3722 Caracas Dr · Huber Ridge, OH 43081

$279,900

4 bd · 1.5 ba · 1,562 sqft · SingleFamily public records · 65 Days on market

Built 1965 7,840 sqft lot $179/sqft · 12% below area Est $318k · 12% under ↓ 14% since listing

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Why this score? — see what drove the D 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 +12.8/15.0
• Cash flow +9.6/30.0
• Schools +5.2/10.0
• Livability +3.8/5.0
• 1% rule +3.1/10.0
• DSCR +2.7/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this spacious 4-bedroom ranch in the desirable Huber Ridge community of Westerville. This home offers over 1,500 square feet of single-level living, featuring a practical layout with a large primary suite and three additional well-sized bedrooms. The exterior boasts a durable brick and masonry finish, an attached 1-car garage, and a level backyard perfect for outdoor gatherings. Located in the highly-rated Westerville City School District with the benefit of Blendon Township services and proximity to local parks and shopping.

Key facts

• 7,840 sq ft lot
• Garage
• Built 1965

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $280k.

Deal economics

• At list price, monthly cash flow is $-190 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $246k (12.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $227k (18.8% below list).
• Recommended offer: $227k (18.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 75/100 on livability (#255 in OH, #4,049 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: amenities D, commute F.
• Westerville City (suburban): math 54% / reading 63% proficiency, ranked #276 of 656 in OH (top 42%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Huber Ridge Elementary School (math 46% / reading 51%, grade D, #936 of 1,584 statewide, top 59%, 442 students, 53% FRL); Walnut Springs Middle School (math 45% / reading 49%, grade D+, #451 of 654 statewide, top 70%, 914 students, 39% FRL); Westerville Central High School (math 52% / reading 65%, grade C, #265 of 781 statewide, top 34%, 1,558 students, 27% FRL).
• Market conditions: Rents soft (-0.6%/yr); 171 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 8,139 units permitted in Franklin County in 2024 (5,940 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Franklin County population projected at +34% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($263k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $227,169 (18.8% 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 65 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 0.81% ✗
• Cap rate: 5.48%
• Cash-on-cash: -2.91%
• DSCR: 0.87
• GRM: 10.3

CMA / ARV

• ARV (median comp): $317,629
• List price: $279,900
• Delta: -11.88%
• 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
5659 Montevideo Rd	0.16mi	4/1.5	1,512 (-3%)	1mo	$432,500	$286	87
3705 Bader Ct	0.42mi	4/2.0	1,552 (-1%)	2mo	$330,375	$213	76
3649 Makassar Dr	0.21mi	3/1.5 (-1)	1,650 (+6%)	1mo	$299,900	$182	75
5650 Copenhagen Dr	0.30mi	4/2.0	1,659 (+6%)	1mo	$322,000	$194	73
5598 Santiago Dr	0.23mi	4/2.0	1,404 (-10%)	1mo	$297,000	$212	70
6076 Batavia Rd	0.32mi	3/1.5 (-1)	1,461 (-6%)	0mo	$315,000	$216	69
3457 Dahlgreen Dr	0.55mi	4/2.0	1,532 (-2%)	1mo	$345,000	$225	68
5660 Buenos Aires Blvd	0.24mi	4/2.0	1,734 (+11%)	2mo	$342,500	$198	67
3454 Paris Blvd	0.59mi	4/2.0	1,404 (-10%)	1mo	$335,000	$239	53
1013 S Hempstead Rd	0.63mi	3/2.0 (-1)	1,429 (-8%)	1mo	$350,000	$245	49
6099 Bitterroot Dr	0.63mi	4/2.5	1,752 (+12%)	1mo	$380,000	$217	45
974 Timberbank Dr	0.68mi	3/3.5 (-1)	1,408 (-10%)	2mo	$311,960	$222	37

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -24.6%
• Equity multiple: 0.18×
• Total profit: $-64,035
• Equity at exit: $41,734

10-year hold

• IRR: -33.0%
• Equity multiple: -0.23×
• Total profit: $-96,787
• Equity at exit: $24,201

Cash invested: $78,372 (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 43081

• Rents YoY: -0.6%
• Active inventory: 171
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $2,272 high
• Mortgage (P&I): −$1,468
• Tax from tax record: −$400 /mo · $4,800/yr
• Insurance: −$117
• HOA: −$0
• Vacancy / Maint / Mgmt: −$477
• Net cashflow: $-190

Break-even live

Break-even rent $2,512

Max offer price $246,377

Occupancy floor —

Sensitivity live

Price	-10% $-31	-5% $-111	+0% $-190	+5% $-269	+10% $-348
Rent	-10% $-369	-5% $-279	+0% $-190	+5% $-100	+10% $-10
Rate	-1.0pp $-49	-0.5pp $-119	base $-190	+0.5pp $-262	+1.0pp $-336

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: $69,975
• Closing costs: $8,397
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3553 Triton Ct Westerville, OH	3.0	2.0	1188	$2,600	$2.19	45d	1	0.48mi
3553 Triton Ct Westerville, OH	3.0	2.0	1200	$2,600	$2.17	4d	1	0.48mi
3978 Daffodil Dr Columbus, OH	3.0	1.5	1502	$2,200	$1.46	45d	1	0.99mi
3311 Kristin Ct Unit 3311 Columbus, OH	3.0	1.5	1100	$1,450	$1.32	45d	1	1.06mi
5415 Turtle Sta Westerville, OH	2.0–3.0	2.0–2.5	1600	$2,425	$1.52	3d	33	1.16mi
10 King Arthur Ct Westerville, OH	3.0	2.0	1164	$1,747	$1.50	45d	1	1.40mi
20 King Arthur Ct Unit 20 Westerville, OH	3.0	1.5	1164	$1,700	$1.46	4d	1	1.43mi
5500 Hildebrand Rd Columbus, OH	1.0–3.0	1.0–2.0	917	$1,890	$2.06	45d	1	1.44mi
5615 Sierra Ridge Dr Columbus, OH	1.0–3.0	1.0–2.0	833	$1,754	$2.11	3d	40	1.46mi
6345 Cooper Rd Columbus, OH	1.0–3.0	1.0–2.5	1485	$2,640	$1.78	3d	11	1.49mi

Listing history 14 events

1. 2026-06-15
   statusdays on market $279,900 Pending 65 DOM
2. 2026-06-13
   days on market $279,900 Active 64 DOM
3. 2026-06-09
   days on market $279,900 Active 60 DOM
4. 2026-06-08
   days on market $279,900 Active 59 DOM
5. 2026-06-07
   days on market $279,900 Active 58 DOM
6. 2026-06-03
   days on market $279,900 Active 54 DOM
7. 2026-06-02
   days on market $279,900 Active 53 DOM
8. 2026-06-01
   days on market $279,900 Active 52 DOM
9. 2026-05-31
   days on market $279,900 Active 51 DOM
10. 2026-05-13
    status Active 542-char remark

    Show marketing remark (542 chars)

    Welcome to this spacious 4-bedroom ranch in the desirable Huber Ridge community of Westerville. This home offers over 1,500 square feet of single-level living, featuring a practical layout with a large primary suite and three additional well-sized bedrooms. The exterior boasts a durable brick and masonry finish, an attached 1-car garage, and a level backyard perfect for outdoor gatherings. Located in the highly-rated Westerville City School District with the benefit of Blendon Township services and proximity to local parks and shopping.

11. 2026-05-06
    historical Contingent 542-char remark

    Show marketing remark (542 chars)

    Welcome to this spacious 4-bedroom ranch in the desirable Huber Ridge community of Westerville. This home offers over 1,500 square feet of single-level living, featuring a practical layout with a large primary suite and three additional well-sized bedrooms. The exterior boasts a durable brick and masonry finish, an attached 1-car garage, and a level backyard perfect for outdoor gatherings. Located in the highly-rated Westerville City School District with the benefit of Blendon Township services and proximity to local parks and shopping.

12. 2026-04-10
    listed $279,900 Active 542-char remark

    Show marketing remark (542 chars)

    Welcome to this spacious 4-bedroom ranch in the desirable Huber Ridge community of Westerville. This home offers over 1,500 square feet of single-level living, featuring a practical layout with a large primary suite and three additional well-sized bedrooms. The exterior boasts a durable brick and masonry finish, an attached 1-car garage, and a level backyard perfect for outdoor gatherings. Located in the highly-rated Westerville City School District with the benefit of Blendon Township services and proximity to local parks and shopping.

13. 2024-11-19
    soldstatus $20,974,000
14. 2019-02-13
    soldstatus $324,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast OH · Partial reset (capped growth)

• Current annual tax: $4,800 · $400/mo
• Projected year-2 tax: $4,800 · $400/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥100°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,260
• − Mortgage interest: −$15,679
• − Property taxes: −$4,800
• − Insurance: −$1,400
• − Repairs & maintenance: −$2,181
• − Management: −$2,181
• − Depreciation: −$8,143
• Taxable loss: −$7,122
• Est. tax savings @ 24.0%: +$1,709
• After-tax cash flow: $-568/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: Westerville City
• NCES district ID: 3904504
• Math proficiency: 54% ▼ -16.00%
• Reading proficiency: 63% ▼ -6.00%
• Median HH income: $72,017
• Composite: 51.9/100
• National rank: #1649
• State rank: #276 of 656 in OH

Livability — Huber Ridge

• Score: 75/100
• State rank: #255
• US rank: #4049

Category grades

Amenities D Commute F Cost of living A+ Crime A- Employment B+ Housing A+ Health & safety C User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Huber Ridge, OH
• County: Franklin County · 1,351,780 people
• Metro: Columbus, OH
• Population (ZIP): 65,020
• Household income: $92,422
• Rent vs Own: 41.3% rent · 58.7% own
• Severe rent burden: 1746.0

Population outlook (Franklin County) Hauer SSP2

• Today (2025): 1,456,139 people
• By 2030: 1,556,890 · +6.9%
• By 2040: 1,757,349 · +20.7%
• By 2050: 1,950,539 · +34.0%
• By 2075: 2,376,171 · +63.2%
• By 2100: 2,636,796 · +81.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (72%)
• Race & ethnicity: White 72% Black 14% Two or more races 7% Asian 5% Hispanic / Latino 4%
• Common ancestry: Italian 4% Romanian 3% Lithuanian 2%
• Foreign-born: 10% · Canada, China
• Languages at home: 88% English-only · Spanish 2% Other Indo-European 2% Other Asian/Pacific 1%

Political lean MEDSL · Franklin

• 2024 margin: Strong D (+28.4) · D 63.7% · R 35.3% · Other 1.0%
• 2008→2024 swing: +7.7pp toward D · 2008: 20.7pp · 2024: 28.4pp
• All cycles: 2024: D+28.4 2020: D+31.4 2016: D+25.9 2012: D+21.7 2008: D+20.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -275.55%
• Current HPI: 259.862
• Rent YoY: ▼ -0.56%
• 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

-13.6% since first listed

5 events — show timeline

• 2026-05-13 Relisted — CBRMLS
• 2026-05-06 Contingent — CBRMLS
• 2026-04-10 Listed $279,900 CBRMLS
• 2024-11-19 Sold (Public Records) $20,974,000 Public Records
• 2019-02-13 Sold (Public Records) $324,000 Public Records

Property tax history

+3.5%/yr

Latest (2024): $4,800 · +2.1% YoY. Source: county tax records.