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4070 Tradersville Brighton Rd
London, OH

4070 Tradersville Brighton Rd

$2,500,000
5 bd • 5 ba • 6,457 sf

This analysis was generated by artificial intelligence on 1/24/2025. It is for entertainment purposes only and should not be considered as real estate or investment advice.

List Price

$2,500,000

Price/Sq.Ft

$387

Year Built

1986

AI Property Analysis

A comprehensive evaluation of this property's features, market position, and investment potential.

The Good

This 44-acre estate in London, OH offers exceptional value and features. At $387.18/sqft, it's priced 22% below the average luxury home price of $500/sqft in the area. The 6,457 sqft main house, built in 1986, is complemented by 44 acres of land, providing unmatched privacy and potential for various uses. The property includes a 1-acre stocked pond, adding both aesthetic and recreational value. With 5 bedrooms and 5 bathrooms, it can accommodate large families or serve as a luxury retreat. The estate boasts four barns, including a main 60x100 ft barn with a cathedral-like entrance, offering ample space for equestrian facilities, workshops, or storage. The geothermal heating system provides energy efficiency, potentially saving $3,000-$5,000 annually in energy costs compared to traditional systems. The property's minimal flood (1/10) and fire (1/10) risk scores are significantly better than the area averages, reducing insurance costs and long-term risks.

The Bad

The property has been on the market for 430 days, which is significantly longer than the average of 60-90 days for luxury properties in the area. This extended listing period could indicate overpricing or limited market demand. The asking price of $2,500,000 represents a 78.6% increase from its last sale price of $1,400,000 in 2022, which may be ambitious given the 21-month timeframe. The house, built in 1986, may require updates to meet modern luxury standards, potentially costing $200,000-$300,000 for high-end renovations. The estimated insurance cost of $9,000/year is high, likely due to the property's size and multiple structures. The moderate air quality risk (3/10) and heat risk (3/10) could impact outdoor enjoyment and energy costs during peak summer months.

The Ugly

The property's rural location, while offering privacy, may limit its appeal to buyers seeking proximity to urban amenities. The nearest schools are 6.1 miles away, which could be a significant drawback for families with children. The local median income of $70,573 suggests a limited pool of potential buyers who can afford a $2.5 million property, potentially extending the selling time further. The property's uniqueness and large acreage may make it difficult to find comparable sales for accurate valuation, which could complicate financing and future resale. The multiple barns and extensive land require significant ongoing maintenance, potentially costing $30,000-$50,000 annually. The property's value is heavily tied to its land and unique features, which may not appreciate at the same rate as more conventional properties, potentially impacting long-term investment returns.

Who is this property for?

These details are presented solely for entertainment purposes and are not meant to steer or limit any prospective buyer.

Best For

This property is ideal for high-net-worth individuals with annual incomes exceeding $500,000, seeking a private rural estate. It's perfect for equestrian enthusiasts or hobby farmers who can utilize the multiple barns and extensive acreage. The estate would suit buyers looking for a secluded retreat, potentially as a second home or for those who work remotely and prioritize space and privacy over urban convenience. Investors interested in land banking or developing a luxury retreat or event venue could find this property attractive, given its size and unique features. The property could also appeal to conservation-minded buyers looking to preserve a large tract of land near urban areas.

Not For

This property is not suitable for buyers seeking a primary residence close to urban amenities or quality schools, given its rural location and distance from educational facilities. It's not ideal for those with a budget under $2 million or requiring traditional mortgage financing, as the unique nature of the property may complicate lending. Buyers looking for a low-maintenance lifestyle should avoid this property due to the extensive upkeep required for the land and multiple structures. It's not appropriate for investors seeking quick returns or easy resale, as the market for such unique properties is limited. Families prioritizing short commutes or walkable neighborhoods would find this rural estate impractical.
Demographics
Area Median Income

$70,573

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Risk Assessment

Climate Risks

airMODERATE

2 bad air quality days per year

heatMODERATE

7 extreme heat days per year

98th percentile: 100°F

windMINOR

Insurance: Recommended

floodMINIMAL

FEMA Zone: X_UNSHADED

Insurance: Optional

fireMINIMAL

Insurance: Optional

Risk Analysis

The property's significant price increase (78.6% since 2022) may lead to challenges in appraisal and financing. There's a risk of over-improvement for the area, potentially limiting future appreciation. The extensive acreage and multiple structures increase maintenance costs and complexity, which could become burdensome over time. While current climate risks are low, long-term climate change could impact the property's pond and landscaping. The property's value is closely tied to the local economy and the stability of nearby employers like Honda, creating vulnerability to economic shifts. Zoning changes or nearby development could impact the property's privacy and rural character. The high-end market in London, OH may have limited liquidity, potentially making resale challenging and time-consuming.
Insurance
Annual Cost

$9,000

$750 per month

Financials

Monthly Costs

Price History

Property Taxes

$8,268
2023 Tax Assessment
1.1%from previous year
Assessed Value$369,310
Tax Rate2.24%

Location & Comparables

Subject Property
Comparable Sales
View on Zillow

Stats in the Area

Average Price

$155,000

-93.8% below list price

Median Price

$155,000

Based on 1 recent sales

Price per Sq.Ft

$0

Comparable Properties

0 State Route 187, London, OH 43140
Price: $155,000
Sq.Ft:
Beds/Baths: /
$/Sq.Ft: N/A
Sale Date: 8/28/2024

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