Oliver Plan · Sunbury, OH 43074

$341,550

4 bd · 2.5 ba · 2,483 sqft · SingleFamily · 986 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 +4.1/30.0
• Livability +3.7/5.0
• Rent growth +2.6/5.0
• 1% rule +0.3/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

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Key facts

• 2 garage spots
• Listed 985 days

🏗️ New construction. The $341,550 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $540,739.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $342k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-1k ($-18k/yr) — negative.
• To cash-flow at today's rent, offer at most $326k (4.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $285k (16.6% below list).
• Recommended offer: $285k (16.6% 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; 345 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals lingering (median 33d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 53% 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 $16k 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 986 days — a 12% lower offer ($301k) is reasonable based on typical stale-listing flexibility.

Recommended offer $284,859 (16.6% 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 986 days. Have you received any prior offers? Is the seller open to a 17% 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: 2.99%
• Cash-on-cash: -11.78%
• DSCR: 0.48
• GRM: 15.8

CMA / ARV

• ARV (median comp): $540,739
• List price: $341,550
• Delta: -36.84%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
635 Holbrook Dr	0.63mi	4/2.5	2,480 (-0%)	1mo	$499,999	$202	70
187 N Three B's & K Rd	0.17mi	3/3.0 (-1)	2,500 (+1%)	19mo	$635,000	$254	68
719 Otter Tail Dr	0.74mi	4/2.5	2,544 (+2%)	0mo	$494,900	$195	61
678 Holbrook Dr	0.69mi	4/2.5	2,448 (-1%)	5mo	$552,500	$226	61
500 Cormorant Dr	0.51mi	3/2.5 (-1)	2,467 (-1%)	21mo	$490,000	$199	53
743 Holbrook Dr	0.73mi	4/2.5	2,456 (-1%)	19mo	$514,000	$209	48
520 Cormorant Dr	0.53mi	4/2.5	2,317 (-7%)	20mo	$471,290	$203	48
648 Venstrom Dr	0.65mi	4/2.5	2,564 (+3%)	20mo	$500,000	$195	48
617 Big Stone Dr	0.65mi	4/2.5	2,812 (+13%)	0mo	$500,000	$178	47
7377 Whimbrel Ln	0.56mi	3/3.0 (-1)	2,251 (-9%)	20mo	$435,000	$193	35

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: -40.9%
• Equity multiple: -0.25×
• Total profit: $-189,767
• Equity at exit: $80,626

10-year hold

• IRR: -86.4%
• Equity multiple: -1.09×
• Total profit: $-316,180
• Equity at exit: $46,753

Cash invested: $151,407 (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: 52 active · 7 under contract
• Months of supply: 52.0 mo (2%/mo absorbed)
• Median asking: $342,825 ($147/sqft)
• Median days on market: 849 d
• This list price: 48% of active listings are priced below it
• ARV vs active asking: +48.1% 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: 345
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $2,849 high
• Mortgage (P&I): −$2,836
• Tax est. 1.5%: −$676 /mo · $8,111/yr
• Insurance: −$225
• HOA: −$0
• Vacancy / Maint / Mgmt: −$598
• Net cashflow: $-1,487

Break-even live

Break-even rent $4,730

Max offer price $325,634

Occupancy floor —

Sensitivity live

Price	-10% $-1,113	-5% $-1,300	+0% $-1,487	+5% $-1,673	+10% $-1,860
Rent	-10% $-1,712	-5% $-1,599	+0% $-1,487	+5% $-1,374	+10% $-1,262
Rate	-1.0pp $-1,214	-0.5pp $-1,349	base $-1,487	+0.5pp $-1,627	+1.0pp $-1,769

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: $135,185
• Closing costs: $16,222
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6854 Turnstone Loop Sunbury, OH	4.0	3.5	2800	$2,999	$1.07	85d	1	0.31mi
7343 Quailview Dr Sunbury, OH	4.0	2.5	2700	$3,099	$1.15	114d	1	0.50mi
7364 Whimbrel Ln Sunbury, OH	4.0	2.5	3000	$2,899	$0.97	49d	1	0.52mi
630 Holbrook Dr Sunbury, OH	3.0	2.5	2442	$2,500	$1.02	32d	1	0.63mi
7311 Blackwell Dr Sunbury, OH	4.0	3.0	2812	$2,857	$1.02	5d	1	0.66mi
560 Habitat Way Sunbury, OH	4.0	2.5	2700	$3,299	$1.22	184d	1	0.67mi
731 Holbrook Dr Sunbury, OH	4.0	2.5	2900	$2,750	$0.95	127d	1	0.70mi
8284 Northpoint Dr Sunbury, OH	4.0	2.5	2297	$3,127	$1.36	0d	1	0.70mi
8268 Northpoint Dr Sunbury, OH	5.0	3.0	2499	$3,347	$1.34	0d	1	0.70mi
8408 Northpoint Dr Sunbury, OH	3.0	2.5	1895	$2,942	$1.55	0d	1	0.70mi
669 Habitat Way Sunbury, OH	3.0	2.5	2200	$2,899	$1.32	107d	1	0.73mi
7105 Bradbury Dr Sunbury, OH	3.0	2.5	2284	$2,900	$1.27	0d	1	0.76mi
7105 Bradbury Dr Sunbury, OH	3.0	2.5	2284	$2,900	$1.27	5d	1	0.76mi
727 Habitat Way Sunbury, OH	4.0	2.5	2700	$2,999	$1.11	0d	1	0.77mi
1155 S 3 Bs and K Rd Galena, OH	3.0	2.5	1978	$3,290	$1.66	87d	1	1.07mi

Listing history 50 events

1. 2026-11-08
   days on market $341,550 Active 986 DOM
2. 2026-11-07
   days on market $341,550 Active 985 DOM
3. 2026-11-06
   days on market $341,550 Active 984 DOM
4. 2026-11-05
   days on market $341,550 Active 983 DOM
5. 2026-11-04
   days on market $341,550 Active 982 DOM
6. 2026-11-02
   days on market $341,550 Active 980 DOM
7. 2026-11-01
   days on market $341,550 Active 979 DOM
8. 2026-10-31
   days on market $341,550 Active 978 DOM
9. 2026-10-30
   days on market $341,550 Active 977 DOM
10. 2026-10-29
    days on market $341,550 Active 976 DOM
11. 2026-10-28
    days on market $341,550 Active 975 DOM
12. 2026-10-27
    days on market $341,550 Active 974 DOM
13. 2026-10-26
    days on market $341,550 Active 973 DOM
14. 2026-10-26
    days on market $341,550 Active 972 DOM
15. 2026-10-24
    days on market $341,550 Active 971 DOM
16. 2026-10-23
    days on market $341,550 Active 970 DOM
17. 2026-10-22
    days on market $341,550 Active 969 DOM
18. 2026-10-21
    days on market $341,550 Active 968 DOM
19. 2026-10-20
    days on market $341,550 Active 967 DOM
20. 2026-10-19
    days on market $341,550 Active 966 DOM
21. 2026-10-18
    days on market $341,550 Active 965 DOM
22. 2026-10-17
    days on market $341,550 Active 964 DOM
23. 2026-10-16
    days on market $341,550 Active 963 DOM
24. 2026-10-15
    days on market $341,550 Active 962 DOM
25. 2026-10-14
    days on market $341,550 Active 961 DOM
26. 2026-10-13
    days on market $341,550 Active 960 DOM
27. 2026-10-12
    days on market $341,550 Active 959 DOM
28. 2026-10-11
    days on market $341,550 Active 958 DOM
29. 2026-10-10
    days on market $341,550 Active 957 DOM
30. 2026-10-09
    days on market $341,550 Active 956 DOM
31. 2026-10-08
    days on market $341,550 Active 955 DOM
32. 2026-10-07
    days on market $341,550 Active 954 DOM
33. 2026-10-06
    days on market $341,550 Active 953 DOM
34. 2026-10-05
    days on market $341,550 Active 952 DOM
35. 2026-10-04
    days on market $341,550 Active 951 DOM
36. 2026-10-04
    days on market $341,550 Active 950 DOM
37. 2026-10-02
    days on market $341,550 Active 949 DOM
38. 2026-10-01
    days on market $341,550 Active 948 DOM
39. 2026-09-30
    days on market $341,550 Active 947 DOM
40. 2026-09-29
    days on market $341,550 Active 946 DOM
41. 2026-09-28
    days on market $341,550 Active 945 DOM
42. 2026-09-27
    days on market $341,550 Active 944 DOM
43. 2026-09-25
    days on market $341,550 Active 942 DOM
44. 2026-09-24
    days on market $341,550 Active 941 DOM
45. 2026-09-23
    days on market $341,550 Active 940 DOM
46. 2026-09-22
    days on market $341,550 Active 939 DOM
47. 2026-09-21
    days on market $341,550 Active 938 DOM
48. 2026-09-20
    days on market $341,550 Active 937 DOM
49. 2026-09-19
    days on market $341,550 Active 936 DOM
50. 2026-09-18
    days on market $341,550 Active 935 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: $34,183
• − Mortgage interest: −$30,290
• − Property taxes: −$8,111
• − Insurance: −$2,704
• − Repairs & maintenance: −$2,735
• − Management: −$2,735
• − Depreciation: −$15,731
• Taxable loss: −$28,121
• Est. tax savings @ 24.0%: +$6,749
• After-tax cash flow: $-11,089/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 custom-built home is in excellent condition with no visible repairs needed. It offers a great opportunity for an investor to purchase a move-in-ready property with potential for further value enhancement through minor updates.

Value-add opportunities

• Both Painting the exterior — A fresh coat of paint can enhance curb appeal and increase the home's value ↑
• Both Landscaping the front yard — Well-maintained landscaping can improve curb appeal and attract potential buyers ↑
• Both Upgrading the HVAC system — A new HVAC system can improve comfort and energy efficiency, making the home more attractive to buyers and renters ↑

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%
• 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

+7.8% since first listed

8 events — show timeline

• 2026-05-02 Price Changed $337,925 Zillow
• 2025-12-16 Price Changed $333,050 Zillow
• 2025-03-26 Price Changed $330,850 Zillow
• 2025-03-21 Price Changed $322,450 Zillow
• 2025-03-18 Price Changed $330,850 Zillow
• 2024-11-02 Price Changed $322,450 Zillow
• 2024-08-14 Price Changed $319,350 Zillow
• 2024-02-27 Listed $313,450 Zillow