Spruce Plan · South Bloomfield, OH 43103

$331,990

4 bd · 2.5 ba · 2,343 sqft · SingleFamily · 683 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).

• ARV discount +7.5/15.0
• Cash flow +6.7/30.0
• Schools +5.8/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.7/10.0
• DSCR +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

One of our most versatile and popular floor plans featuring an open floor plan and flex room upstairs and down.

Key facts

• Open floor plan
• Flex room
• 2 parking spots

Tags

• OPEN FLOOR PLAN
• FLEX ROOM

🏗️ New construction. The $331,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $376,861.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $332k.

Deal economics

• At list price, monthly cash flow is $-605 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $289k (12.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $253k (23.8% below list).
• Recommended offer: $253k (23.8% below list) — sets the bar for 1% rule.
• Cap rate 4.4% vs local median 3.4% in South Bloomfield — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 75/100 on livability (#263 in OH, #4,216 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Teays Valley Local (town): math 66% / reading 68% proficiency, ranked #166 of 656 in OH (top 25%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 169 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 312 units permitted in Pickaway County in 2024 (0 in 5+ unit buildings).
• This rent runs 36% of the median local income ($84k/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 $3k of loan paydown is wiped out by about $11k of value loss. Plan a longer hold.
• Pickaway County population projected at +3% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 683 days — a 12% lower offer ($292k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $253,100 (23.8% 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 683 days. Have you received any prior offers? Is the seller open to a 24% 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: 0.67% ✗
• Cap rate: 4.37%
• Cash-on-cash: -6.88%
• DSCR: 0.69
• GRM: 12.4

CMA / ARV

• ARV (median comp): $376,861
• List price: $331,990
• Delta: -11.91%
• 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
5207 Apple Ln	0.14mi	4/2.5	2,416 (+3%)	0mo	$417,770	$173	88
5224 Apple Ln	0.14mi	4/3.0	2,457 (+5%)	2mo	$399,940	$163	82
5203 Apple Ln	0.19mi	4/2.5	2,448 (+4%)	2mo	$424,990	$174	82
5513 George Pl	0.28mi	4/2.5	2,272 (-3%)	2mo	$431,664	$190	80
52 River Bend Dr	0.17mi	4/2.5	2,048 (-13%)	2mo	$337,000	$165	70
5440 Morning Glory St Lot 354	0.69mi	4/2.5	2,337 (-0%)	1mo	$389,900	$167	67
5219 Linton St	0.31mi	4/2.5	2,026 (-14%)	2mo	$359,900	$178	62
334 Honeysuckle St Lot 326	0.74mi	4/2.5	2,265 (-3%)	1mo	$372,900	$165	59
330 Honeysuckle St Lot 328	0.74mi	4/2.5	2,264 (-3%)	1mo	$372,900	$165	59
62 Cider Mill Dr	0.36mi	5/3.0 (+1)	2,600 (+11%)	2mo	$396,802	$153	56
287 Dowler Dr Lot 344	0.64mi	4/2.5	2,670 (+14%)	0mo	$409,900	$154	47
274 Dowler Dr Lot 342	0.64mi	4/2.5	2,670 (+14%)	1mo	$397,900	$149	46

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -28.2%
• Equity multiple: 0.06×
• Total profit: $-99,557
• Equity at exit: $56,191

10-year hold

• IRR: -27.2%
• Equity multiple: -0.29×
• Total profit: $-136,147
• Equity at exit: $32,584

Cash invested: $105,521 (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 43103

• Active inventory: 169
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $2,531 medium
• Mortgage (P&I): −$1,976
• Tax est. 1.5%: −$471 /mo · $5,653/yr
• Insurance: −$157
• HOA: −$0
• Vacancy / Maint / Mgmt: −$532
• Net cashflow: $-605

Break-even live

Break-even rent $3,297

Max offer price $289,329

Occupancy floor —

Sensitivity live

Price	-10% $-344	-5% $-475	+0% $-605	+5% $-735	+10% $-865
Rent	-10% $-805	-5% $-705	+0% $-605	+5% $-505	+10% $-405
Rate	-1.0pp $-415	-0.5pp $-509	base $-605	+0.5pp $-703	+1.0pp $-802

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: $94,215
• Closing costs: $11,306
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
110 Richard Ave South Bloomfield, OH	4.0	2.5	1900	$2,531	$1.33	4d	1	0.95mi

Listing history 16 events

1. 2026-06-21
   days on market $331,990 Active 683 DOM
2. 2026-06-18
   days on market $331,990 Active 680 DOM
3. 2026-06-17
   days on market $331,990 Active 679 DOM
4. 2026-06-16
   days on market $331,990 Active 678 DOM
5. 2026-06-15
   days on market $331,990 Active 677 DOM
6. 2026-06-13
   days on market $331,990 Active 675 DOM
7. 2026-06-09
   days on market $331,990 Active 671 DOM
8. 2026-06-08
   days on market $331,990 Active 670 DOM
9. 2026-06-07
   days on market $331,990 Active 669 DOM
10. 2026-06-03
    days on market $331,990 Active 665 DOM
11. 2026-06-02
    days on market $331,990 Active 664 DOM
12. 2026-06-01
    days on market $331,990 Active 663 DOM
13. 2026-05-31
    days on market $331,990 Active 662 DOM
14. 2024-10-01
    status Active 111-char remark

    Show marketing remark (111 chars)

    One of our most versatile and popular floor plans featuring an open floor plan and flex room upstairs and down.

15. 2024-08-07
    historical 111-char remark

    Show marketing remark (111 chars)

    One of our most versatile and popular floor plans featuring an open floor plan and flex room upstairs and down.

16. 2024-06-14
    listed $331,990 Active 111-char remark

    Show marketing remark (111 chars)

    One of our most versatile and popular floor plans featuring an open floor plan and flex room upstairs and down.

ⓘ 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: $30,372
• − Mortgage interest: −$21,110
• − Property taxes: −$5,653
• − Insurance: −$1,884
• − Repairs & maintenance: −$2,430
• − Management: −$2,430
• − Depreciation: −$10,963
• Taxable loss: −$14,098
• Est. tax savings @ 24.0%: +$3,384
• After-tax cash flow: $-3,875/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: Teays Valley Local
• NCES district ID: 3904909
• Math proficiency: 66% ▼ -12.00%
• Reading proficiency: 68% ▼ -10.00%
• Median HH income: $64,637
• Composite: 58.28/100
• National rank: #1019
• State rank: #166 of 656 in OH

Livability — South Bloomfield

• Score: 75/100
• State rank: #263
• US rank: #4216

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: South Bloomfield, OH
• County: Pickaway · 57,589 people
• Metro: Columbus, OH
• Population (ZIP): 12,981
• Household income: $84,304
• Rent vs Own: 27.2% rent · 72.8% own
• Severe rent burden: 4.6

Population outlook (Pickaway County) Hauer SSP2

• Today (2025): 59,488 people
• By 2030: 60,400 · +1.5%
• By 2040: 61,498 · +3.4%
• By 2050: 61,478 · +3.3%
• By 2075: 59,696 · +0.3%
• By 2100: 51,458 · -13.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Italian 2% Slovak 2% Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Pickaway

• 2024 margin: Solid R (+48.5) · D 25.3% · R 73.8%
• 2008→2024 swing: -26.8pp toward R · 2008: -21.7pp · 2024: -48.5pp
• All cycles: 2024: R+48.5 2020: R+47.0 2016: R+42.6 2012: R+18.7 2008: R+21.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -137.66%
• Current HPI: 241.2767
• Rent YoY: —
• Metro: —
• 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

3 events — show timeline

• 2024-10-01 Relisted — Zillow
• 2024-08-07 Delisted — Zillow
• 2024-06-14 Listed $331,990 Zillow