Glenridge A Plan · Sunbury, OH 43074

$353,058

3 bd · 2.0 ba · 2,025 sqft · SingleFamily · 671 Days on market

---

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
• Cash flow +4.2/30.0
• Livability +3.7/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• 1% rule +0.3/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This beautiful ranch style rambler will provide many of the features your family desires. A welcoming covered porch that leads to an open floor plan with 3 bedrooms and 2 bath. The spacious great room has a ten foot ceiling that adds to the open feel that would be perfect for family gatherings. The master suite features his and her walk-in closets, dual vanity, a garden tub and separate shower. The spacious living areas are sure to make this home irresistible.

Key facts

• Listed 671 days

🏗️ New construction. The $353,058 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $477,922.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $353k.

Deal economics

• At list price, monthly cash flow is $-1k ($-16k/yr) — negative.
• To cash-flow at today's rent, offer at most $289k (18.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $253k (28.3% below list).
• Recommended offer: $253k (28.3% 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; 249 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 $3k of loan paydown is wiped out by about $14k 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 671 days — a 12% lower offer ($311k) is reasonable based on typical stale-listing flexibility.

Recommended offer $253,167 (28.3% 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 671 days. Have you received any prior offers? Is the seller open to a 28% 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: 3.02%
• Cash-on-cash: -11.68%
• DSCR: 0.48
• GRM: 15.7

CMA / ARV

• ARV (median comp): $477,922
• List price: $353,058
• Delta: -26.13%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
225 N 3 Bs And K Rd	0.27mi	3/1.0	1,738 (-14%)	15mo	$325,000	$187	47
7377 Whimbrel Ln	0.58mi	3/3.0	2,251 (+11%)	15mo	$435,000	$193	38
520 Cormorant Dr	0.58mi	4/2.5 (+1)	2,317 (+14%)	15mo	$471,290	$203	30

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: -40.6%
• Equity multiple: -0.25×
• Total profit: $-167,054
• Equity at exit: $71,260

10-year hold

• IRR: -85.7%
• Equity multiple: -1.08×
• Total profit: $-278,104
• Equity at exit: $41,322

Cash invested: $133,818 (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: 249
• Price-to-rent: 11.6×

Monthly cashflow live

• Estimated rent: $2,532 medium
• Mortgage (P&I): −$2,506
• Tax est. 1.5%: −$597 /mo · $7,169/yr
• Insurance: −$199
• HOA: −$0
• Vacancy / Maint / Mgmt: −$532
• Net cashflow: $-1,303

Break-even live

Break-even rent $4,181

Max offer price $289,406

Occupancy floor —

Sensitivity live

Price	-10% $-973	-5% $-1,138	+0% $-1,303	+5% $-1,468	+10% $-1,633
Rent	-10% $-1,503	-5% $-1,403	+0% $-1,303	+5% $-1,203	+10% $-1,103
Rate	-1.0pp $-1,062	-0.5pp $-1,181	base $-1,303	+0.5pp $-1,427	+1.0pp $-1,553

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: $119,481
• Closing costs: $14,338
• 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	0.44mi
7311 Blackwell Dr Sunbury, OH	4.0	3.0	2812	$2,897	$1.03	9d	1	0.72mi
560 Habitat Way Sunbury, OH	4.0	2.5	2700	$3,299	$1.22	45d	1	0.73mi
1155 S 3 Bs and K Rd Galena, OH	4.0	2.5	1978	$3,290	$1.66	25d	1	0.92mi

Listing history 16 events

1. 2026-06-21
   days on market $353,058 Active 671 DOM
2. 2026-06-18
   days on market $353,058 Active 668 DOM
3. 2026-06-17
   days on market $353,058 Active 667 DOM
4. 2026-06-16
   days on market $353,058 Active 666 DOM
5. 2026-06-15
   days on market $353,058 Active 665 DOM
6. 2026-06-13
   days on market $353,058 Active 663 DOM
7. 2026-06-13
   days on market $353,058 Active 662 DOM
8. 2026-06-10
   days on market $353,058 Active 659 DOM
9. 2026-06-08
   days on market $353,058 Active 658 DOM
10. 2026-06-07
    days on market $353,058 Active 657 DOM
11. 2026-06-05
    days on market $353,058 Active 654 DOM
12. 2026-06-03
    days on market $353,058 Active 653 DOM
13. 2026-06-02
    days on market $353,058 Active 652 DOM
14. 2026-06-01
    days on market $353,058 Active 651 DOM
15. 2026-05-31
    days on market $353,058 Active 650 DOM
16. 2024-08-19
    listed $353,058 Active 464-char remark

    Show marketing remark (464 chars)

    This beautiful ranch style rambler will provide many of the features your family desires. A welcoming covered porch that leads to an open floor plan with 3 bedrooms and 2 bath. The spacious great room has a ten foot ceiling that adds to the open feel that would be perfect for family gatherings. The master suite features his and her walk-in closets, dual vanity, a garden tub and separate shower. The spacious living areas are sure to make this home irresistible.

ⓘ 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 3/10 Moderate 7 d/yr ≥99°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% 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: $30,380
• − Mortgage interest: −$26,771
• − Property taxes: −$7,169
• − Insurance: −$2,390
• − Repairs & maintenance: −$2,430
• − Management: −$2,430
• − Depreciation: −$13,903
• Taxable loss: −$24,713
• Est. tax savings @ 24.0%: +$5,931
• After-tax cash flow: $-9,702/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: 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

1 event — show timeline

• 2024-08-19 Listed $353,058 Zillow