Chatham Plan · Sunbury, OH 43074

$295,339

3 bd · 2.5 ba · 2,359 sqft · SingleFamily · 476 Days on market

Excellent 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
• Condition / age +4.8/5.0
• Cash flow +3.7/30.0
• Livability +3.7/5.0
• Rent growth +2.6/5.0
• 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. If you have a big family, we're talking extended and distant cousins included, or just lots of friends who feel like family, you'll appreciate the party-ready Madison floor plan. It features a welcoming foyer with a coat room, formal dining room, two-story great room just off the open kitchen and central island, huge walk-in pantry, den, and a flex space that can be whatever you imagine it to be. As for the nuclear family, all four bedrooms offer privacy and their own walk-in closets and the luxurious owner suite gets two. And the laundry room is centrally located upstairs, where dress shirts and soccer uniforms can be accessed in a hurry.

Key facts

• Central island
• Formal dining room
• Welcoming foyer

Tags

• PARTY-READY FLOOR PLAN
• WELCOMING FOYER
• FORMAL DINING ROOM
• TWO-STORY GREAT ROOM
• OPEN KITCHEN
• CENTRAL ISLAND

🏗️ New construction. The $295,339 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $538,060.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $295k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-2k ($-19k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $271k (8.3% below list).
• Recommended offer: $260k (12.0% below list) — sets the bar for market timing.

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; 294 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 57d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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 476 days — a 12% lower offer ($260k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price.

Recommended offer $259,898 (12.0% 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 476 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 0.50% ✗
• Cap rate: 2.77%
• Cash-on-cash: -12.58%
• DSCR: 0.44
• GRM: 16.6

CMA / ARV

• ARV (median comp): $538,060
• List price: $295,339
• Delta: -45.11%
• 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
187 N Three B's & K Rd	0.17mi	3/3.0	2,500 (+6%)	16mo	$635,000	$254	67
6866 Ringbill	0.29mi	3/3.0	2,450 (+4%)	22mo	$448,988	$183	60
678 Holbrook Dr	0.69mi	4/2.5 (+1)	2,448 (+4%)	2mo	$552,500	$226	55
500 Cormorant Dr	0.51mi	3/2.5	2,467 (+5%)	18mo	$490,000	$199	54
520 Cormorant Dr	0.53mi	4/2.5 (+1)	2,317 (-2%)	17mo	$471,290	$203	54
7377 Whimbrel Ln	0.56mi	3/3.0	2,251 (-5%)	17mo	$435,000	$193	50
743 Holbrook Dr	0.73mi	4/2.5 (+1)	2,456 (+4%)	16mo	$514,000	$209	41
648 Venstrom Dr	0.65mi	4/2.5 (+1)	2,564 (+9%)	17mo	$500,000	$195	36

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: -42.5%
• Equity multiple: -0.29×
• Total profit: $-194,856
• Equity at exit: $80,226

10-year hold

• IRR: -91.9%
• Equity multiple: -1.17×
• Total profit: $-326,766
• Equity at exit: $46,522

Cash invested: $150,657 (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: 56 active · 2 under contract
• Months of supply: 112.0 mo (1%/mo absorbed)
• Median asking: $335,839 ($149/sqft)
• Median days on market: 757 d
• This list price: 23% of active listings are priced below it
• ARV vs active asking: +53.1% 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: 294
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $2,708 high
• Mortgage (P&I): −$2,822
• Tax est. 1.5%: −$673 /mo · $8,071/yr
• Insurance: −$224
• HOA: −$0
• Vacancy / Maint / Mgmt: −$569
• Net cashflow: $-1,579

Break-even live

Break-even rent $4,707

Max offer price $309,570

Occupancy floor —

Sensitivity live

Price	-10% $-1,207	-5% $-1,393	+0% $-1,579	+5% $-1,765	+10% $-1,951
Rent	-10% $-1,793	-5% $-1,686	+0% $-1,579	+5% $-1,472	+10% $-1,365
Rate	-1.0pp $-1,308	-0.5pp $-1,442	base $-1,579	+0.5pp $-1,718	+1.0pp $-1,860

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: $134,515
• Closing costs: $16,142
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7343 Quailview Dr Sunbury, OH	4.0	2.5	2700	$3,099	$1.15	22d	1	0.50mi
7311 Blackwell Dr Sunbury, OH	4.0	3.0	2812	$2,897	$1.03	56d	1	0.66mi
560 Habitat Way Sunbury, OH	4.0	2.5	2700	$3,299	$1.22	93d	1	0.67mi
731 Holbrook Dr Sunbury, OH	4.0	2.5	2900	$2,750	$0.95	35d	1	0.70mi
669 Habitat Way Sunbury, OH	3.0	2.5	2200	$2,899	$1.32	15d	1	0.73mi
1155 S 3 Bs and K Rd Galena, OH	4.0	2.5	1978	$3,290	$1.66	72d	1	1.07mi

Listing history 50 events

1. 2026-08-08
   days on market $295,339 Active 476 DOM
2. 2026-08-07
   days on market $295,339 Active 475 DOM
3. 2026-08-06
   days on market $295,339 Active 474 DOM
4. 2026-08-05
   days on market $295,339 Active 473 DOM
5. 2026-08-04
   days on market $295,339 Active 472 DOM
6. 2026-08-03
   days on market $295,339 Active 471 DOM
7. 2026-07-31
   days on market $295,339 Active 468 DOM
8. 2026-07-30
   days on market $295,339 Active 467 DOM
9. 2026-07-30
   days on market $295,339 Active 466 DOM
10. 2026-07-28
    days on market $295,339 Active 465 DOM
11. 2026-07-26
    days on market $295,339 Active 463 DOM
12. 2026-07-24
    days on market $295,339 Active 461 DOM
13. 2026-07-23
    days on market $295,339 Active 460 DOM
14. 2026-07-22
    days on market $295,339 Active 459 DOM
15. 2026-07-21
    days on market $295,339 Active 458 DOM
16. 2026-07-20
    days on market $295,339 Active 457 DOM
17. 2026-07-18
    days on market $295,339 Active 455 DOM
18. 2026-07-18
    days on market $295,339 Active 454 DOM
19. 2026-07-16
    days on market $295,339 Active 453 DOM
20. 2026-07-15
    days on market $295,339 Active 452 DOM
21. 2026-07-14
    days on market $295,339 Active 451 DOM
22. 2026-07-14
    days on market $295,339 Active 450 DOM
23. 2026-07-13
    days on market $295,339 Active 449 DOM
24. 2026-07-11
    days on market $295,339 Active 448 DOM
25. 2026-07-10
    days on market $295,339 Active 447 DOM
26. 2026-07-09
    days on market $295,339 Active 446 DOM
27. 2026-07-07
    days on market $295,339 Active 444 DOM
28. 2026-07-06
    days on market $295,339 Active 443 DOM
29. 2026-07-05
    days on market $295,339 Active 442 DOM
30. 2026-07-03
    days on market $295,339 Active 440 DOM
31. 2026-07-02
    days on market $295,339 Active 439 DOM
32. 2026-07-01
    days on market $295,339 Active 438 DOM
33. 2026-06-30
    days on market $295,339 Active 437 DOM
34. 2026-06-29
    days on market $295,339 Active 436 DOM
35. 2026-06-28
    days on market $295,339 Active 435 DOM
36. 2026-06-27
    days on market $295,339 Active 434 DOM
37. 2026-06-27
    days on market $295,339 Active 433 DOM
38. 2026-06-25
    days on market $295,339 Active 431 DOM
39. 2026-06-22
    days on market $295,339 Active 429 DOM
40. 2026-06-21
    days on market $295,339 Active 428 DOM
41. 2026-06-18
    days on market $295,339 Active 425 DOM
42. 2026-06-17
    days on market $295,339 Active 424 DOM
43. 2026-06-16
    days on market $295,339 Active 423 DOM
44. 2026-06-15
    days on market $295,339 Active 422 DOM
45. 2026-06-13
    days on market $295,339 Active 420 DOM
46. 2026-06-13
    days on market $295,339 Active 419 DOM
47. 2026-06-10
    days on market $295,339 Active 416 DOM
48. 2026-06-08
    days on market $295,339 Active 415 DOM
49. 2026-06-07
    days on market $295,339 Active 414 DOM
50. 2026-06-05
    days on market $295,339 Active 411 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: $32,497
• − Mortgage interest: −$30,140
• − Property taxes: −$8,071
• − Insurance: −$2,690
• − Repairs & maintenance: −$2,600
• − Management: −$2,600
• − Depreciation: −$15,653
• Taxable loss: −$29,256
• Est. tax savings @ 24.0%: +$7,022
• After-tax cash flow: $-11,927/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 · 7 photos

Excellent 95/100 None rehab

This home is in excellent condition with no visible repairs or maintenance needed. It is a well-maintained single-family home with a good exterior, interior, and landscaping. The home is ready for immediate occupancy and can be enhanced with some exterior painting and landscaping improvements to further increase its value.

Value-add opportunities

• Both Painting the exterior — Fresh paint can enhance the curb appeal and increase the home's value. ↑
• Both Landscaping improvements — A well-maintained yard can increase both resale and rental value. ↑
• Both Interior updates — Updating the interior can increase the home's appeal and value for both buyers and renters. ↑

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%
• 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%

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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

+2.2% since first listed

3 events — show timeline

• 2026-05-02 Price Changed $295,339 Zillow
• 2025-12-16 Price Changed $291,300 Zillow
• 2025-04-19 Listed $289,100 Zillow