Adley Plan · Sunbury, OH 43074

$257,439

3 bd · 2.5 ba · 1,670 sqft · SingleFamily · 719 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
• Livability +3.7/5.0
• Cash flow +3.1/30.0
• Rent growth +2.6/5.0
• 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. The Adley's breezy design is perfect for lakeside living, with sightlines that travel like a cool breeze from the entry, through the open dining, kitchen and great rooms all the way to the water. Inspired by classic lake cottages, the party-ready layout has some modern advantages, like a long kitchen island with a wrap-around eat ledge, a big laundry room for folding beach towels and ample bathrooms. And the private owner suite extends out toward the water offering some of the home's best views.

Key facts

• Private owner suite
• Party-ready layout
• Build a custom home

Tags

• CUSTOM HOMES ON YOUR LAND
• BUILD A CUSTOM HOME
• LAKESIDE LIVING DESIGN
• PARTY-READY LAYOUT
• MODERN KITCHEN ISLAND
• PRIVATE OWNER SUITE

🏗️ New construction. The $257,439 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $454,626.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $257k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-1k ($-17k/yr) — negative.
• To cash-flow at today's rent, offer at most $244k (5.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $213k (17.2% below list).
• Recommended offer: $213k (17.2% 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; 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 719 days — a 12% lower offer ($227k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price.

Recommended offer $213,285 (17.2% 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 719 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.47% ✗
• Cap rate: 2.45%
• Cash-on-cash: -13.73%
• DSCR: 0.39
• GRM: 17.8

CMA / ARV

• ARV (median comp): $454,626
• List price: $257,439
• Delta: -43.37%
• Verdict: UNDERPRICED
• Comps: 17 within 1.0 mi

Show comp detail 5 sales 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 (+4%)	17mo	$325,000	$187	64
399 S 3 Bs And K Rd	0.42mi	3/2.0	1,450 (-13%)	23mo	$395,000	$272	37
1155 S Three B's & K Rd	1.03mi	4/2.5 (+1)	1,978 (+18%)	2mo	$599,900	$303	33
7269 Holstad Ct	0.87mi	3/2.5	1,951 (+17%)	22mo	$475,960	$244	22
7129 Bradbury Dr	0.79mi	3/2.0	1,936 (+16%)	23mo	$465,000	$240	19

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: -45.0%
• Equity multiple: -0.35×
• Total profit: $-172,047
• Equity at exit: $67,786

10-year hold

• IRR: -99.9%
• Equity multiple: -1.29×
• Total profit: $-291,025
• Equity at exit: $39,308

Cash invested: $127,295 (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: 35 active
• Median asking: $274,349 ($158/sqft)
• Median days on market: 1003 d
• This list price: 26% of active listings are priced below it
• ARV vs active asking: +72.0% 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: 10.1×

Monthly cashflow live

• Estimated rent: $2,133 high
• Mortgage (P&I): −$2,384
• Tax est. 1.5%: −$568 /mo · $6,819/yr
• Insurance: −$189
• HOA: −$0
• Vacancy / Maint / Mgmt: −$448
• Net cashflow: $-1,457

Break-even live

Break-even rent $3,977

Max offer price $243,815

Occupancy floor —

Sensitivity live

Price	-10% $-1,143	-5% $-1,300	+0% $-1,457	+5% $-1,614	+10% $-1,771
Rent	-10% $-1,625	-5% $-1,541	+0% $-1,457	+5% $-1,373	+10% $-1,288
Rate	-1.0pp $-1,228	-0.5pp $-1,341	base $-1,457	+0.5pp $-1,575	+1.0pp $-1,695

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: $113,657
• Closing costs: $13,639
• 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 31 events

1. 2026-07-01
   days on market $257,439 Active 719 DOM
2. 2026-06-30
   days on market $257,439 Active 718 DOM
3. 2026-06-29
   days on market $257,439 Active 717 DOM
4. 2026-06-28
   days on market $257,439 Active 716 DOM
5. 2026-06-27
   days on market $257,439 Active 715 DOM
6. 2026-06-27
   days on market $257,439 Active 714 DOM
7. 2026-06-25
   days on market $257,439 Active 712 DOM
8. 2026-06-22
   days on market $257,439 Active 710 DOM
9. 2026-06-21
   days on market $257,439 Active 709 DOM
10. 2026-06-18
    days on market $257,439 Active 706 DOM
11. 2026-06-17
    days on market $257,439 Active 705 DOM
12. 2026-06-16
    days on market $257,439 Active 704 DOM
13. 2026-06-15
    days on market $257,439 Active 703 DOM
14. 2026-06-13
    days on market $257,439 Active 701 DOM
15. 2026-06-13
    days on market $257,439 Active 700 DOM
16. 2026-06-10
    days on market $257,439 Active 697 DOM
17. 2026-06-08
    days on market $257,439 Active 696 DOM
18. 2026-06-07
    days on market $257,439 Active 695 DOM
19. 2026-06-05
    days on market $257,439 Active 692 DOM
20. 2026-06-03
    days on market $257,439 Active 691 DOM
21. 2026-06-02
    days on market $257,439 Active 690 DOM
22. 2026-06-01
    days on market $257,439 Active 689 DOM
23. 2026-05-31
    days on market $257,439 Active 688 DOM
24. 2026-05-02
    price $257,439 876-char remark

    Show marketing remark (876 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. The Adley's breezy design is perfect for lakeside living, with sightlines that travel like a cool breeze from the entry, through the open dining, kitchen and great rooms all the way to the water. Inspired by classic lake cottages, the party-ready layout has some modern advantages, like a long kitchen island with a wrap-around eat ledge, a big laundry room for folding beach towels and ample bathrooms. And the private owner suite extends out toward the water offering some of the home's best views.

25. 2025-12-16
    price $254,150 876-char remark

    Show marketing remark (876 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. The Adley's breezy design is perfect for lakeside living, with sightlines that travel like a cool breeze from the entry, through the open dining, kitchen and great rooms all the way to the water. Inspired by classic lake cottages, the party-ready layout has some modern advantages, like a long kitchen island with a wrap-around eat ledge, a big laundry room for folding beach towels and ample bathrooms. And the private owner suite extends out toward the water offering some of the home's best views.

26. 2025-03-26
    price $251,950 876-char remark

    Show marketing remark (876 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. The Adley's breezy design is perfect for lakeside living, with sightlines that travel like a cool breeze from the entry, through the open dining, kitchen and great rooms all the way to the water. Inspired by classic lake cottages, the party-ready layout has some modern advantages, like a long kitchen island with a wrap-around eat ledge, a big laundry room for folding beach towels and ample bathrooms. And the private owner suite extends out toward the water offering some of the home's best views.

27. 2025-03-21
    price $247,500 876-char remark

    Show marketing remark (876 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. The Adley's breezy design is perfect for lakeside living, with sightlines that travel like a cool breeze from the entry, through the open dining, kitchen and great rooms all the way to the water. Inspired by classic lake cottages, the party-ready layout has some modern advantages, like a long kitchen island with a wrap-around eat ledge, a big laundry room for folding beach towels and ample bathrooms. And the private owner suite extends out toward the water offering some of the home's best views.

28. 2025-03-18
    price $251,950 876-char remark

    Show marketing remark (876 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. The Adley's breezy design is perfect for lakeside living, with sightlines that travel like a cool breeze from the entry, through the open dining, kitchen and great rooms all the way to the water. Inspired by classic lake cottages, the party-ready layout has some modern advantages, like a long kitchen island with a wrap-around eat ledge, a big laundry room for folding beach towels and ample bathrooms. And the private owner suite extends out toward the water offering some of the home's best views.

29. 2024-11-02
    price $247,500 876-char remark

    Show marketing remark (876 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. The Adley's breezy design is perfect for lakeside living, with sightlines that travel like a cool breeze from the entry, through the open dining, kitchen and great rooms all the way to the water. Inspired by classic lake cottages, the party-ready layout has some modern advantages, like a long kitchen island with a wrap-around eat ledge, a big laundry room for folding beach towels and ample bathrooms. And the private owner suite extends out toward the water offering some of the home's best views.

30. 2024-08-14
    price $245,000 876-char remark

    Show marketing remark (876 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. The Adley's breezy design is perfect for lakeside living, with sightlines that travel like a cool breeze from the entry, through the open dining, kitchen and great rooms all the way to the water. Inspired by classic lake cottages, the party-ready layout has some modern advantages, like a long kitchen island with a wrap-around eat ledge, a big laundry room for folding beach towels and ample bathrooms. And the private owner suite extends out toward the water offering some of the home's best views.

31. 2024-07-12
    listed $243,900 Active 876-char remark

    Show marketing remark (876 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. The Adley's breezy design is perfect for lakeside living, with sightlines that travel like a cool breeze from the entry, through the open dining, kitchen and great rooms all the way to the water. Inspired by classic lake cottages, the party-ready layout has some modern advantages, like a long kitchen island with a wrap-around eat ledge, a big laundry room for folding beach towels and ample bathrooms. And the private owner suite extends out toward the water offering some of the home's best views.

ⓘ 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: $25,594
• − Mortgage interest: −$25,466
• − Property taxes: −$6,819
• − Insurance: −$2,273
• − Repairs & maintenance: −$2,048
• − Management: −$2,048
• − Depreciation: −$13,225
• Taxable loss: −$26,285
• Est. tax savings @ 24.0%: +$6,308
• After-tax cash flow: $-11,174/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 · 4 photos

Excellent 95/100 None rehab

This Adley plan home is in excellent condition with no visible repairs needed. It offers a great lakeside living experience with a well-maintained exterior and interior. Potential buyers and renters will appreciate the curb appeal and interior updates, making it a strong investment opportunity.

Value-add opportunities

• Both Painting the exterior — Fresh paint can enhance curb appeal and property value. ↑
• Both Landscaping improvements — Enhanced landscaping can increase both resale and rental value. ↑
• Both Interior updates — Updating the interior can attract more buyers and renters, increasing both resale and rental value. ↑

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

+5.6% since first listed

8 events — show timeline

• 2026-05-02 Price Changed $257,439 Zillow
• 2025-12-16 Price Changed $254,150 Zillow
• 2025-03-26 Price Changed $251,950 Zillow
• 2025-03-21 Price Changed $247,500 Zillow
• 2025-03-18 Price Changed $251,950 Zillow
• 2024-11-02 Price Changed $247,500 Zillow
• 2024-08-14 Price Changed $245,000 Zillow
• 2024-07-12 Listed $243,900 Zillow