Barclay Plan · Commercial Point, OH 43116

$429,200

4 bd · 2.5 ba · 2,324 sqft · SingleFamily · 24 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 +3.9/30.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.2/10.0
• DSCR +0.0/10.0

Listing remarks

The Barclay, a Homestead Collection new home design offers square footage of 2,340+, utilizing ample space in this well designed 2-story home that features 4 bedrooms, 2.5 baths, and an open kitchen/dining area that connects to the great room. . The Barclay's upstairs has a conveniently located 2nd floor laundry room and the owner's bedroom has its own private bath with separate walk-in closet. You'll love the curb appeal and 2-car garage that comes with the Barclay.

Key facts

• 2 garage spots
• Listed 24 days

Property features AI

Finance

• Other: Listing status: Active; Virtual tour available
• Financial info: List price: $429,200

Exterior

• Parking: 2-car garage (2 total parking spaces)
• Home design: Barclay plan (new construction plan); Single-family plan
• Construction: Built as part of the Barclay plan (new construction)
• Exterior features: Property located at 440 Bethpage Blvd, Commercial Point, OH

Interior

• Kitchen: Plan includes a kitchen (details not listed)
• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom
• Interior features: Open living area with 2,324 finished square feet

🏗️ New construction. The $429,200 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $512,039.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $429k.

Deal economics

• At list price, monthly cash flow is $-1k ($-17k/yr) — negative.
• To cash-flow at today's rent, offer at most $303k (29.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $265k (38.3% below list).
• Recommended offer: $265k (38.3% 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 ($4k 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 ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($423k) is reasonable based on typical stale-listing flexibility.

Recommended offer $265,000 (38.3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.52% ✗
• Cap rate: 2.91%
• Cash-on-cash: -12.10%
• DSCR: 0.46
• GRM: 16.1

CMA / ARV

• ARV (median comp): $512,039
• List price: $429,200
• Delta: -16.47%
• 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	0.14mi	4/2.5	2,324 (0%)	11mo	$459,900	$198	84
369 Cherry Hills Rd	0.38mi	4/2.5	2,315 (-0%)	12mo	$480,830	$208	71
341 Merion Dr	0.56mi	4/2.5	2,336 (+0%)	3mo	$496,330	$212	71
33 Erin Hills Rd	0.45mi	4/2.5	2,440 (+5%)	1mo	$469,900	$193	69
38 Chambers Bay Rd	0.42mi	4/2.5	2,336 (+0%)	15mo	$456,320	$195	67
347 Canterbury Rd	0.50mi	4/2.5	2,336 (+0%)	11mo	$469,820	$201	66
403 Cherry Hills Rd	0.46mi	4/3.5	2,340 (+1%)	13mo	$453,940	$194	62
365 Cherry Hills Rd	0.40mi	4/2.5	2,491 (+7%)	13mo	$495,230	$199	59
46 Chambers Bay Rd	0.38mi	4/2.5	2,037 (-12%)	13mo	$465,780	$229	51
320 Cherry Hills Rd	0.69mi	4/2.5	2,548 (+10%)	3mo	$514,300	$202	49
387 Northwood Ct	0.58mi	4/2.5	2,499 (+8%)	15mo	$494,980	$198	48
328 Cherry Hills Rd	0.64mi	4/2.5	2,621 (+13%)	9mo	$543,180	$207	42

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: -13.1%
• Equity multiple: 0.36×
• Total profit: $-91,455
• Equity at exit: $165,193

10-year hold

• IRR: -6.8%
• Equity multiple: 0.21×
• Total profit: $-112,787
• Equity at exit: $212,278

Cash invested: $143,371 (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: 13.5×

Monthly cashflow live

• Estimated rent: $2,650 medium
• Mortgage (P&I): −$2,685
• Tax est. 1.5%: −$640 /mo · $7,681/yr
• Insurance: −$213
• HOA: −$0
• Vacancy / Maint / Mgmt: −$556
• Net cashflow: $-1,445

Break-even live

Break-even rent $4,479

Max offer price $302,933

Occupancy floor —

Sensitivity live

Price	-10% $-1,091	-5% $-1,268	+0% $-1,445	+5% $-1,622	+10% $-1,799
Rent	-10% $-1,654	-5% $-1,550	+0% $-1,445	+5% $-1,340	+10% $-1,236
Rate	-1.0pp $-1,187	-0.5pp $-1,315	base $-1,445	+0.5pp $-1,578	+1.0pp $-1,713

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: $128,010
• Closing costs: $15,361
• 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	4d	1	1.34mi

Listing history 12 events

1. 2026-06-18
   days on market $429,200 Active 24 DOM
2. 2026-06-17
   days on market $429,200 Active 23 DOM
3. 2026-06-16
   days on market $429,200 Active 22 DOM
4. 2026-06-15
   days on market $429,200 Active 21 DOM
5. 2026-06-13
   days on market $429,200 Active 19 DOM
6. 2026-06-09
   days on market $429,200 Active 15 DOM
7. 2026-06-08
   days on market $429,200 Active 14 DOM
8. 2026-06-07
   days on market $429,200 Active 13 DOM
9. 2026-06-03
   days on market $429,200 Active 9 DOM
10. 2026-06-02
    days on market $429,200 Active 8 DOM
11. 2026-06-01
    days on market $429,200 Active 7 DOM
12. 2026-05-31
    days on market $429,200 Active 6 DOM

ⓘ 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: −$28,682
• − Property taxes: −$7,681
• − Insurance: −$2,560
• − Repairs & maintenance: −$2,544
• − Management: −$2,544
• − Depreciation: −$14,896
• Taxable loss: −$27,107
• Est. tax savings @ 24.0%: +$6,506
• After-tax cash flow: $-10,835/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