Findlay Plan · Commercial Point, OH 43116

$423,900

4 bd · 2.5 ba · 2,317 sqft · SingleFamily · 960 Days on market

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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).

• ARV discount +7.5/15.0
• Schools +5.8/10.0
• Appreciation +5.3/10.0
• Cash flow +4.1/30.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.3/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Welcome home to the Findlay: a two-story home with 4 bedrooms including a second-floor owner's suite, 2.5 bathrooms, and a convenient second-floor laundry room. This home includes a traditional front elevation, with a covered front porch and a 2-car garage. Select the farmhouse elevation, with full front porch, decorative columns, and batten board siding, or the craftsman elevation with full front porch, tapered columns, and stone and shake shingle accents.

Key facts

• 2 garage spots
• Listed 960 days

🏗️ New construction. The $423,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $502,023.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $424k.

Deal economics

• At list price, monthly cash flow is $-1k ($-17k/yr) — negative.
• To cash-flow at today's rent, offer at most $303k (28.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $265k (37.5% below list).
• Recommended offer: $265k (37.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 72/100 on livability (#388 in OH) — a middle-class / working-renter tenant base. Strengths: schools A+, crime A+, employment A+; Watch: amenities F, commute F, health & safety F.
• Teays Valley Local (town): math 66% / reading 68% proficiency, ranked #166 of 656 in OH (top 25%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 76 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 312 units permitted in Pickaway County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($3k loan paydown + $3k appreciation (0.6% local appreciation)).
• Pickaway County population projected at +3% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 5, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 960 days — a 12% lower offer ($373k) is reasonable based on typical stale-listing flexibility.

Recommended offer $265,000 (37.5% 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 960 days. Have you received any prior offers? Is the seller open to a 37% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.53% ✗
• Cap rate: 3.00%
• Cash-on-cash: -11.75%
• DSCR: 0.48
• GRM: 15.8

CMA / ARV

• ARV (median comp): $502,023
• List price: $423,900
• Delta: -15.56%
• 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
410 Cherry Hills Rd	0.18mi	4/2.5	2,324 (+0%)	11mo	$459,900	$198	82
369 Cherry Hills Rd	0.42mi	4/2.5	2,315 (-0%)	12mo	$480,830	$208	70
341 Merion Dr	0.61mi	4/2.5	2,336 (+1%)	3mo	$496,330	$212	68
33 Erin Hills Rd	0.48mi	4/2.5	2,440 (+5%)	1mo	$469,900	$193	68
347 Canterbury Rd	0.55mi	4/2.5	2,336 (+1%)	11mo	$469,820	$201	64
403 Cherry Hills Rd	0.51mi	4/3.5	2,340 (+1%)	13mo	$453,940	$194	60
365 Cherry Hills Rd	0.44mi	4/2.5	2,491 (+8%)	13mo	$495,230	$199	56
46 Chambers Bay Rd	0.41mi	4/2.5	2,037 (-12%)	13mo	$465,780	$229	50
358 Oakmont Dr	0.58mi	4/2.5	1,972 (-15%)	0mo	$441,380	$224	48
320 Cherry Hills Rd	0.73mi	4/2.5	2,548 (+10%)	3mo	$514,300	$202	47
338 Cherry Hills Rd	0.63mi	4/2.5	1,969 (-15%)	3mo	$439,350	$223	43
328 Cherry Hills Rd	0.68mi	4/2.5	2,621 (+13%)	9mo	$543,180	$207	39

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

0.64% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -12.7%
• Equity multiple: 0.38×
• Total profit: $-87,057
• Equity at exit: $161,961

10-year hold

• IRR: -6.4%
• Equity multiple: 0.25×
• Total profit: $-104,947
• Equity at exit: $208,125

Cash invested: $140,566 (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 43116

• Home prices YoY: 0.2%
• Active inventory: 76
• Price-to-rent: 13.3×

Monthly cashflow live

• Estimated rent: $2,650 medium
• Mortgage (P&I): −$2,633
• Tax est. 1.5%: −$628 /mo · $7,530/yr
• Insurance: −$209
• HOA: −$0
• Vacancy / Maint / Mgmt: −$556
• Net cashflow: $-1,376

Break-even live

Break-even rent $4,392

Max offer price $302,933

Occupancy floor —

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: $125,506
• Closing costs: $15,061
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
302 Riverside Dr Commercial Point, OH	4.0	2.5	2850	$2,650	$0.93	3d	1	1.35mi

Listing history 33 events

1. 2026-06-18
   days on market $423,900 Active 960 DOM
2. 2026-06-17
   days on market $423,900 Active 959 DOM
3. 2026-06-16
   days on market $423,900 Active 958 DOM
4. 2026-06-15
   days on market $423,900 Active 957 DOM
5. 2026-06-13
   days on market $423,900 Active 955 DOM
6. 2026-06-09
   days on market $423,900 Active 951 DOM
7. 2026-06-08
   days on market $423,900 Active 950 DOM
8. 2026-06-07
   days on market $423,900 Active 949 DOM
9. 2026-06-03
   days on market $423,900 Active 945 DOM
10. 2026-06-02
    days on market $423,900 Active 944 DOM
11. 2026-06-01
    pricedays on market $423,900 Active 943 DOM
12. 2026-05-31
    days on market $418,900 Active 942 DOM
13. 2026-04-02
    price $418,900 461-char remark

    Show marketing remark (461 chars)

    Welcome home to the Findlay: a two-story home with 4 bedrooms including a second-floor owner's suite, 2.5 bathrooms, and a convenient second-floor laundry room. This home includes a traditional front elevation, with a covered front porch and a 2-car garage. Select the farmhouse elevation, with full front porch, decorative columns, and batten board siding, or the craftsman elevation with full front porch, tapered columns, and stone and shake shingle accents.

14. 2025-10-30
    price $415,900 461-char remark

    Show marketing remark (461 chars)

    Welcome home to the Findlay: a two-story home with 4 bedrooms including a second-floor owner's suite, 2.5 bathrooms, and a convenient second-floor laundry room. This home includes a traditional front elevation, with a covered front porch and a 2-car garage. Select the farmhouse elevation, with full front porch, decorative columns, and batten board siding, or the craftsman elevation with full front porch, tapered columns, and stone and shake shingle accents.

15. 2025-10-30
    price $410,900 461-char remark

    Show marketing remark (461 chars)

    Welcome home to the Findlay: a two-story home with 4 bedrooms including a second-floor owner's suite, 2.5 bathrooms, and a convenient second-floor laundry room. This home includes a traditional front elevation, with a covered front porch and a 2-car garage. Select the farmhouse elevation, with full front porch, decorative columns, and batten board siding, or the craftsman elevation with full front porch, tapered columns, and stone and shake shingle accents.

16. 2025-10-30
    price $415,900 461-char remark

    Show marketing remark (461 chars)

    Welcome home to the Findlay: a two-story home with 4 bedrooms including a second-floor owner's suite, 2.5 bathrooms, and a convenient second-floor laundry room. This home includes a traditional front elevation, with a covered front porch and a 2-car garage. Select the farmhouse elevation, with full front porch, decorative columns, and batten board siding, or the craftsman elevation with full front porch, tapered columns, and stone and shake shingle accents.

17. 2025-06-04
    price $410,900 461-char remark

    Show marketing remark (461 chars)

    Welcome home to the Findlay: a two-story home with 4 bedrooms including a second-floor owner's suite, 2.5 bathrooms, and a convenient second-floor laundry room. This home includes a traditional front elevation, with a covered front porch and a 2-car garage. Select the farmhouse elevation, with full front porch, decorative columns, and batten board siding, or the craftsman elevation with full front porch, tapered columns, and stone and shake shingle accents.

18. 2025-05-01
    price $409,900 461-char remark

    Show marketing remark (461 chars)

    Welcome home to the Findlay: a two-story home with 4 bedrooms including a second-floor owner's suite, 2.5 bathrooms, and a convenient second-floor laundry room. This home includes a traditional front elevation, with a covered front porch and a 2-car garage. Select the farmhouse elevation, with full front porch, decorative columns, and batten board siding, or the craftsman elevation with full front porch, tapered columns, and stone and shake shingle accents.

19. 2025-04-01
    price $406,900 461-char remark

    Show marketing remark (461 chars)

    Welcome home to the Findlay: a two-story home with 4 bedrooms including a second-floor owner's suite, 2.5 bathrooms, and a convenient second-floor laundry room. This home includes a traditional front elevation, with a covered front porch and a 2-car garage. Select the farmhouse elevation, with full front porch, decorative columns, and batten board siding, or the craftsman elevation with full front porch, tapered columns, and stone and shake shingle accents.

20. 2025-03-06
    price $404,900 461-char remark

    Show marketing remark (461 chars)

    Welcome home to the Findlay: a two-story home with 4 bedrooms including a second-floor owner's suite, 2.5 bathrooms, and a convenient second-floor laundry room. This home includes a traditional front elevation, with a covered front porch and a 2-car garage. Select the farmhouse elevation, with full front porch, decorative columns, and batten board siding, or the craftsman elevation with full front porch, tapered columns, and stone and shake shingle accents.

21. 2025-02-02
    price $399,900 461-char remark

    Show marketing remark (461 chars)

    Welcome home to the Findlay: a two-story home with 4 bedrooms including a second-floor owner's suite, 2.5 bathrooms, and a convenient second-floor laundry room. This home includes a traditional front elevation, with a covered front porch and a 2-car garage. Select the farmhouse elevation, with full front porch, decorative columns, and batten board siding, or the craftsman elevation with full front porch, tapered columns, and stone and shake shingle accents.

22. 2024-11-01
    price $396,900 461-char remark

    Show marketing remark (461 chars)

    Welcome home to the Findlay: a two-story home with 4 bedrooms including a second-floor owner's suite, 2.5 bathrooms, and a convenient second-floor laundry room. This home includes a traditional front elevation, with a covered front porch and a 2-car garage. Select the farmhouse elevation, with full front porch, decorative columns, and batten board siding, or the craftsman elevation with full front porch, tapered columns, and stone and shake shingle accents.

23. 2024-05-24
    price $391,900 461-char remark

    Show marketing remark (461 chars)

    Welcome home to the Findlay: a two-story home with 4 bedrooms including a second-floor owner's suite, 2.5 bathrooms, and a convenient second-floor laundry room. This home includes a traditional front elevation, with a covered front porch and a 2-car garage. Select the farmhouse elevation, with full front porch, decorative columns, and batten board siding, or the craftsman elevation with full front porch, tapered columns, and stone and shake shingle accents.

24. 2024-05-17
    price $386,900 461-char remark

    Show marketing remark (461 chars)

    Welcome home to the Findlay: a two-story home with 4 bedrooms including a second-floor owner's suite, 2.5 bathrooms, and a convenient second-floor laundry room. This home includes a traditional front elevation, with a covered front porch and a 2-car garage. Select the farmhouse elevation, with full front porch, decorative columns, and batten board siding, or the craftsman elevation with full front porch, tapered columns, and stone and shake shingle accents.

25. 2024-05-01
    price $383,900 461-char remark

    Show marketing remark (461 chars)

    Welcome home to the Findlay: a two-story home with 4 bedrooms including a second-floor owner's suite, 2.5 bathrooms, and a convenient second-floor laundry room. This home includes a traditional front elevation, with a covered front porch and a 2-car garage. Select the farmhouse elevation, with full front porch, decorative columns, and batten board siding, or the craftsman elevation with full front porch, tapered columns, and stone and shake shingle accents.

26. 2024-04-16
    price $381,900 461-char remark

    Show marketing remark (461 chars)

    Welcome home to the Findlay: a two-story home with 4 bedrooms including a second-floor owner's suite, 2.5 bathrooms, and a convenient second-floor laundry room. This home includes a traditional front elevation, with a covered front porch and a 2-car garage. Select the farmhouse elevation, with full front porch, decorative columns, and batten board siding, or the craftsman elevation with full front porch, tapered columns, and stone and shake shingle accents.

27. 2024-04-12
    price $379,900 461-char remark

    Show marketing remark (461 chars)

    Welcome home to the Findlay: a two-story home with 4 bedrooms including a second-floor owner's suite, 2.5 bathrooms, and a convenient second-floor laundry room. This home includes a traditional front elevation, with a covered front porch and a 2-car garage. Select the farmhouse elevation, with full front porch, decorative columns, and batten board siding, or the craftsman elevation with full front porch, tapered columns, and stone and shake shingle accents.

28. 2024-03-21
    price $374,900 461-char remark

    Show marketing remark (461 chars)

    Welcome home to the Findlay: a two-story home with 4 bedrooms including a second-floor owner's suite, 2.5 bathrooms, and a convenient second-floor laundry room. This home includes a traditional front elevation, with a covered front porch and a 2-car garage. Select the farmhouse elevation, with full front porch, decorative columns, and batten board siding, or the craftsman elevation with full front porch, tapered columns, and stone and shake shingle accents.

29. 2024-03-12
    price $372,900 461-char remark

    Show marketing remark (461 chars)

    Welcome home to the Findlay: a two-story home with 4 bedrooms including a second-floor owner's suite, 2.5 bathrooms, and a convenient second-floor laundry room. This home includes a traditional front elevation, with a covered front porch and a 2-car garage. Select the farmhouse elevation, with full front porch, decorative columns, and batten board siding, or the craftsman elevation with full front porch, tapered columns, and stone and shake shingle accents.

30. 2024-02-01
    price $368,900 461-char remark

    Show marketing remark (461 chars)

    Welcome home to the Findlay: a two-story home with 4 bedrooms including a second-floor owner's suite, 2.5 bathrooms, and a convenient second-floor laundry room. This home includes a traditional front elevation, with a covered front porch and a 2-car garage. Select the farmhouse elevation, with full front porch, decorative columns, and batten board siding, or the craftsman elevation with full front porch, tapered columns, and stone and shake shingle accents.

31. 2024-01-01
    price $367,900 461-char remark

    Show marketing remark (461 chars)

    Welcome home to the Findlay: a two-story home with 4 bedrooms including a second-floor owner's suite, 2.5 bathrooms, and a convenient second-floor laundry room. This home includes a traditional front elevation, with a covered front porch and a 2-car garage. Select the farmhouse elevation, with full front porch, decorative columns, and batten board siding, or the craftsman elevation with full front porch, tapered columns, and stone and shake shingle accents.

32. 2023-12-01
    price $377,900 461-char remark

    Show marketing remark (461 chars)

    Welcome home to the Findlay: a two-story home with 4 bedrooms including a second-floor owner's suite, 2.5 bathrooms, and a convenient second-floor laundry room. This home includes a traditional front elevation, with a covered front porch and a 2-car garage. Select the farmhouse elevation, with full front porch, decorative columns, and batten board siding, or the craftsman elevation with full front porch, tapered columns, and stone and shake shingle accents.

33. 2023-11-01
    listed $376,900 Active 461-char remark

    Show marketing remark (461 chars)

    Welcome home to the Findlay: a two-story home with 4 bedrooms including a second-floor owner's suite, 2.5 bathrooms, and a convenient second-floor laundry room. This home includes a traditional front elevation, with a covered front porch and a 2-car garage. Select the farmhouse elevation, with full front porch, decorative columns, and batten board siding, or the craftsman elevation with full front porch, tapered columns, and stone and shake shingle accents.

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥100°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,800
• − Mortgage interest: −$28,121
• − Property taxes: −$7,530
• − Insurance: −$2,510
• − Repairs & maintenance: −$2,544
• − Management: −$2,544
• − Depreciation: −$14,604
• Taxable loss: −$26,054
• Est. tax savings @ 24.0%: +$6,253
• After-tax cash flow: $-10,257/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: Teays Valley Local
• NCES district ID: 3904909
• Math proficiency: 66% ▼ -12.00%
• Reading proficiency: 68% ▼ -10.00%
• Median HH income: $64,637
• Composite: 58.28/100
• National rank: #1019
• State rank: #166 of 656 in OH

Livability — Commercial Point

• Score: 72/100
• State rank: #388
• US rank: #6304

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

• Census place: Commercial Point, OH
• County: Pickaway · 57,589 people
• City population: 2,764
• Metro: Columbus, OH
• Population (ZIP): 2,764
• Household income: $108,889
• Rent vs Own: 4.3% rent · 95.7% own

Population outlook (Pickaway County) Hauer SSP2

• Today (2025): 59,488 people
• By 2030: 60,400 · +1.5%
• By 2040: 61,498 · +3.4%
• By 2050: 61,478 · +3.3%
• By 2075: 59,696 · +0.3%
• By 2100: 51,458 · -13.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 5% Black 4% Hispanic / Latino 2%
• Common ancestry: Slovak 3% Romanian 3% Italian 2%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Pickaway

• 2024 margin: Solid R (+48.5) · D 25.3% · R 73.8%
• 2008→2024 swing: -26.8pp toward R · 2008: -21.7pp · 2024: -48.5pp
• All cycles: 2024: R+48.5 2020: R+47.0 2016: R+42.6 2012: R+18.7 2008: R+21.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.64%
• Current HPI: 260.1756
• 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

+11.1% since first listed

21 events — show timeline

• 2026-04-02 Price Changed $418,900 Zillow
• 2025-10-30 Price Changed $415,900 Zillow
• 2025-10-30 Price Changed $410,900 Zillow
• 2025-10-30 Price Changed $415,900 Zillow
• 2025-06-04 Price Changed $410,900 Zillow
• 2025-05-01 Price Changed $409,900 Zillow
• 2025-04-01 Price Changed $406,900 Zillow
• 2025-03-06 Price Changed $404,900 Zillow
• 2025-02-02 Price Changed $399,900 Zillow
• 2024-11-01 Price Changed $396,900 Zillow
• 2024-05-24 Price Changed $391,900 Zillow
• 2024-05-17 Price Changed $386,900 Zillow
• 2024-05-01 Price Changed $383,900 Zillow
• 2024-04-16 Price Changed $381,900 Zillow
• 2024-04-12 Price Changed $379,900 Zillow
• 2024-03-21 Price Changed $374,900 Zillow
• 2024-03-12 Price Changed $372,900 Zillow
• 2024-02-01 Price Changed $368,900 Zillow
• 2024-01-01 Price Changed $367,900 Zillow
• 2023-12-01 Price Changed $377,900 Zillow
• 2023-11-01 Listed $376,900 Zillow