Campbell Plan · Powell, OH 43065

$377,900

2 bd · 2.5 ba · 2,025 sqft · Townhouse · 339 Days on market

↓ 1% 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 +3.9/5.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• Cash flow +2.1/30.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

We're thrilled to introduce the Campbell, a new townhome floorplan! Reach out for more information about how you can call it yours.

Key facts

• 2 garage spots
• Listed 339 days

🏗️ New construction. The $377,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $647,546.

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath townhouse listed at $378k.

Deal economics

• At list price, monthly cash flow is $-2k ($-28k/yr) — negative.
• To cash-flow at today's rent, offer at most $304k (19.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $266k (29.6% below list).
• Recommended offer: $266k (29.6% below list) — sets the bar for 1% rule.
• Cap rate 1.9% vs local median 2.8% in Powell — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 77/100 on livability (#201 in OH, #3,091 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, cost of living 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: Liberty Tree Elementary School (math 84% / reading 87%, grade A+, #60 of 1,584 statewide, top 4%, 751 students, 4% FRL); Hyatts Middle School (math 87% / reading 87%, grade A+, #7 of 654 statewide, top 1%, 930 students, 5% FRL); Olentangy Liberty High School (math 75% / reading 92%, grade A, #20 of 781 statewide, top 2%, 1,877 students, 3% FRL) — zoned schools at 4% FRL track the district average.
• Market conditions: Rents rising (+3.9%/yr); 307 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 46d 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 $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 339 days — a 12% lower offer ($333k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price.

Recommended offer $265,992 (29.6% 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 339 days. Have you received any prior offers? Is the seller open to a 30% 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: 0.41% ✗
• Cap rate: 1.89%
• Cash-on-cash: -15.71%
• DSCR: 0.30
• GRM: 20.3

CMA / ARV

• ARV (median comp): $647,546
• List price: $377,900
• Delta: -41.64%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5494 Dutch Ln	0.14mi	2/2.5	2,049 (+1%)	7mo	$422,060	$206	86
6079 Ludwig St	0.70mi	3/3.0 (+1)	1,884 (-7%)	4mo	$520,000	$276	45
5975 Ludwig St	0.68mi	2/2.5	2,158 (+7%)	20mo	$579,795	$269	41
3218 Korg St	0.75mi	3/3.0 (+1)	2,234 (+10%)	7mo	$621,250	$278	35
5967 Ibanez Dr	0.65mi	3/3.0 (+1)	2,297 (+13%)	17mo	$843,885	$367	26

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 · 3.86% rent growth · sell at horizon

5-year hold

• IRR: -45.9%
• Equity multiple: -0.40×
• Total profit: $-253,751
• Equity at exit: $96,551

10-year hold

• IRR: -79.4%
• Equity multiple: -1.24×
• Total profit: $-405,777
• Equity at exit: $55,988

Cash invested: $181,313 (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 43065

• Rents YoY: 3.9%
• Active inventory: 307
• Price-to-rent: 11.8×

Monthly cashflow live

• Estimated rent: $2,660 medium
• Mortgage (P&I): −$3,396
• Tax est. 1.5%: −$809 /mo · $9,713/yr
• Insurance: −$270
• HOA: −$0
• Vacancy / Maint / Mgmt: −$559
• Net cashflow: $-2,374

Break-even live

Break-even rent $5,665

Max offer price $304,067

Occupancy floor —

Sensitivity live

Price	-10% $-1,926	-5% $-2,150	+0% $-2,374	+5% $-2,597	+10% $-2,821
Rent	-10% $-2,584	-5% $-2,479	+0% $-2,374	+5% $-2,269	+10% $-2,164
Rate	-1.0pp $-2,048	-0.5pp $-2,209	base $-2,374	+0.5pp $-2,542	+1.0pp $-2,712

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: $161,886
• Closing costs: $19,426
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5478 Dutch Ln Powell, OH	3.0	2.5	1792	$2,800	$1.56	45d	1	0.11mi
5494 Dutch Ln Powell, OH	2.0	2.5	2049	$2,800	$1.37	45d	1	0.11mi
6650 Liberty Grand Blvd Powell, OH	1.0–3.0	1.0–2.5	1355	$2,345	$1.73	3d	11	1.46mi

Listing history 19 events

1. 2026-06-21
   days on market $377,900 Active 339 DOM
2. 2026-06-18
   days on market $377,900 Active 336 DOM
3. 2026-06-17
   days on market $377,900 Active 335 DOM
4. 2026-06-16
   days on market $377,900 Active 334 DOM
5. 2026-06-15
   days on market $377,900 Active 333 DOM
6. 2026-06-13
   days on market $377,900 Active 331 DOM
7. 2026-06-13
   days on market $377,900 Active 330 DOM
8. 2026-06-10
   days on market $377,900 Active 327 DOM
9. 2026-06-08
   days on market $377,900 Active 326 DOM
10. 2026-06-07
    days on market $377,900 Active 325 DOM
11. 2026-06-05
    days on market $377,900 Active 322 DOM
12. 2026-06-03
    days on market $377,900 Active 321 DOM
13. 2026-06-02
    days on market $377,900 Active 320 DOM
14. 2026-06-01
    days on market $377,900 Active 319 DOM
15. 2026-05-31
    days on market $377,900 Active 318 DOM
16. 2026-04-02
    price $377,900 131-char remark

    Show marketing remark (131 chars)

    We're thrilled to introduce the Campbell, a new townhome floorplan! Reach out for more information about how you can call it yours.

17. 2026-03-25
    price $375,900 131-char remark

    Show marketing remark (131 chars)

    We're thrilled to introduce the Campbell, a new townhome floorplan! Reach out for more information about how you can call it yours.

18. 2025-11-24
    price $372,900 131-char remark

    Show marketing remark (131 chars)

    We're thrilled to introduce the Campbell, a new townhome floorplan! Reach out for more information about how you can call it yours.

19. 2025-07-17
    listed $382,900 Active 131-char remark

    Show marketing remark (131 chars)

    We're thrilled to introduce the Campbell, a new townhome floorplan! Reach out for more information about how you can call it yours.

ⓘ 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: $31,919
• − Mortgage interest: −$36,273
• − Property taxes: −$9,713
• − Insurance: −$3,238
• − Repairs & maintenance: −$2,554
• − Management: −$2,554
• − Depreciation: −$18,838
• Taxable loss: −$41,249
• Est. tax savings @ 24.0%: +$9,900
• After-tax cash flow: $-18,585/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 — Powell

• Score: 77/100
• State rank: #201
• US rank: #3091

Category grades

Amenities F Commute F Cost of living F 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: 46,679
• Metro: Columbus, OH
• Population (ZIP): 46,679
• Household income: $154,481
• Rent vs Own: 13.7% rent · 86.3% own
• Severe rent burden: 351.0

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 (80%)
• Race & ethnicity: White 80% Asian 11% Two or more races 5% Hispanic / Latino 3% Black 2%
• Common ancestry: Romanian 5% Slovak 3% Lithuanian 3%
• Foreign-born: 10% · China, Canada
• Languages at home: 87% English-only · Other Indo-European 4% Other Asian/Pacific 3% Chinese 2%

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: ▼ -215.55%
• Current HPI: 233.6439
• Rent YoY: ▲ 3.86%
• 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

-1.3% since first listed

4 events — show timeline

• 2026-04-02 Price Changed $377,900 Zillow
• 2026-03-25 Price Changed $375,900 Zillow
• 2025-11-24 Price Changed $372,900 Zillow
• 2025-07-17 Listed $382,900 Zillow