Glenwood Plan · Sunbury, OH 43074

$294,435

3 bd · 2.0 ba · 1,896 sqft · SingleFamily · 66 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).

• Schools +7.6/10.0
• ARV discount +7.5/15.0
• Livability +3.7/5.0
• Cash flow +2.7/30.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• 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 have a big family, we're talking extended and distant cousins included, or just lots of friends who feel like family, you'll appreciate the party-ready Madison floor plan. It features a welcoming foyer with a coat room, formal dining room, two-story great room just off the open kitchen and central island, huge walk-in pantry, den, and a flex space that can be whatever you imagine it to be. As for the nuclear family, all four bedrooms offer privacy and their own walk-in closets and the luxurious owner suite gets two. And the laundry room is centrally located upstairs, where dress shirts and soccer uniforms can be accessed in a hurry.

Key facts

• Central island
• Formal dining room
• Welcoming foyer

Tags

• PARTY-READY FLOOR PLAN
• WELCOMING FOYER
• FORMAL DINING ROOM
• TWO-STORY GREAT ROOM
• OPEN KITCHEN
• CENTRAL ISLAND

🏗️ New construction. The $294,435 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $467,217.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $294k.

Deal economics

• At list price, monthly cash flow is $-2k ($-19k/yr) — negative.
• To cash-flow at today's rent, offer at most $240k (18.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $210k (28.7% below list).
• Recommended offer: $210k (28.7% 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 leasing fast (median 4d on market — plan ~1-2 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 66 days — a 6% lower offer ($277k) is reasonable based on typical stale-listing flexibility.

Recommended offer $210,069 (28.7% 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 66 days. Have you received any prior offers? Is the seller open to a 29% 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: 0.45% ✗
• Cap rate: 2.26%
• Cash-on-cash: -14.39%
• DSCR: 0.36
• GRM: 18.5

CMA / ARV

• ARV (median comp): $467,217
• List price: $294,435
• Delta: -36.98%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
225 N 3 Bs And K Rd	0.20mi	3/1.0	1,738 (-8%)	15mo	$325,000	$187	60

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: -46.5%
• Equity multiple: -0.38×
• Total profit: $-181,163
• Equity at exit: $69,664

10-year hold

• IRR: —
• Equity multiple: -1.35×
• Total profit: $-307,854
• Equity at exit: $40,396

Cash invested: $130,821 (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: 11.7×

Monthly cashflow live

• Estimated rent: $2,101 medium
• Mortgage (P&I): −$2,450
• Tax est. 1.5%: −$584 /mo · $7,008/yr
• Insurance: −$195
• HOA: −$0
• Vacancy / Maint / Mgmt: −$441
• Net cashflow: $-1,569

Break-even live

Break-even rent $4,087

Max offer price $240,139

Occupancy floor —

Sensitivity live

Price	-10% $-1,246	-5% $-1,408	+0% $-1,569	+5% $-1,731	+10% $-1,892
Rent	-10% $-1,735	-5% $-1,652	+0% $-1,569	+5% $-1,486	+10% $-1,403
Rate	-1.0pp $-1,334	-0.5pp $-1,450	base $-1,569	+0.5pp $-1,690	+1.0pp $-1,814

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: $116,804
• Closing costs: $14,017
• Reserves months: —
• Total cash needed: —

Rent comps 4 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	3d	1	0.31mi
166 Caldy Knoll Dr Sunbury, OH	1.0–2.0	1.0–2.0	953	$1,960	$2.06	3d	1	0.36mi
7205 Northlake Summit Dr Sunbury, OH	1.0–3.0	1.0–2.5	1158	$1,852	$1.60	3d	27	0.42mi
1155 S 3 Bs and K Rd Galena, OH	4.0	2.5	1978	$3,290	$1.66	25d	1	1.07mi

Listing history 17 events

1. 2026-06-21
   days on market $294,435 Active 66 DOM
2. 2026-06-18
   days on market $294,435 Active 63 DOM
3. 2026-06-17
   days on market $294,435 Active 62 DOM
4. 2026-06-16
   days on market $294,435 Active 61 DOM
5. 2026-06-15
   days on market $294,435 Active 60 DOM
6. 2026-06-13
   days on market $294,435 Active 58 DOM
7. 2026-06-13
   days on market $294,435 Active 57 DOM
8. 2026-06-10
   days on market $294,435 Active 54 DOM
9. 2026-06-08
   days on market $294,435 Active 53 DOM
10. 2026-06-07
    days on market $294,435 Active 52 DOM
11. 2026-06-05
    days on market $294,435 Active 49 DOM
12. 2026-06-03
    days on market $294,435 Active 48 DOM
13. 2026-06-02
    days on market $294,435 Active 47 DOM
14. 2026-06-01
    days on market $294,435 Active 46 DOM
15. 2026-05-31
    days on market $294,435 Active 45 DOM
16. 2026-05-02
    price $294,435 1023-char remark

    Show marketing remark (1023 chars)

    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 have a big family, we're talking extended and distant cousins included, or just lots of friends who feel like family, you'll appreciate the party-ready Madison floor plan. It features a welcoming foyer with a coat room, formal dining room, two-story great room just off the open kitchen and central island, huge walk-in pantry, den, and a flex space that can be whatever you imagine it to be. As for the nuclear family, all four bedrooms offer privacy and their own walk-in closets and the luxurious owner suite gets two. And the laundry room is centrally located upstairs, where dress shirts and soccer uniforms can be accessed in a hurry.

17. 2026-04-17
    listed $290,350 Active 1023-char remark

    Show marketing remark (1023 chars)

    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 have a big family, we're talking extended and distant cousins included, or just lots of friends who feel like family, you'll appreciate the party-ready Madison floor plan. It features a welcoming foyer with a coat room, formal dining room, two-story great room just off the open kitchen and central island, huge walk-in pantry, den, and a flex space that can be whatever you imagine it to be. As for the nuclear family, all four bedrooms offer privacy and their own walk-in closets and the luxurious owner suite gets two. And the laundry room is centrally located upstairs, where dress shirts and soccer uniforms can be accessed in a hurry.

ⓘ 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: $25,208
• − Mortgage interest: −$26,171
• − Property taxes: −$7,008
• − Insurance: −$2,336
• − Repairs & maintenance: −$2,017
• − Management: −$2,017
• − Depreciation: −$13,592
• Taxable loss: −$27,933
• Est. tax savings @ 24.0%: +$6,704
• After-tax cash flow: $-12,128/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

+1.4% since first listed

2 events — show timeline

• 2026-05-02 Price Changed $294,435 Zillow
• 2026-04-17 Listed $290,350 Zillow