Brentwood Plan · Sunbury, OH 43074

$310,569

4 bd · 2.5 ba · 2,184 sqft · SingleFamily · 956 Days on market

Excellent 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 +7.6/10.0
• ARV discount +7.5/15.0
• Condition / age +4.8/5.0
• Cash flow +3.8/30.0
• Livability +3.7/5.0
• Rent growth +2.6/5.0
• 1% rule +0.1/10.0
• 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. Starting with the main-floor master suite that feels like a wing unto itself, helping to frame the backyard and a nice place for a sprawling deck or patio. The kitchen comes with a walk-in pantry and a large island overlooking the dining room, which overlooks the great room. Which, collectively, is why this home is primed for big parties. There's a flex space off the foyer that can be your den, office or whatever you can imagine. Then, there are three great bedrooms upstairs so everyone in the family has a place to call their own.

Key facts

• 2 garage spots
• Listed 955 days

🏗️ New construction. The $310,569 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $519,107.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $311k. 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 $302k (2.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $264k (14.9% below list).
• Recommended offer: $264k (14.9% 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: schools A+, crime A+, employment 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.
• Market conditions: Rents flat; 246 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $4k of loan paydown is wiped out by about $16k 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 956 days — a 12% lower offer ($273k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price.

Recommended offer $264,440 (14.9% 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 956 days. Have you received any prior offers? Is the seller open to a 15% 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: 0.51% ✗
• Cap rate: 2.83%
• Cash-on-cash: -12.37%
• DSCR: 0.45
• GRM: 16.4

CMA / ARV

• ARV (median comp): $519,107
• List price: $310,569
• Delta: -40.17%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
520 Cormorant Dr	0.53mi	4/2.5	2,317 (+6%)	15mo	$471,290	$203	53
7377 Whimbrel Ln	0.56mi	3/3.0 (-1)	2,251 (+3%)	15mo	$435,000	$193	49
187 N Three B's & K Rd	0.17mi	3/3.0 (-1)	2,500 (+14%)	14mo	$635,000	$254	49
678 Holbrook Dr	0.69mi	4/2.5	2,448 (+12%)	1mo	$552,500	$226	47
6866 Ringbill	0.29mi	3/3.0 (-1)	2,450 (+12%)	20mo	$448,988	$183	42
500 Cormorant Dr	0.51mi	3/2.5 (-1)	2,467 (+13%)	16mo	$490,000	$199	36
743 Holbrook Dr	0.73mi	4/2.5	2,456 (+12%)	14mo	$514,000	$209	33

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: -42.1%
• Equity multiple: -0.28×
• Total profit: $-186,479
• Equity at exit: $77,401

10-year hold

• IRR: -90.5%
• Equity multiple: -1.15×
• Total profit: $-312,205
• Equity at exit: $44,883

Cash invested: $145,350 (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 43074

• Rents YoY: 0.3%
• Active inventory: 246
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $2,644 medium
• Mortgage (P&I): −$2,722
• Tax est. 1.5%: −$649 /mo · $7,787/yr
• Insurance: −$216
• HOA: −$0
• Vacancy / Maint / Mgmt: −$555
• Net cashflow: $-1,498

Break-even live

Break-even rent $4,541

Max offer price $302,293

Occupancy floor —

Sensitivity live

Price	-10% $-1,140	-5% $-1,319	+0% $-1,498	+5% $-1,678	+10% $-1,857
Rent	-10% $-1,707	-5% $-1,603	+0% $-1,498	+5% $-1,394	+10% $-1,289
Rate	-1.0pp $-1,237	-0.5pp $-1,366	base $-1,498	+0.5pp $-1,633	+1.0pp $-1,770

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: $129,777
• Closing costs: $15,573
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7205 Northlake Summit Dr Sunbury, OH	1.0–3.0	1.0–2.5	1158	$1,852	$1.60	3d	27	0.42mi
7311 Blackwell Dr Sunbury, OH	4.0	3.0	2812	$2,897	$1.03	8d	1	0.66mi
560 Habitat Way Sunbury, OH	4.0	2.5	2700	$3,299	$1.22	45d	1	0.67mi
1155 S 3 Bs and K Rd Galena, OH	4.0	2.5	1978	$3,290	$1.66	25d	1	1.07mi

Listing history 24 events

1. 2026-06-21
   days on market $310,569 Active 956 DOM
2. 2026-06-18
   days on market $310,569 Active 953 DOM
3. 2026-06-17
   days on market $310,569 Active 952 DOM
4. 2026-06-16
   days on market $310,569 Active 951 DOM
5. 2026-06-15
   days on market $310,569 Active 950 DOM
6. 2026-06-13
   days on market $310,569 Active 948 DOM
7. 2026-06-13
   days on market $310,569 Active 947 DOM
8. 2026-06-10
   days on market $310,569 Active 944 DOM
9. 2026-06-08
   days on market $310,569 Active 943 DOM
10. 2026-06-07
    days on market $310,569 Active 942 DOM
11. 2026-06-05
    days on market $310,569 Active 939 DOM
12. 2026-06-03
    days on market $310,569 Active 938 DOM
13. 2026-06-02
    days on market $310,569 Active 937 DOM
14. 2026-06-01
    days on market $310,569 Active 936 DOM
15. 2026-05-31
    days on market $310,569 Active 935 DOM
16. 2026-05-02
    price $310,569 912-char remark

    Show marketing remark (912 chars)

    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. Starting with the main-floor master suite that feels like a wing unto itself, helping to frame the backyard and a nice place for a sprawling deck or patio. The kitchen comes with a walk-in pantry and a large island overlooking the dining room, which overlooks the great room. Which, collectively, is why this home is primed for big parties. There's a flex space off the foyer that can be your den, office or whatever you can imagine. Then, there are three great bedrooms upstairs so everyone in the family has a place to call their own.

17. 2025-12-16
    price $306,150 912-char remark

    Show marketing remark (912 chars)

    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. Starting with the main-floor master suite that feels like a wing unto itself, helping to frame the backyard and a nice place for a sprawling deck or patio. The kitchen comes with a walk-in pantry and a large island overlooking the dining room, which overlooks the great room. Which, collectively, is why this home is primed for big parties. There's a flex space off the foyer that can be your den, office or whatever you can imagine. Then, there are three great bedrooms upstairs so everyone in the family has a place to call their own.

18. 2025-03-26
    price $303,950 912-char remark

    Show marketing remark (912 chars)

    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. Starting with the main-floor master suite that feels like a wing unto itself, helping to frame the backyard and a nice place for a sprawling deck or patio. The kitchen comes with a walk-in pantry and a large island overlooking the dining room, which overlooks the great room. Which, collectively, is why this home is primed for big parties. There's a flex space off the foyer that can be your den, office or whatever you can imagine. Then, there are three great bedrooms upstairs so everyone in the family has a place to call their own.

19. 2025-03-21
    price $299,450 912-char remark

    Show marketing remark (912 chars)

    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. Starting with the main-floor master suite that feels like a wing unto itself, helping to frame the backyard and a nice place for a sprawling deck or patio. The kitchen comes with a walk-in pantry and a large island overlooking the dining room, which overlooks the great room. Which, collectively, is why this home is primed for big parties. There's a flex space off the foyer that can be your den, office or whatever you can imagine. Then, there are three great bedrooms upstairs so everyone in the family has a place to call their own.

20. 2025-03-18
    price $303,950 912-char remark

    Show marketing remark (912 chars)

    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. Starting with the main-floor master suite that feels like a wing unto itself, helping to frame the backyard and a nice place for a sprawling deck or patio. The kitchen comes with a walk-in pantry and a large island overlooking the dining room, which overlooks the great room. Which, collectively, is why this home is primed for big parties. There's a flex space off the foyer that can be your den, office or whatever you can imagine. Then, there are three great bedrooms upstairs so everyone in the family has a place to call their own.

21. 2024-11-02
    price $299,450 912-char remark

    Show marketing remark (912 chars)

    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. Starting with the main-floor master suite that feels like a wing unto itself, helping to frame the backyard and a nice place for a sprawling deck or patio. The kitchen comes with a walk-in pantry and a large island overlooking the dining room, which overlooks the great room. Which, collectively, is why this home is primed for big parties. There's a flex space off the foyer that can be your den, office or whatever you can imagine. Then, there are three great bedrooms upstairs so everyone in the family has a place to call their own.

22. 2024-08-14
    price $296,950 912-char remark

    Show marketing remark (912 chars)

    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. Starting with the main-floor master suite that feels like a wing unto itself, helping to frame the backyard and a nice place for a sprawling deck or patio. The kitchen comes with a walk-in pantry and a large island overlooking the dining room, which overlooks the great room. Which, collectively, is why this home is primed for big parties. There's a flex space off the foyer that can be your den, office or whatever you can imagine. Then, there are three great bedrooms upstairs so everyone in the family has a place to call their own.

23. 2024-02-27
    price $295,950 912-char remark

    Show marketing remark (912 chars)

    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. Starting with the main-floor master suite that feels like a wing unto itself, helping to frame the backyard and a nice place for a sprawling deck or patio. The kitchen comes with a walk-in pantry and a large island overlooking the dining room, which overlooks the great room. Which, collectively, is why this home is primed for big parties. There's a flex space off the foyer that can be your den, office or whatever you can imagine. Then, there are three great bedrooms upstairs so everyone in the family has a place to call their own.

24. 2023-11-08
    listed $294,930 Active 912-char remark

    Show marketing remark (912 chars)

    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. Starting with the main-floor master suite that feels like a wing unto itself, helping to frame the backyard and a nice place for a sprawling deck or patio. The kitchen comes with a walk-in pantry and a large island overlooking the dining room, which overlooks the great room. Which, collectively, is why this home is primed for big parties. There's a flex space off the foyer that can be your den, office or whatever you can imagine. Then, there are three great bedrooms upstairs so everyone in the family has a place to call their own.

ⓘ 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: $31,733
• − Mortgage interest: −$29,078
• − Property taxes: −$7,787
• − Insurance: −$2,596
• − Repairs & maintenance: −$2,539
• − Management: −$2,539
• − Depreciation: −$15,101
• Taxable loss: −$27,906
• Est. tax savings @ 24.0%: +$6,697
• After-tax cash flow: $-11,283/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 · 5 photos

Excellent 95/100 None rehab

This Brentwood plan home is in excellent condition with no visible repairs or maintenance needed. It offers a great opportunity for a potential buyer or tenant with its well-maintained exterior, landscaping, and interior.

Value-add opportunities

• Both Painting the exterior siding — Fresh paint can enhance curb appeal and property value.
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers/tenants.
• Both Interior touch-ups — Fresh paint and minor touch-ups can improve the home's appearance and attract potential buyers/tenants.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior siding — Fresh paint can enhance curb appeal and property value. ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers/tenants. ↑
• Both Interior touch-ups — Fresh paint and minor touch-ups can improve the home's appearance and attract potential buyers/tenants. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — 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 · 203,207 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: 319.0

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 (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%

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

+5.3% since first listed

9 events — show timeline

• 2026-05-02 Price Changed $310,569 Zillow
• 2025-12-16 Price Changed $306,150 Zillow
• 2025-03-26 Price Changed $303,950 Zillow
• 2025-03-21 Price Changed $299,450 Zillow
• 2025-03-18 Price Changed $303,950 Zillow
• 2024-11-02 Price Changed $299,450 Zillow
• 2024-08-14 Price Changed $296,950 Zillow
• 2024-02-27 Price Changed $295,950 Zillow
• 2023-11-08 Listed $294,930 Zillow