10131 Gorsuch Rd · Westerville, OH 43021

$200,000

2 bd · 2.0 ba · 1,894 sqft · SingleFamily public records · 30 Days on market

Built 1951 2.84 ac lot $106/sqft · 60% below area

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Why this score? — see what drove the C+ 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).

• Cash flow +25.5/30.0
• DSCR +8.5/10.0
• 1% rule +7.5/10.0
• ARV discount +7.5/15.0
• Schools +6.3/10.0
• Livability +4.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Online Auction, the list price reflects the RESERVE (minimum Bid) of $200,000. The Auction ends at 7:00PM Tuesday June 2nd, 2026. Agents, please see 'A2A' remarks. Investor Opportunity - Value-Add Potential on 2.84 Acres! By the cheapest house in one of the best areas available. On approximately 2.84 scenic acres in the desirable Big Walnut School District, this 1.5 story home offers a rare blend of privacy, space, and opportunity. Being sold from the Estate of 98-year-old longtime resident. Built in 1951, including 4 bedrooms and 2 full bathrooms, first floor laundry and full basement that needs attention. The expansive lot provides a peaceful, rural setting with plenty of room for outd

Key facts

• 2.84 acre lot
• Built 1951
• Listed 30 days

Property features AI

Finance

• Other: Lot size approximately 2.84 acres; No additional parcels

Exterior

• Utilities: Public water; Private sewer
• Home design: Single-family residence; One-and-one-half story; Built in 1951
• Construction: Block foundation
• Exterior features: Balcony; Deck

Interior

• Bedrooms: Two main-level bedrooms
• Flooring: Carpet; Vinyl
• Bathrooms: Two full bathrooms
• Heating & cooling: Forced air heating with propane; Central air conditioning
• Interior features: Insulated windows; Walk-out, full basement with crawl space

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $468 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $197k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.1% vs local median 2.4% in Westerville — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 82/100 on livability (#82 in OH, #1,215 nationally) — a professional / high-income tenant draw. Strengths: schools A+, employment A+, housing A+; Watch: amenities F, commute F.
• Big Walnut Local (rural): math 68% / reading 75% proficiency, ranked #103 of 656 in OH (top 16%) — strong family-tenant draw, lease renewals of 3-5y typical; only 15% free/reduced lunch — higher-income household profile.
• Market conditions: 111 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $1k of loan paydown is wiped out by about $6k 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 30 days — a 2% lower offer ($197k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $197,000 (1.5% below list)

Questions for the listing agent

1. Built in 1951 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.25% ✓
• Cap rate: 9.10%
• Cash-on-cash: 10.03%
• DSCR: 1.45
• GRM: 6.7

CMA / ARV

• ARV (median comp): $498,039
• List price: $200,000
• Delta: -59.84%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10945 Adams Rd	0.70mi	3/2.0 (+1)	1,892 (-0%)	0mo	$525,000	$277	62

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: -1.2%
• Equity multiple: 0.96×
• Total profit: $-2,472
• Equity at exit: $29,821

10-year hold

• IRR: 8.6%
• Equity multiple: 1.66×
• Total profit: $36,712
• Equity at exit: $17,292

Cash invested: $56,000 (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 43021

• Active inventory: 111
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $2,500 medium
• Mortgage (P&I): −$1,049
• Tax from tax record: −$375 /mo · $4,495/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$525
• Net cashflow: $468

Break-even live

Break-even rent $1,907

Max offer price $200,000

Occupancy floor 76%

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11755 Gorsuch Rd Galena, OH	3.0	1.0	2040	$2,500	$1.23	43d	1	1.39mi

Listing history 6 events

1. 2026-06-05
   statusdays on market $200,000 Pending 30 DOM
2. 2026-06-03
   days on market $200,000 Active 29 DOM
3. 2026-06-02
   days on market $200,000 Active 28 DOM
4. 2026-06-01
   days on market $200,000 Active 27 DOM
5. 2026-05-31
   days on market $200,000 Active 26 DOM
6. 2026-05-05
   listed $200,000 Active 1155-char remark

ⓘ 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: $4,495 · $375/mo
• Projected year-2 tax: $4,495 · $375/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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥99°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,000
• − Mortgage interest: −$11,203
• − Property taxes: −$4,495
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,400
• − Management: −$2,400
• − Depreciation: −$5,818
• Taxable income: $2,683
• Est. tax owed @ 24.0%: −$644
• After-tax cash flow: $4,975/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: Big Walnut Local
• NCES district ID: 3904674
• Math proficiency: 68% ▼ -9.00%
• Reading proficiency: 75% ▼ -6.00%
• Median HH income: $79,890
• Composite: 63.45/100
• National rank: #617
• State rank: #103 of 656 in OH

Livability — Westerville

• Score: 82/100
• State rank: #82
• US rank: #1215

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Delaware · 221,676 people
• City population: 99,583
• Metro: Columbus, OH
• Population (ZIP): 14,855
• Household income: $160,120
• Rent vs Own: 5.9% rent · 94.1% own
• Severe rent burden: 0.7

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 (85%)
• Race & ethnicity: White 85% Two or more races 7% Asian 4% Hispanic / Latino 3% Black 3%
• Common ancestry: Italian 3% Romanian 3% Slovak 2%
• Foreign-born: 6% · Canada, China, South Korea
• Languages at home: 94% English-only · Spanish 2% Other Indo-European 1% Chinese 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: ▼ -162.82%
• Current HPI: 239.1812
• 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

2 events — show timeline

• 2026-06-05 Pending — CBRMLS
• 2026-05-05 Listed $200,000 CBRMLS

Property tax history

+6.8%/yr

Latest (2025): $4,495 · +0.0% YoY. Source: county tax records.