Gettysburg II Plan · Sunbury, OH 43074

$284,700

3 bd · 2.0 ba · 1,752 sqft · SingleFamily · 1096 Days on market

Excellent condition

---

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
• Livability +3.7/5.0
• Cash flow +3.6/30.0
• 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

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. Rectangles are the most commonly used shape. But every now and then, you have to know when to break that rule. The Gettysburg includes a classic example of a well-placed non-rectangle. Note the angled wall that separates the great room from the kitchen. See how it makes the great room bigger and more interesting without taking any useful space from the kitchen? And that's not the only smart idea you'll find in this home. But it is the only place where we cut a corner. You can tour the beautiful Gettysburg model at the Sandusky and Portage offices.

Key facts

• 2 garage spots
• Listed 1095 days

🏗️ New construction. The $284,700 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $497,865.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $285k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-1k ($-18k/yr) — negative.
• To cash-flow at today's rent, offer at most $282k (0.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $247k (13.3% below list).
• Recommended offer: $247k (13.3% 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; 345 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals leasing fast (median 1d on market — plan ~1-2 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 $15k 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 1096 days — a 12% lower offer ($251k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $246,804 (13.3% 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 1096 days. Have you received any prior offers? Is the seller open to a 13% 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: 2.70%
• Cash-on-cash: -12.83%
• DSCR: 0.43
• GRM: 16.8

CMA / ARV

• ARV (median comp): $497,865
• List price: $284,700
• Delta: -42.82%
• 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
6951 Ringbill Loop	0.21mi	2/2.0 (-1)	1,818 (+4%)	0mo	$425,000	$234	79
1158 Solitary St	1.28mi	3/2.5	1,893 (+8%)	2mo	$463,250	$245	48
1324 Red Tail Pl Lot 2533	1.19mi	3/2.0	1,646 (-6%)	9mo	$437,900	$266	47
1245 Steller Dr Lot 2576	1.17mi	3/2.5	1,893 (+8%)	7mo	$487,900	$258	44
1094 Solitary St Lot 2589	1.20mi	3/2.5	1,965 (+12%)	7mo	$439,900	$224	37
1157 Solitary St Lot 2929	1.27mi	3/2.5	2,108 (+20%)	3mo	$472,000	$224	36
7444 Steppe Ct Lot 2585	1.15mi	3/2.5	2,126 (+21%)	4mo	$457,000	$215	35
1415 Crest Dr Lot 2598	1.24mi	3/2.5	2,108 (+20%)	5mo	$470,000	$223	34
1126 Solitary St Lot 2593	1.24mi	3/2.5	2,126 (+21%)	5mo	$459,990	$216	34
1086 Solitary St Lot 2588	1.19mi	3/2.5	2,126 (+21%)	6mo	$444,900	$209	33
1155 S Three B's & K Rd	1.03mi	4/2.5 (+1)	1,978 (+13%)	6mo	$599,900	$303	32
385 N Old State Rd	1.49mi	4/2.5 (+1)	2,165 (+24%)	8mo	$506,000	$234	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 · 0.31% rent growth · sell at horizon

5-year hold

• IRR: -43.1%
• Equity multiple: -0.31×
• Total profit: $-182,098
• Equity at exit: $74,233

10-year hold

• IRR: -93.7%
• Equity multiple: -1.19×
• Total profit: $-305,981
• Equity at exit: $43,046

Cash invested: $139,402 (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: 43 active
• Median asking: $288,024 ($158/sqft)
• Median days on market: 1094 d
• This list price: 44% of active listings are priced below it
• ARV vs active asking: +80.0% 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: 345
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $2,468 high
• Mortgage (P&I): −$2,611
• Tax est. 1.5%: −$622 /mo · $7,468/yr
• Insurance: −$207
• HOA: −$0
• Vacancy / Maint / Mgmt: −$518
• Net cashflow: $-1,491

Break-even live

Break-even rent $4,355

Max offer price $282,132

Occupancy floor —

Sensitivity live

Price	-10% $-1,147	-5% $-1,319	+0% $-1,491	+5% $-1,663	+10% $-1,835
Rent	-10% $-1,686	-5% $-1,588	+0% $-1,491	+5% $-1,393	+10% $-1,296
Rate	-1.0pp $-1,240	-0.5pp $-1,364	base $-1,491	+0.5pp $-1,620	+1.0pp $-1,751

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: $124,466
• Closing costs: $14,936
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7125 Sea Breeze Dr W Sunbury, OH	1.0–3.0	1.0–2.0	953	$1,998	$2.10	0d	1	0.33mi
166 Caldy Knoll Dr Sunbury, OH	1.0–2.0	1.0–2.0	953	$1,960	$2.06	0d	1	0.36mi
7205 Northlake Summit Dr Sunbury, OH	1.0–3.0	1.0–2.5	1158	$2,454	$2.12	9d	10	0.42mi
630 Holbrook Dr Sunbury, OH	3.0	2.5	2442	$2,500	$1.02	32d	1	0.63mi
8284 Northpoint Dr Sunbury, OH	4.0	2.5	2297	$3,127	$1.36	0d	1	0.70mi
8408 Northpoint Dr Sunbury, OH	3.0	2.5	1895	$2,942	$1.55	0d	1	0.70mi
669 Habitat Way Sunbury, OH	3.0	2.5	2200	$2,899	$1.32	107d	1	0.73mi
7105 Bradbury Dr Sunbury, OH	3.0	2.5	2284	$2,900	$1.27	0d	1	0.76mi
7105 Bradbury Dr Sunbury, OH	3.0	2.5	2284	$2,900	$1.27	5d	1	0.76mi
1155 S 3 Bs and K Rd Galena, OH	3.0	2.5	1978	$3,290	$1.66	87d	1	1.07mi
166 Carlton Manor Dr Sunbury, OH	1.0–3.0	1.0–2.0	971	$1,985	$2.04	0d	1	1.21mi

Listing history 50 events

1. 2026-11-08
   days on market $284,700 Active 1096 DOM
2. 2026-11-07
   days on market $284,700 Active 1095 DOM
3. 2026-11-06
   days on market $284,700 Active 1094 DOM
4. 2026-11-05
   days on market $284,700 Active 1093 DOM
5. 2026-11-04
   days on market $284,700 Active 1092 DOM
6. 2026-11-02
   days on market $284,700 Active 1090 DOM
7. 2026-11-01
   days on market $284,700 Active 1089 DOM
8. 2026-10-31
   days on market $284,700 Active 1088 DOM
9. 2026-10-30
   days on market $284,700 Active 1087 DOM
10. 2026-10-29
    days on market $284,700 Active 1086 DOM
11. 2026-10-28
    days on market $284,700 Active 1085 DOM
12. 2026-10-27
    days on market $284,700 Active 1084 DOM
13. 2026-10-26
    days on market $284,700 Active 1083 DOM
14. 2026-10-26
    days on market $284,700 Active 1082 DOM
15. 2026-10-24
    days on market $284,700 Active 1081 DOM
16. 2026-10-23
    days on market $284,700 Active 1080 DOM
17. 2026-10-22
    days on market $284,700 Active 1079 DOM
18. 2026-10-21
    days on market $284,700 Active 1078 DOM
19. 2026-10-20
    days on market $284,700 Active 1077 DOM
20. 2026-10-19
    days on market $284,700 Active 1076 DOM
21. 2026-10-18
    days on market $284,700 Active 1075 DOM
22. 2026-10-17
    days on market $284,700 Active 1074 DOM
23. 2026-10-16
    days on market $284,700 Active 1073 DOM
24. 2026-10-15
    days on market $284,700 Active 1072 DOM
25. 2026-10-14
    days on market $284,700 Active 1071 DOM
26. 2026-10-13
    days on market $284,700 Active 1070 DOM
27. 2026-10-12
    days on market $284,700 Active 1069 DOM
28. 2026-10-11
    days on market $284,700 Active 1068 DOM
29. 2026-10-10
    days on market $284,700 Active 1067 DOM
30. 2026-10-09
    days on market $284,700 Active 1066 DOM
31. 2026-10-08
    days on market $284,700 Active 1065 DOM
32. 2026-10-07
    days on market $284,700 Active 1064 DOM
33. 2026-10-06
    days on market $284,700 Active 1063 DOM
34. 2026-10-05
    days on market $284,700 Active 1062 DOM
35. 2026-10-04
    days on market $284,700 Active 1061 DOM
36. 2026-10-04
    days on market $284,700 Active 1060 DOM
37. 2026-10-02
    days on market $284,700 Active 1059 DOM
38. 2026-10-01
    days on market $284,700 Active 1058 DOM
39. 2026-09-30
    days on market $284,700 Active 1057 DOM
40. 2026-09-29
    days on market $284,700 Active 1056 DOM
41. 2026-09-28
    days on market $284,700 Active 1055 DOM
42. 2026-09-27
    days on market $284,700 Active 1054 DOM
43. 2026-09-25
    days on market $284,700 Active 1052 DOM
44. 2026-09-24
    days on market $284,700 Active 1051 DOM
45. 2026-09-23
    days on market $284,700 Active 1050 DOM
46. 2026-09-22
    days on market $284,700 Active 1049 DOM
47. 2026-09-21
    days on market $284,700 Active 1048 DOM
48. 2026-09-20
    days on market $284,700 Active 1047 DOM
49. 2026-09-19
    days on market $284,700 Active 1046 DOM
50. 2026-09-18
    days on market $284,700 Active 1045 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: $29,616
• − Mortgage interest: −$27,888
• − Property taxes: −$7,468
• − Insurance: −$2,489
• − Repairs & maintenance: −$2,369
• − Management: −$2,369
• − Depreciation: −$14,483
• Taxable loss: −$27,451
• Est. tax savings @ 24.0%: +$6,588
• After-tax cash flow: $-11,302/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 · 8 photos

Excellent 95/100 None rehab

This custom-built home is in excellent condition with a well-maintained exterior and interior. Painting the exterior and interior would further enhance its curb appeal and value.

Value-add opportunities

• Both Paint the exterior and interior — Painting enhances curb appeal and interior aesthetics, increasing both resale and rental value. ↑

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

---

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 (91%)
• Race & ethnicity: White 91% Hispanic / Latino 4% Two or more races 3% Asian 2% Black 1%
• Languages at home: 95% English-only · Spanish 2% Other Indo-European 1% Other Asian/Pacific 1%

---

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

---

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

+5.1% since first listed

11 events — show timeline

• 2026-05-02 Price Changed $280,585 Zillow
• 2025-12-16 Price Changed $276,850 Zillow
• 2025-12-16 Price Changed $274,650 Zillow
• 2025-12-16 Price Changed $276,850 Zillow
• 2025-03-26 Price Changed $274,650 Zillow
• 2025-03-21 Price Changed $271,500 Zillow
• 2025-03-18 Price Changed $274,650 Zillow
• 2024-11-02 Price Changed $271,500 Zillow
• 2024-08-14 Price Changed $269,000 Zillow
• 2024-02-27 Price Changed $268,000 Zillow
• 2023-11-08 Listed $266,980 Zillow