Charleston II Plan · Sunbury, OH 43074

$317,545

4 bd · 2.5 ba · 2,714 sqft · SingleFamily · 1004 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 +8.1/10.0
• 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. This new re-design offers just the right amount of space, with the flexibility to customize based on one's lifestyle. The foyer opens immediately into the light-filled dining room/living room combination. The morning room and kitchen are located conveniently next to the family room. Kitchen highlights include a walk-in pantry and lots of cabinetry for storage. Upstairs, you'll discover 4 bedrooms, 2 bathrooms, and a bonus loft area. Tour this beautiful model home at our Ashland location.

Key facts

• 2 garage spots
• Listed 1003 days

🏗️ New construction. The $317,545 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $554,763.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $318k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-2k ($-19k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $282k (11.3% below list).
• Recommended offer: $279k (12.0% below list) — sets the bar for market timing.

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 lingering (median 57d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $17k 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 1004 days — a 12% lower offer ($279k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $279,439 (12.0% 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 1004 days. Have you received any prior offers? Is the seller open to a 12% 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: 2.81%
• Cash-on-cash: -12.43%
• DSCR: 0.45
• GRM: 16.4

CMA / ARV

• ARV (median comp): $554,763
• List price: $317,545
• Delta: -42.76%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
357 N Three B's & K Rd	0.34mi	3/3.0 (-1)	2,920 (+8%)	1mo	$375,000	$128	64
187 N Three B's & K Rd	0.17mi	3/3.0 (-1)	2,500 (-8%)	16mo	$635,000	$254	59
7306 Whimbrel Ln	0.49mi	4/2.5	2,866 (+6%)	12mo	$545,000	$190	58
678 Holbrook Dr	0.69mi	4/2.5	2,448 (-10%)	2mo	$552,500	$226	50
648 Venstrom Dr	0.65mi	4/2.5	2,564 (-6%)	17mo	$500,000	$195	46
6866 Ringbill	0.29mi	3/3.0 (-1)	2,450 (-10%)	22mo	$448,988	$183	45
500 Cormorant Dr	0.51mi	3/2.5 (-1)	2,467 (-9%)	18mo	$490,000	$199	41
520 Cormorant Dr	0.53mi	4/2.5	2,317 (-15%)	17mo	$471,290	$203	37
743 Holbrook Dr	0.73mi	4/2.5	2,456 (-10%)	16mo	$514,000	$209	37

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: -42.2%
• Equity multiple: -0.29×
• Total profit: $-199,736
• Equity at exit: $82,717

10-year hold

• IRR: -90.9%
• Equity multiple: -1.15×
• Total profit: $-334,554
• Equity at exit: $47,966

Cash invested: $155,334 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 44 active · 3 under contract
• Months of supply: 66.0 mo (2%/mo absorbed)
• Median asking: $369,180 ($142/sqft)
• Median days on market: 757 d
• This list price: 20% of active listings are priced below it
• ARV vs active asking: +44.1% 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: 9.4×

Monthly cashflow live

• Estimated rent: $2,817 high
• Mortgage (P&I): −$2,909
• Tax est. 1.5%: −$693 /mo · $8,321/yr
• Insurance: −$231
• HOA: −$0
• Vacancy / Maint / Mgmt: −$591
• Net cashflow: $-1,609

Break-even live

Break-even rent $4,853

Max offer price $321,981

Occupancy floor —

Sensitivity live

Price	-10% $-1,225	-5% $-1,417	+0% $-1,609	+5% $-1,800	+10% $-1,992
Rent	-10% $-1,831	-5% $-1,720	+0% $-1,609	+5% $-1,497	+10% $-1,386
Rate	-1.0pp $-1,329	-0.5pp $-1,468	base $-1,609	+0.5pp $-1,752	+1.0pp $-1,899

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: $138,691
• Closing costs: $16,643
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7343 Quailview Dr Sunbury, OH	4.0	2.5	2700	$3,099	$1.15	22d	1	0.50mi
7311 Blackwell Dr Sunbury, OH	4.0	3.0	2812	$2,897	$1.03	56d	1	0.66mi
560 Habitat Way Sunbury, OH	4.0	2.5	2700	$3,299	$1.22	93d	1	0.67mi
731 Holbrook Dr Sunbury, OH	4.0	2.5	2900	$2,750	$0.95	35d	1	0.70mi
669 Habitat Way Sunbury, OH	3.0	2.5	2200	$2,899	$1.32	15d	1	0.73mi
1155 S 3 Bs and K Rd Galena, OH	4.0	2.5	1978	$3,290	$1.66	72d	1	1.07mi

Listing history 50 events

1. 2026-08-08
   days on market $317,545 Active 1004 DOM
2. 2026-08-07
   days on market $317,545 Active 1003 DOM
3. 2026-08-06
   days on market $317,545 Active 1002 DOM
4. 2026-08-05
   days on market $317,545 Active 1001 DOM
5. 2026-08-04
   days on market $317,545 Active 1000 DOM
6. 2026-08-03
   days on market $317,545 Active 999 DOM
7. 2026-07-31
   days on market $317,545 Active 996 DOM
8. 2026-07-30
   days on market $317,545 Active 995 DOM
9. 2026-07-30
   days on market $317,545 Active 994 DOM
10. 2026-07-28
    days on market $317,545 Active 993 DOM
11. 2026-07-26
    days on market $317,545 Active 991 DOM
12. 2026-07-24
    days on market $317,545 Active 989 DOM
13. 2026-07-23
    days on market $317,545 Active 988 DOM
14. 2026-07-22
    days on market $317,545 Active 987 DOM
15. 2026-07-21
    days on market $317,545 Active 986 DOM
16. 2026-07-20
    days on market $317,545 Active 985 DOM
17. 2026-07-18
    days on market $317,545 Active 983 DOM
18. 2026-07-18
    days on market $317,545 Active 982 DOM
19. 2026-07-16
    days on market $317,545 Active 981 DOM
20. 2026-07-15
    days on market $317,545 Active 980 DOM
21. 2026-07-14
    days on market $317,545 Active 979 DOM
22. 2026-07-14
    days on market $317,545 Active 978 DOM
23. 2026-07-13
    days on market $317,545 Active 977 DOM
24. 2026-07-11
    days on market $317,545 Active 976 DOM
25. 2026-07-10
    days on market $317,545 Active 975 DOM
26. 2026-07-09
    days on market $317,545 Active 974 DOM
27. 2026-07-07
    days on market $317,545 Active 972 DOM
28. 2026-07-06
    days on market $317,545 Active 971 DOM
29. 2026-07-05
    days on market $317,545 Active 970 DOM
30. 2026-07-03
    days on market $317,545 Active 968 DOM
31. 2026-07-02
    days on market $317,545 Active 967 DOM
32. 2026-07-01
    days on market $317,545 Active 966 DOM
33. 2026-06-30
    days on market $317,545 Active 965 DOM
34. 2026-06-29
    days on market $317,545 Active 964 DOM
35. 2026-06-28
    days on market $317,545 Active 963 DOM
36. 2026-06-27
    days on market $317,545 Active 962 DOM
37. 2026-06-27
    days on market $317,545 Active 961 DOM
38. 2026-06-25
    days on market $317,545 Active 959 DOM
39. 2026-06-22
    days on market $317,545 Active 957 DOM
40. 2026-06-21
    days on market $317,545 Active 956 DOM
41. 2026-06-18
    days on market $317,545 Active 953 DOM
42. 2026-06-17
    days on market $317,545 Active 952 DOM
43. 2026-06-16
    days on market $317,545 Active 951 DOM
44. 2026-06-15
    days on market $317,545 Active 950 DOM
45. 2026-06-13
    days on market $317,545 Active 948 DOM
46. 2026-06-13
    days on market $317,545 Active 947 DOM
47. 2026-06-10
    days on market $317,545 Active 944 DOM
48. 2026-06-08
    days on market $317,545 Active 943 DOM
49. 2026-06-07
    days on market $317,545 Active 942 DOM
50. 2026-06-05
    days on market $317,545 Active 939 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: $33,800
• − Mortgage interest: −$31,075
• − Property taxes: −$8,321
• − Insurance: −$2,774
• − Repairs & maintenance: −$2,704
• − Management: −$2,704
• − Depreciation: −$16,139
• Taxable loss: −$29,918
• Est. tax savings @ 24.0%: +$7,180
• After-tax cash flow: $-12,124/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 · 7 photos

Excellent 95/100 None rehab

This single-family home is in excellent condition with no visible repairs needed. It offers a good investment opportunity with potential for both resale and rental value.

Value-add opportunities

• Both Painting the exterior — Fresh paint can enhance curb appeal and property value ↑
• Both Landscaping improvements — Well-maintained landscaping can increase property value and attract potential buyers ↑

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

+5.2% since first listed

9 events — show timeline

• 2026-05-02 Price Changed $317,545 Zillow
• 2025-12-16 Price Changed $313,000 Zillow
• 2025-03-26 Price Changed $310,800 Zillow
• 2025-03-21 Price Changed $306,400 Zillow
• 2025-03-18 Price Changed $310,800 Zillow
• 2024-11-02 Price Changed $306,400 Zillow
• 2024-08-14 Price Changed $303,900 Zillow
• 2024-02-27 Price Changed $302,900 Zillow
• 2023-11-08 Listed $301,900 Zillow