Somerville Plan · Sunbury, OH 43074

$224,265

3 bd · 2.0 ba · 1,548 sqft · SingleFamily · 756 Days on market

Poor 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
• Livability +3.7/5.0
• Cash flow +2.9/30.0
• Rent growth +2.6/5.0
• Condition / age +1.0/5.0
• 1% rule +0.0/10.0
• 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. If you're looking for a lot of square feet, this probably isn't the home for you. But if you're looking for more charm per square foot, you couldn't do any better than the Somerville. With its classic Cape Cod design, the Somerville can't help but be adorable. And its beauty is more than skin deep. Just inside the front door you find the traditional center staircase, and upstairs you discover that the dormer windows and simple roofline have turned the secondary bedrooms into magical spaces. Then again, with the Somerville's oversized master bedroom and Energy Star® efficiency, you'll have all the comforts of a modern home.

Key facts

• Listed 755 days

Tags

• CUSTOM HOMES ON YOUR LAND
• CLASSIC CAPE COD DESIGN
• OVERSIZED MASTER BEDROOM
• ENERGY STAR EFFICIENCY

🏗️ New construction. The $224,265 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $458,911.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $224k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $-2k ($-18k/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 $211k (5.8% below list).
• Recommended offer: $197k (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 at typical pace (median 16d 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 756 days — a 12% lower offer ($197k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask is 5% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price.

Recommended offer $197,353 (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 756 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.46% ✗
• Cap rate: 2.36%
• Cash-on-cash: -14.03%
• DSCR: 0.38
• GRM: 18.1

CMA / ARV

• ARV (median comp): $458,911
• List price: $224,265
• Delta: -51.13%
• Verdict: UNDERPRICED
• Comps: 12 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6930 Ringbill Loop	0.24mi	2/2.0 (-1)	1,754 (+13%)	9mo	$399,900	$228	54
7049 Ringbill	0.21mi	3/2.0	1,815 (+17%)	13mo	$381,190	$210	54
225 N 3 Bs And K Rd	0.20mi	3/1.0	1,738 (+12%)	17mo	$325,000	$187	52
399 S 3 Bs And K Rd	0.42mi	3/2.0	1,450 (-6%)	23mo	$395,000	$272	51
7090 Ringbill	0.22mi	2/2.0 (-1)	1,810 (+17%)	11mo	$439,500	$243	50
1324 Red Tail Pl Lot 2533	1.19mi	3/2.0	1,646 (+6%)	6mo	$437,900	$266	49
7120 Ringbill	0.25mi	2/2.0 (-1)	1,863 (+20%)	14mo	$378,962	$203	47
6951 Ringbill Loop	0.22mi	2/2.0 (-1)	1,820 (+18%)	15mo	$397,000	$218	47
555 Dunham Rd	1.27mi	3/1.0	1,508 (-3%)	18mo	$250,000	$166	42
7663 Berkshire Rd	1.46mi	3/2.0	1,606 (+4%)	22mo	$305,000	$190	40
1245 Steller Dr Lot 2576	1.17mi	3/2.5	1,893 (+22%)	4mo	$487,900	$258	35
7041 Crown Dr Lot 2545	1.27mi	3/2.5	1,893 (+22%)	15mo	$430,000	$227	25

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: -45.7%
• Equity multiple: -0.37×
• Total profit: $-175,602
• Equity at exit: $68,425

10-year hold

• IRR: —
• Equity multiple: -1.32×
• Total profit: $-297,664
• Equity at exit: $39,678

Cash invested: $128,495 (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 →

Active competition Active MLS

• For sale now: 26 active
• Median asking: $272,570 ($161/sqft)
• Median days on market: 1004 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +84.4% 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: 8.8×

Monthly cashflow live

• Estimated rent: $2,112 high
• Mortgage (P&I): −$2,407
• Tax est. 1.5%: −$574 /mo · $6,884/yr
• Insurance: −$191
• HOA: −$0
• Vacancy / Maint / Mgmt: −$444
• Net cashflow: $-1,503

Break-even live

Break-even rent $4,014

Max offer price $241,480

Occupancy floor —

Sensitivity live

Price	-10% $-1,185	-5% $-1,344	+0% $-1,503	+5% $-1,661	+10% $-1,820
Rent	-10% $-1,669	-5% $-1,586	+0% $-1,503	+5% $-1,419	+10% $-1,336
Rate	-1.0pp $-1,272	-0.5pp $-1,386	base $-1,503	+0.5pp $-1,622	+1.0pp $-1,743

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: $114,728
• Closing costs: $13,767
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7125 Sea Breeze Dr W Sunbury, OH	1.0–3.0	1.0–2.0	953	$1,998	$2.10	9d	1	0.33mi
166 Caldy Knoll Dr Sunbury, OH	1.0–2.0	1.0–2.0	953	$1,960	$2.06	9d	1	0.36mi
7205 Northlake Summit Dr Sunbury, OH	1.0–3.0	1.0–2.5	1158	$1,852	$1.60	9d	14	0.42mi
741 N 3 Bs and K Rd Sunbury, OH	3.0	2.0	1224	$2,000	$1.63	68d	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 $224,265 Active 756 DOM
2. 2026-08-07
   days on market $224,265 Active 755 DOM
3. 2026-08-06
   days on market $224,265 Active 754 DOM
4. 2026-08-05
   days on market $224,265 Active 753 DOM
5. 2026-08-04
   days on market $224,265 Active 752 DOM
6. 2026-08-03
   days on market $224,265 Active 751 DOM
7. 2026-07-31
   days on market $224,265 Active 748 DOM
8. 2026-07-30
   days on market $224,265 Active 747 DOM
9. 2026-07-30
   days on market $224,265 Active 746 DOM
10. 2026-07-28
    days on market $224,265 Active 745 DOM
11. 2026-07-26
    days on market $224,265 Active 743 DOM
12. 2026-07-24
    days on market $224,265 Active 741 DOM
13. 2026-07-23
    days on market $224,265 Active 740 DOM
14. 2026-07-22
    days on market $224,265 Active 739 DOM
15. 2026-07-21
    days on market $224,265 Active 738 DOM
16. 2026-07-20
    days on market $224,265 Active 737 DOM
17. 2026-07-18
    days on market $224,265 Active 735 DOM
18. 2026-07-18
    days on market $224,265 Active 734 DOM
19. 2026-07-16
    days on market $224,265 Active 733 DOM
20. 2026-07-15
    days on market $224,265 Active 732 DOM
21. 2026-07-14
    days on market $224,265 Active 731 DOM
22. 2026-07-14
    days on market $224,265 Active 730 DOM
23. 2026-07-13
    days on market $224,265 Active 729 DOM
24. 2026-07-11
    days on market $224,265 Active 728 DOM
25. 2026-07-10
    days on market $224,265 Active 727 DOM
26. 2026-07-09
    days on market $224,265 Active 726 DOM
27. 2026-07-07
    days on market $224,265 Active 724 DOM
28. 2026-07-06
    days on market $224,265 Active 723 DOM
29. 2026-07-05
    days on market $224,265 Active 722 DOM
30. 2026-07-03
    days on market $224,265 Active 720 DOM
31. 2026-07-02
    days on market $224,265 Active 719 DOM
32. 2026-07-01
    days on market $224,265 Active 718 DOM
33. 2026-06-30
    days on market $224,265 Active 717 DOM
34. 2026-06-29
    days on market $224,265 Active 716 DOM
35. 2026-06-28
    days on market $224,265 Active 715 DOM
36. 2026-06-27
    days on market $224,265 Active 714 DOM
37. 2026-06-27
    days on market $224,265 Active 713 DOM
38. 2026-06-25
    days on market $224,265 Active 711 DOM
39. 2026-06-22
    days on market $224,265 Active 709 DOM
40. 2026-06-21
    days on market $224,265 Active 708 DOM
41. 2026-06-18
    days on market $224,265 Active 705 DOM
42. 2026-06-17
    days on market $224,265 Active 704 DOM
43. 2026-06-16
    days on market $224,265 Active 703 DOM
44. 2026-06-15
    days on market $224,265 Active 702 DOM
45. 2026-06-13
    days on market $224,265 Active 700 DOM
46. 2026-06-13
    days on market $224,265 Active 699 DOM
47. 2026-06-10
    days on market $224,265 Active 696 DOM
48. 2026-06-08
    days on market $224,265 Active 695 DOM
49. 2026-06-07
    days on market $224,265 Active 694 DOM
50. 2026-06-05
    days on market $224,265 Active 691 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: $25,349
• − Mortgage interest: −$25,706
• − Property taxes: −$6,884
• − Insurance: −$2,295
• − Repairs & maintenance: −$2,028
• − Management: −$2,028
• − Depreciation: −$13,350
• Taxable loss: −$26,941
• Est. tax savings @ 24.0%: +$6,466
• After-tax cash flow: $-11,565/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 · 2 photos

Poor 20/100 Extensive rehab Est. rehab $77,400–$139,320 screening

This home requires extensive repairs and maintenance, including a new roof, siding, and exterior painting. Upgrading the HVAC, interior, and exterior will significantly increase its value.

Repairs flagged

• Major roof — The independent image shows significant damage to the roof.
• Major siding — The independent image shows significant damage to the siding.
• Major landscaping — The independent image shows a poorly maintained lawn and landscaping. The listing photo shows a well-maintained home, but the independent image suggests a lack of recent landscaping work.
• Major exterior paint — The independent image shows significant damage to the exterior paint. The listing photo shows a well-maintained home, but the independent image suggests a lack of recent exterior painting.
• Major HVAC/mechanicals — No photos of HVAC/mechanicals are provided, but the exterior suggests a lack of recent maintenance.
• Major interior paint — No interior photos are provided, but the exterior suggests a lack of recent maintenance.
• Major interior flooring — No flooring photos are provided, but the exterior suggests a lack of recent maintenance.
• Major interior windows — No photos of windows are provided, but the exterior suggests a lack of recent maintenance.

Value-add opportunities

• Both exterior painting — Fresh paint can significantly improve the curb appeal and overall condition of the home. ↑
• Both landscaping — A well-maintained lawn and landscaping can greatly enhance the home's curb appeal and value. ↑
• Both roof repair — A new roof can greatly improve the home's structural integrity and overall condition. ↑
• Both siding repair — A new siding can greatly improve the home's structural integrity and overall condition. ↑
• Both HVAC/mechanicals — Upgrading HVAC/mechanicals can improve the home's comfort and energy efficiency, which can increase its value. ↑
• Both interior painting — Fresh paint can significantly improve the interior condition and overall condition of the home. ↑
• Both interior flooring — New flooring can greatly improve the interior condition and overall condition of the home. ↑
• Both interior windows — New windows can greatly improve the interior condition and overall condition of the home. ↑

ⓘ Rehab cost is a screening estimate — Extensive scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

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

+4.8% since first listed

10 events — show timeline

• 2026-05-02 Price Changed $224,265 Zillow
• 2026-02-08 Relisted — Zillow
• 2026-02-07 Delisted — Zillow
• 2025-12-16 Price Changed $220,650 Zillow
• 2025-03-26 Price Changed $218,450 Zillow
• 2025-03-21 Price Changed $217,450 Zillow
• 2025-03-18 Price Changed $218,450 Zillow
• 2024-11-02 Price Changed $217,450 Zillow
• 2024-08-14 Price Changed $214,950 Zillow
• 2024-07-12 Listed $213,950 Zillow