3714 Caracas Dr · Huber Ridge, OH 43081

$284,900

4 bd · 2.5 ba · 2,052 sqft · SingleFamily public records · 65 Days on market

Built 1963 7,840 sqft lot $139/sqft · 16% below area Est $340k · 16% under ↓ 2% since listing

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Why this score? — see what drove the D 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 +14.8/15.0
• Cash flow +9.3/30.0
• Schools +5.2/10.0
• Livability +3.8/5.0
• 1% rule +3.3/10.0
• DSCR +2.6/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to 3714 Caracas Drive, a spacious and well-maintained 4-bedroom, 2.5-bathroom gem in the sought-after Huber Ridge subdivision! Boasting over 2,050 square feet of living space, this classic two-story layout offers the perfect blend of suburban tranquility and urban convenience--featuring sought-after Westerville City Schools with the added benefit of Columbus taxes. The main level provides ample room for entertaining with a bright living area, formal dining, and a cozy family room. Upstairs, you'll find four generously sized bedrooms, including a primary suite with a private bath. Step outside to a large, level backyard perfect for summer gatherings, complete with mature trees and a 1-car attached garage. Ideally located just minutes from Alum Creek parks, Uptown Westerville, and easy I-270 access. Don't miss your chance to own one of the largest floor plans in the neighborhood!

Key facts

• Large level backyard
• Easy i-270 access
• Mature trees

Tags

• HUBER RIDGE SUBDIVISION
• WESTERVILLE CITY SCHOOLS
• LARGE LEVEL BACKYARD
• MATURE TREES
• EASY I-270 ACCESS

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $285k.

Deal economics

• At list price, monthly cash flow is $-208 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $248k (12.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $237k (16.7% below list).
• Recommended offer: $237k (16.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 75/100 on livability (#255 in OH, #4,049 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: amenities D, commute F.
• Westerville City (suburban): math 54% / reading 63% proficiency, ranked #276 of 656 in OH (top 42%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Huber Ridge Elementary School (math 46% / reading 51%, grade D, #936 of 1,584 statewide, top 59%, 442 students, 53% FRL); Walnut Springs Middle School (math 45% / reading 49%, grade D+, #451 of 654 statewide, top 70%, 914 students, 39% FRL); Westerville Central High School (math 52% / reading 65%, grade C, #265 of 781 statewide, top 34%, 1,558 students, 27% FRL).
• Market conditions: Rents soft (-0.6%/yr); 171 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 8,139 units permitted in Franklin County in 2024 (5,940 in 5+ unit buildings).
• This rent runs 31% of the median local income ($92k/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 $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.
• Franklin County population projected at +34% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($268k) is reasonable based on typical stale-listing flexibility.

Recommended offer $237,400 (16.7% 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 65 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
3. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 0.83% ✗
• Cap rate: 5.42%
• Cash-on-cash: -3.13%
• DSCR: 0.86
• GRM: 10.0

CMA / ARV

• ARV (median comp): $340,317
• List price: $284,900
• Delta: -16.28%
• 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
3661 Paris Blvd	0.14mi	4/2.5	2,052 (0%)	1mo	$299,900	$146	93
3664 Bogota Dr	0.29mi	4/2.5	2,052 (0%)	1mo	$281,633	$137	86
3564 Stockholm Rd	0.41mi	4/2.5	2,052 (0%)	6mo	$340,000	$166	76
3615 Dempsey Rd	0.34mi	4/2.0	2,145 (+4%)	1mo	$400,000	$186	74
5700 Bashaw Dr	0.23mi	4/2.5	1,863 (-9%)	2mo	$350,000	$188	72
581 Westbury Woods Ct	0.55mi	3/2.5 (-1)	2,208 (+8%)	4mo	$430,000	$195	53
4187 Camellia Ct	0.53mi	4/3.0	1,859 (-9%)	6mo	$340,000	$183	53
4367 Scissortail Loop	0.72mi	4/2.5	1,903 (-7%)	4mo	$385,000	$202	51
3596 Manila Dr	0.29mi	3/1.5 (-1)	1,756 (-14%)	4mo	$265,000	$151	50
6099 Bitterroot Dr	0.65mi	4/2.5	1,752 (-15%)	1mo	$380,000	$217	44
5590 Westerville Crossing Dr	0.70mi	3/2.0 (-1)	1,890 (-8%)	5mo	$321,000	$170	44
971 Timberbank Dr	0.65mi	4/2.5	1,756 (-14%)	4mo	$360,000	$205	43

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -25.1%
• Equity multiple: 0.17×
• Total profit: $-66,253
• Equity at exit: $42,480

10-year hold

• IRR: -35.1%
• Equity multiple: -0.27×
• Total profit: $-101,191
• Equity at exit: $24,633

Cash invested: $79,772 (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 43081

• Rents YoY: -0.6%
• Active inventory: 171
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $2,374 medium
• Mortgage (P&I): −$1,494
• Tax from tax record: −$471 /mo · $5,646/yr
• Insurance: −$119
• HOA: −$0
• Vacancy / Maint / Mgmt: −$499
• Net cashflow: $-208

Break-even live

Break-even rent $2,637

Max offer price $248,188

Occupancy floor —

Sensitivity live

Price	-10% $-47	-5% $-127	+0% $-208	+5% $-288	+10% $-369
Rent	-10% $-395	-5% $-302	+0% $-208	+5% $-114	+10% $-20
Rate	-1.0pp $-64	-0.5pp $-135	base $-208	+0.5pp $-282	+1.0pp $-357

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: $71,225
• Closing costs: $8,547
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3978 Daffodil Dr Columbus, OH	3.0	1.5	1502	$2,200	$1.46	45d	1	0.99mi
5415 Turtle Sta Westerville, OH	2.0–3.0	2.0–2.5	1600	$2,425	$1.52	3d	33	1.16mi
6345 Cooper Rd Columbus, OH	1.0–3.0	1.0–2.5	1485	$2,640	$1.78	3d	11	1.49mi

Listing history 16 events

1. 2026-06-21
   days on market $284,900 Active 65 DOM
2. 2026-06-18
   price $284,900 Active 62 DOM
3. 2026-06-18
   days on market $294,900 Active 62 DOM
4. 2026-06-17
   days on market $294,900 Active 61 DOM
5. 2026-06-16
   days on market $294,900 Active 60 DOM
6. 2026-06-15
   days on market $294,900 Active 59 DOM
7. 2026-06-13
   days on market $294,900 Active 57 DOM
8. 2026-06-09
   days on market $294,900 Active 53 DOM
9. 2026-06-08
   days on market $294,900 Active 52 DOM
10. 2026-06-07
    pricedays on market $294,900 Active 51 DOM
11. 2026-06-03
    days on market $309,900 Active 47 DOM
12. 2026-06-02
    days on market $309,900 Active 46 DOM
13. 2026-06-01
    days on market $309,900 Active 45 DOM
14. 2026-05-31
    days on market $309,900 Active 44 DOM
15. 2026-05-14
    price $309,900 903-char remark

    Show marketing remark (903 chars)

    Welcome home to 3714 Caracas Drive, a spacious and well-maintained 4-bedroom, 2.5-bathroom gem in the sought-after Huber Ridge subdivision! Boasting over 2,050 square feet of living space, this classic two-story layout offers the perfect blend of suburban tranquility and urban convenience--featuring sought-after Westerville City Schools with the added benefit of Columbus taxes. The main level provides ample room for entertaining with a bright living area, formal dining, and a cozy family room. Upstairs, you'll find four generously sized bedrooms, including a primary suite with a private bath. Step outside to a large, level backyard perfect for summer gatherings, complete with mature trees and a 1-car attached garage. Ideally located just minutes from Alum Creek parks, Uptown Westerville, and easy I-270 access. Don't miss your chance to own one of the largest floor plans in the neighborhood!

16. 2026-04-17
    listed $314,900 Active 903-char remark

    Show marketing remark (903 chars)

    Welcome home to 3714 Caracas Drive, a spacious and well-maintained 4-bedroom, 2.5-bathroom gem in the sought-after Huber Ridge subdivision! Boasting over 2,050 square feet of living space, this classic two-story layout offers the perfect blend of suburban tranquility and urban convenience--featuring sought-after Westerville City Schools with the added benefit of Columbus taxes. The main level provides ample room for entertaining with a bright living area, formal dining, and a cozy family room. Upstairs, you'll find four generously sized bedrooms, including a primary suite with a private bath. Step outside to a large, level backyard perfect for summer gatherings, complete with mature trees and a 1-car attached garage. Ideally located just minutes from Alum Creek parks, Uptown Westerville, and easy I-270 access. Don't miss your chance to own one of the largest floor plans in the neighborhood!

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

Tax reassessment forecast OH · Partial reset (capped growth)

• Current annual tax: $5,646 · $471/mo
• Projected year-2 tax: $5,646 · $471/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

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 ≥100°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,488
• − Mortgage interest: −$15,959
• − Property taxes: −$5,646
• − Insurance: −$1,424
• − Repairs & maintenance: −$2,279
• − Management: −$2,279
• − Depreciation: −$8,288
• Taxable loss: −$7,388
• Est. tax savings @ 24.0%: +$1,773
• After-tax cash flow: $-721/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: Westerville City
• NCES district ID: 3904504
• Math proficiency: 54% ▼ -16.00%
• Reading proficiency: 63% ▼ -6.00%
• Median HH income: $72,017
• Composite: 51.9/100
• National rank: #1649
• State rank: #276 of 656 in OH

Livability — Huber Ridge

• Score: 75/100
• State rank: #255
• US rank: #4049

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Huber Ridge, OH
• County: Franklin County · 1,351,780 people
• Metro: Columbus, OH
• Population (ZIP): 65,020
• Household income: $92,422
• Rent vs Own: 41.3% rent · 58.7% own
• Severe rent burden: 1746.0

Population outlook (Franklin County) Hauer SSP2

• Today (2025): 1,456,139 people
• By 2030: 1,556,890 · +6.9%
• By 2040: 1,757,349 · +20.7%
• By 2050: 1,950,539 · +34.0%
• By 2075: 2,376,171 · +63.2%
• By 2100: 2,636,796 · +81.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (72%)
• Race & ethnicity: White 72% Black 14% Two or more races 7% Asian 5% Hispanic / Latino 4%
• Common ancestry: Italian 4% Romanian 3% Lithuanian 2%
• Foreign-born: 10% · Canada, China
• Languages at home: 88% English-only · Spanish 2% Other Indo-European 2% Other Asian/Pacific 1%

Political lean MEDSL · Franklin

• 2024 margin: Strong D (+28.4) · D 63.7% · R 35.3% · Other 1.0%
• 2008→2024 swing: +7.7pp toward D · 2008: 20.7pp · 2024: 28.4pp
• All cycles: 2024: D+28.4 2020: D+31.4 2016: D+25.9 2012: D+21.7 2008: D+20.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -275.55%
• Current HPI: 259.862
• Rent YoY: ▼ -0.56%
• 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

-1.6% since first listed

2 events — show timeline

• 2026-05-14 Price Changed $309,900 CBRMLS
• 2026-04-17 Listed $314,900 CBRMLS

Property tax history

+4.1%/yr

Latest (2024): $5,646 · +2.1% YoY. Source: county tax records.