗️ New construction. The $252,347 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $475,248.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $252k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $-2k ($-19k/yr) — negative.
• To cash-flow at today's rent, offer at most $241k (4.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $211k (16.5% below list).
• Recommended offer: $211k (16.5% 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; 249 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 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 $3k of loan paydown is wiped out by about $14k 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 953 days — a 12% lower offer ($222k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price.

Recommended offer $210,778 (16.5% 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 953 days. Have you received any prior offers? Is the seller open to a 16% 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: 0.44% ✗
• Cap rate: 2.20%
• Cash-on-cash: -14.60%
• DSCR: 0.35
• GRM: 18.8

CMA / ARV

• ARV (median comp): $475,248
• List price: $252,347
• Delta: -46.90%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
225 N 3 Bs And K Rd	0.20mi	3/1.0	1,738 (-11%)	15mo	$325,000	$187	56

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: -47.0%
• Equity multiple: -0.40×
• Total profit: $-185,661
• Equity at exit: $70,861

10-year hold

• IRR: —
• Equity multiple: -1.37×
• Total profit: $-315,936
• Equity at exit: $41,091

Cash invested: $133,069 (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: 10.0×

Monthly cashflow live

• Estimated rent: $2,108 medium
• Mortgage (P&I): −$2,492
• Tax est. 1.5%: −$594 /mo · $7,129/yr
• Insurance: −$198
• HOA: −$0
• Vacancy / Maint / Mgmt: −$443
• Net cashflow: $-1,619

Break-even live

Break-even rent $4,157

Max offer price $240,949

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: $118,812
• Closing costs: $14,257
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7125 Sea Breeze Dr W Sunbury, OH	1.0–3.0	1.0–2.0	953	$1,998	$2.10	1d	1	0.31mi
166 Caldy Knoll Dr Sunbury, OH	1.0–2.0	1.0–2.0	953	$1,960	$2.06	1d	1	0.36mi
7205 Northlake Summit Dr Sunbury, OH	1.0–3.0	1.0–2.5	1158	$1,852	$1.60	1d	27	0.42mi
1155 S 3 Bs and K Rd Galena, OH	4.0	2.5	1978	$3,290	$1.66	23d	1	1.07mi

Listing history 25 events

1. 2026-06-18
   days on market $252,347 Active 953 DOM
2. 2026-06-17
   days on market $252,347 Active 952 DOM
3. 2026-06-16
   days on market $252,347 Active 951 DOM
4. 2026-06-15
   days on market $252,347 Active 950 DOM
5. 2026-06-13
   days on market $252,347 Active 948 DOM
6. 2026-06-13
   days on market $252,347 Active 947 DOM
7. 2026-06-10
   days on market $252,347 Active 944 DOM
8. 2026-06-08
   days on market $252,347 Active 943 DOM
9. 2026-06-07
   days on market $252,347 Active 942 DOM
10. 2026-06-05
    days on market $252,347 Active 939 DOM
11. 2026-06-03
    days on market $252,347 Active 938 DOM
12. 2026-06-02
    days on market $252,347 Active 937 DOM
13. 2026-06-01
    days on market $252,347 Active 936 DOM
14. 2026-05-31
    days on market $252,347 Active 935 DOM
15. 2026-05-02
    price $252,347 729-char remark

    Show marketing remark (729 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. You'll be amazed at the great design and space the Princeton III has to offer. The large living room and dining room area is open to a spacious kitchen, while the lower level features a family room and utility room plus basement for all your storage needs. Upstairs you'll find the master suite with private bath, 2 additional bedrooms, and a full bath.

16. 2025-12-17
    price $249,150 729-char remark

    Show marketing remark (729 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. You'll be amazed at the great design and space the Princeton III has to offer. The large living room and dining room area is open to a spacious kitchen, while the lower level features a family room and utility room plus basement for all your storage needs. Upstairs you'll find the master suite with private bath, 2 additional bedrooms, and a full bath.

17. 2025-12-16
    price $246,950 729-char remark

    Show marketing remark (729 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. You'll be amazed at the great design and space the Princeton III has to offer. The large living room and dining room area is open to a spacious kitchen, while the lower level features a family room and utility room plus basement for all your storage needs. Upstairs you'll find the master suite with private bath, 2 additional bedrooms, and a full bath.

18. 2025-12-16
    price $249,150 729-char remark

    Show marketing remark (729 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. You'll be amazed at the great design and space the Princeton III has to offer. The large living room and dining room area is open to a spacious kitchen, while the lower level features a family room and utility room plus basement for all your storage needs. Upstairs you'll find the master suite with private bath, 2 additional bedrooms, and a full bath.

19. 2025-03-26
    price $246,950 729-char remark

    Show marketing remark (729 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. You'll be amazed at the great design and space the Princeton III has to offer. The large living room and dining room area is open to a spacious kitchen, while the lower level features a family room and utility room plus basement for all your storage needs. Upstairs you'll find the master suite with private bath, 2 additional bedrooms, and a full bath.

20. 2025-03-21
    price $242,700 729-char remark

    Show marketing remark (729 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. You'll be amazed at the great design and space the Princeton III has to offer. The large living room and dining room area is open to a spacious kitchen, while the lower level features a family room and utility room plus basement for all your storage needs. Upstairs you'll find the master suite with private bath, 2 additional bedrooms, and a full bath.

21. 2025-03-18
    price $246,950 729-char remark

    Show marketing remark (729 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. You'll be amazed at the great design and space the Princeton III has to offer. The large living room and dining room area is open to a spacious kitchen, while the lower level features a family room and utility room plus basement for all your storage needs. Upstairs you'll find the master suite with private bath, 2 additional bedrooms, and a full bath.

22. 2024-11-02
    price $242,700 729-char remark

    Show marketing remark (729 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. You'll be amazed at the great design and space the Princeton III has to offer. The large living room and dining room area is open to a spacious kitchen, while the lower level features a family room and utility room plus basement for all your storage needs. Upstairs you'll find the master suite with private bath, 2 additional bedrooms, and a full bath.

23. 2024-08-14
    price $240,200 729-char remark

    Show marketing remark (729 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. You'll be amazed at the great design and space the Princeton III has to offer. The large living room and dining room area is open to a spacious kitchen, while the lower level features a family room and utility room plus basement for all your storage needs. Upstairs you'll find the master suite with private bath, 2 additional bedrooms, and a full bath.

24. 2024-02-27
    price $238,650 729-char remark

    Show marketing remark (729 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. You'll be amazed at the great design and space the Princeton III has to offer. The large living room and dining room area is open to a spacious kitchen, while the lower level features a family room and utility room plus basement for all your storage needs. Upstairs you'll find the master suite with private bath, 2 additional bedrooms, and a full bath.

25. 2023-11-08
    listed $237,650 Active 729-char remark

    Show marketing remark (729 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. You'll be amazed at the great design and space the Princeton III has to offer. The large living room and dining room area is open to a spacious kitchen, while the lower level features a family room and utility room plus basement for all your storage needs. Upstairs you'll find the master suite with private bath, 2 additional bedrooms, and a full bath.

ⓘ 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: $25,293
• − Mortgage interest: −$26,621
• − Property taxes: −$7,129
• − Insurance: −$2,376
• − Repairs & maintenance: −$2,023
• − Management: −$2,023
• − Depreciation: −$13,825
• Taxable loss: −$28,705
• Est. tax savings @ 24.0%: +$6,889
• After-tax cash flow: $-12,541/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 · 2 photos

Poor 20/100 Extensive rehab

The home requires extensive repairs and maintenance, including a new roof, exterior painting, and landscaping. Significant improvements would be needed to increase its resale and rental value.

Repairs flagged

• Major roof — Significant damage visible in the independent image.
• Major siding — Significant damage visible in the independent image.
• Major landscaping — Overgrown vegetation and lack of curb appeal in the independent image.
• Major exterior paint — Significant wear and tear in the independent image.
• Major HVAC/mechanicals — No photos of HVAC/mechanicals are provided, but the exterior suggests a lack of recent maintenance.
• Major interior paint — No photos of interior paint are provided, but the exterior suggests a lack of recent maintenance.
• Major windows — No photos of windows are provided, but the exterior suggests a lack of recent maintenance.

Value-add opportunities

• Resale roof replacement — A new roof would significantly improve the home's appearance and value.
• Resale exterior painting — A fresh coat of paint would improve the home's curb appeal and value.
• Both landscaping — A well-maintained lawn and landscaping would improve the home's curb appeal and rental value.
• Both HVAC/mechanical upgrades — Upgrading the HVAC system would improve comfort and energy efficiency, enhancing both resale and rental value.
• Resale interior painting — A fresh coat of paint inside would improve the home's appearance and value.
• Resale window replacements — New windows would improve energy efficiency and the home's curb appeal, enhancing resale value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Significant damage visible in the independent image.	Major	$15,000–50,000
siding · Significant damage visible in the independent image.	Major	$15,000–50,000
landscaping · Overgrown vegetation and lack of curb appeal in the independent image.	Major	$15,000–50,000
exterior paint · Significant wear and tear in the independent image.	Major	$15,000–50,000
HVAC/mechanicals · No photos of HVAC/mechanicals are provided, but the exterior suggests a lack of recent maintenance.	Major	$15,000–50,000
interior paint · No photos of interior paint are provided, but the exterior suggests a lack of recent maintenance.	Major	$15,000–50,000
windows · No photos of windows are provided, but the exterior suggests a lack of recent maintenance.	Major	$15,000–50,000
Total estimated repair cost · 7 items		$105,000–350,000

Value-add ROI direction

• Resale roof replacement — A new roof would significantly improve the home's appearance and value. ↑
• Resale exterior painting — A fresh coat of paint would improve the home's curb appeal and value. ↑
• Both landscaping — A well-maintained lawn and landscaping would improve the home's curb appeal and rental value. ↑
• Both HVAC/mechanical upgrades — Upgrading the HVAC system would improve comfort and energy efficiency, enhancing both resale and rental value. ↑
• Resale interior painting — A fresh coat of paint inside would improve the home's appearance and value. ↑
• Resale window replacements — New windows would improve energy efficiency and the home's curb appeal, enhancing resale value. ↑

ⓘ 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

+6.2% since first listed

11 events — show timeline

• 2026-05-02 Price Changed $252,347 Zillow
• 2025-12-17 Price Changed $249,150 Zillow
• 2025-12-16 Price Changed $246,950 Zillow
• 2025-12-16 Price Changed $249,150 Zillow
• 2025-03-26 Price Changed $246,950 Zillow
• 2025-03-21 Price Changed $242,700 Zillow
• 2025-03-18 Price Changed $246,950 Zillow
• 2024-11-02 Price Changed $242,700 Zillow
• 2024-08-14 Price Changed $240,200 Zillow
• 2024-02-27 Price Changed $238,650 Zillow
• 2023-11-08 Listed $237,650 Zillow