Ashley A Plan · Sunbury, OH 43074

$251,780

3 bd · 2.0 ba · 1,525 sqft · SingleFamily · 704 Days on market

Good 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 +3.8/5.0
• Livability +3.7/5.0
• Cash flow +2.8/30.0
• 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

Welcome to the Ashley A, an inviting three-bedroom floor plan where convenience meets style! Step onto the rocking-chair-ready front porch, perfect for sipping your morning coffee or watching the sunset. Inside, you'll find an open living space that separates the master suite from the other bedrooms. Each bedroom includes a walk-in closet for all your essentials, and just past the kitchen, you'll find a utility room and pantry. This beloved home is the perfect place for making memories that last a lifetime.

Key facts

• Covered porch
• Master suite
• Listed 703 days

Tags

• COVERED PORCH
• MASTER SUITE

🏗️ New construction. The $251,780 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $467,436.

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $-2k ($-19k/yr) — negative.
• To cash-flow at today's rent, offer at most $241k (4.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $211k (16.2% below list).
• Recommended offer: $211k (16.2% 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; 294 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 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 704 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 $211,050 (16.2% 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 704 days. Have you received any prior offers? Is the seller open to a 16% 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: 0.45% ✗
• Cap rate: 2.28%
• Cash-on-cash: -14.33%
• DSCR: 0.36
• GRM: 18.5

CMA / ARV

• ARV (median comp): $467,436
• List price: $251,780
• Delta: -46.14%
• Verdict: UNDERPRICED
• Comps: 13 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
399 S 3 Bs And K Rd	0.33mi	3/2.0	1,450 (-5%)	23mo	$395,000	$272	57
7049 Ringbill	0.24mi	3/2.0	1,815 (+19%)	13mo	$381,190	$210	52
7090 Ringbill	0.24mi	2/2.0 (-1)	1,810 (+19%)	11mo	$439,500	$243	50
6930 Ringbill Loop	0.29mi	2/2.0 (-1)	1,754 (+15%)	9mo	$399,900	$228	49
7120 Ringbill	0.26mi	2/2.0 (-1)	1,863 (+22%)	14mo	$378,962	$203	47
1324 Red Tail Pl Lot 2533	1.10mi	3/2.0	1,646 (+8%)	6mo	$437,900	$266	46
225 N 3 Bs And K Rd	0.27mi	3/1.0	1,738 (+14%)	17mo	$325,000	$187	46
6951 Ringbill Loop	0.26mi	2/2.0 (-1)	1,820 (+19%)	15mo	$397,000	$218	45
555 Dunham Rd	1.31mi	3/1.0	1,508 (-1%)	18mo	$250,000	$166	44
7663 Berkshire Rd	1.49mi	3/2.0	1,606 (+5%)	22mo	$305,000	$190	38
1245 Steller Dr Lot 2576	1.08mi	3/2.5	1,893 (+24%)	4mo	$487,900	$258	35
7041 Crown Dr Lot 2545	1.19mi	3/2.5	1,893 (+24%)	15mo	$430,000	$227	25

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: -46.4%
• Equity multiple: -0.38×
• Total profit: $-180,827
• Equity at exit: $69,696

10-year hold

• IRR: —
• Equity multiple: -1.35×
• Total profit: $-307,150
• Equity at exit: $40,415

Cash invested: $130,882 (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 →

Active competition Active MLS

• For sale now: 25 active
• Median asking: $272,739 ($160/sqft)
• Median days on market: 1004 d
• This list price: 28% of active listings are priced below it
• ARV vs active asking: +91.4% 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: 9.9×

Monthly cashflow live

• Estimated rent: $2,110 high
• Mortgage (P&I): −$2,451
• Tax est. 1.5%: −$584 /mo · $7,012/yr
• Insurance: −$195
• HOA: −$0
• Vacancy / Maint / Mgmt: −$443
• Net cashflow: $-1,563

Break-even live

Break-even rent $4,089

Max offer price $241,260

Occupancy floor —

Sensitivity live

Price	-10% $-1,240	-5% $-1,402	+0% $-1,563	+5% $-1,725	+10% $-1,886
Rent	-10% $-1,730	-5% $-1,646	+0% $-1,563	+5% $-1,480	+10% $-1,396
Rate	-1.0pp $-1,328	-0.5pp $-1,444	base $-1,563	+0.5pp $-1,684	+1.0pp $-1,807

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: $116,859
• Closing costs: $14,023
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
166 Caldy Knoll Dr Sunbury, OH	1.0–2.0	1.0–2.0	953	$1,960	$2.06	9d	1	0.28mi
7125 Sea Breeze Dr W Sunbury, OH	1.0–3.0	1.0–2.0	953	$1,998	$2.10	9d	1	0.33mi
7205 Northlake Summit Dr Sunbury, OH	1.0–3.0	1.0–2.5	1158	$1,852	$1.60	9d	14	0.44mi
669 Habitat Way Sunbury, OH	3.0	2.5	2200	$2,899	$1.32	15d	1	0.80mi
741 N 3 Bs and K Rd Sunbury, OH	3.0	2.0	1224	$2,000	$1.63	68d	1	0.83mi
1155 S 3 Bs and K Rd Galena, OH	4.0	2.5	1978	$3,290	$1.66	72d	1	0.92mi

Listing history 44 events

1. 2026-07-24
   days on market $251,780 Active 704 DOM
2. 2026-07-23
   days on market $251,780 Active 703 DOM
3. 2026-07-22
   days on market $251,780 Active 702 DOM
4. 2026-07-21
   days on market $251,780 Active 701 DOM
5. 2026-07-20
   days on market $251,780 Active 700 DOM
6. 2026-07-18
   days on market $251,780 Active 698 DOM
7. 2026-07-18
   days on market $251,780 Active 697 DOM
8. 2026-07-16
   days on market $251,780 Active 696 DOM
9. 2026-07-15
   days on market $251,780 Active 695 DOM
10. 2026-07-14
    days on market $251,780 Active 694 DOM
11. 2026-07-14
    days on market $251,780 Active 693 DOM
12. 2026-07-13
    days on market $251,780 Active 692 DOM
13. 2026-07-11
    days on market $251,780 Active 691 DOM
14. 2026-07-10
    days on market $251,780 Active 690 DOM
15. 2026-07-09
    days on market $251,780 Active 689 DOM
16. 2026-07-07
    days on market $251,780 Active 687 DOM
17. 2026-07-06
    days on market $251,780 Active 686 DOM
18. 2026-07-05
    days on market $251,780 Active 685 DOM
19. 2026-07-03
    days on market $251,780 Active 683 DOM
20. 2026-07-02
    days on market $251,780 Active 682 DOM
21. 2026-07-01
    days on market $251,780 Active 681 DOM
22. 2026-06-30
    days on market $251,780 Active 680 DOM
23. 2026-06-29
    days on market $251,780 Active 679 DOM
24. 2026-06-28
    days on market $251,780 Active 678 DOM
25. 2026-06-27
    days on market $251,780 Active 677 DOM
26. 2026-06-27
    days on market $251,780 Active 676 DOM
27. 2026-06-25
    days on market $251,780 Active 674 DOM
28. 2026-06-22
    days on market $251,780 Active 672 DOM
29. 2026-06-21
    days on market $251,780 Active 671 DOM
30. 2026-06-18
    days on market $251,780 Active 668 DOM
31. 2026-06-17
    days on market $251,780 Active 667 DOM
32. 2026-06-16
    days on market $251,780 Active 666 DOM
33. 2026-06-15
    days on market $251,780 Active 665 DOM
34. 2026-06-13
    days on market $251,780 Active 663 DOM
35. 2026-06-13
    days on market $251,780 Active 662 DOM
36. 2026-06-10
    days on market $251,780 Active 659 DOM
37. 2026-06-08
    days on market $251,780 Active 658 DOM
38. 2026-06-07
    days on market $251,780 Active 657 DOM
39. 2026-06-05
    days on market $251,780 Active 654 DOM
40. 2026-06-03
    days on market $251,780 Active 653 DOM
41. 2026-06-02
    days on market $251,780 Active 652 DOM
42. 2026-06-01
    days on market $251,780 Active 651 DOM
43. 2026-05-31
    days on market $251,780 Active 650 DOM
44. 2024-08-19
    listed $251,780 Active 512-char remark

    Show marketing remark (512 chars)

    Welcome to the Ashley A, an inviting three-bedroom floor plan where convenience meets style! Step onto the rocking-chair-ready front porch, perfect for sipping your morning coffee or watching the sunset. Inside, you'll find an open living space that separates the master suite from the other bedrooms. Each bedroom includes a walk-in closet for all your essentials, and just past the kitchen, you'll find a utility room and pantry. This beloved home is the perfect place for making memories that last a lifetime.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥99°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,326
• − Mortgage interest: −$26,184
• − Property taxes: −$7,012
• − Insurance: −$2,337
• − Repairs & maintenance: −$2,026
• − Management: −$2,026
• − Depreciation: −$13,598
• Taxable loss: −$27,857
• Est. tax savings @ 24.0%: +$6,686
• After-tax cash flow: $-12,071/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 · 4 photos

Good 75/100 Cosmetic rehab Est. rehab $7,625–$22,875 screening

The Ashley A is a well-maintained single-family home with good exterior and interior conditions. A fresh coat of paint and some landscaping would further enhance its curb appeal and value.

Value-add opportunities

• Both Paint the exterior — A fresh coat of paint can significantly enhance the curb appeal and resale value. ↑
• Both Landscaping — Well-maintained landscaping can improve the home's curb appeal and attract more potential buyers or renters. ↑

ⓘ 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%
• 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

1 event — show timeline

• 2024-08-19 Listed $251,780 Zillow