13110 Bishop Rd · Bowling Green, OH 43402

$115,000

3 bd · 1.5 ba · 1,152 sqft · SingleFamily public records · 1 Days on market

Built 1900 0.39 ac lot

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Why this score? — see what drove the C+ 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).

• Cash flow +25.8/30.0
• DSCR +8.6/10.0
• ARV discount +7.5/15.0
• 1% rule +7.0/10.0
• Livability +4.5/5.0
• Schools +4.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

COUNTRY HOME WITH CONVENIENCE TO SHOPPING, HWYS, ETC. EAT IN KITCHEN WITH OAK FACED CABINETS. FURNACE '02, CA '03. NEWER KITCHEN FLOORING. HOME HAS AMPLE STORAGE SPACE.

Key facts

• Good sized yard
• Outdoor living
• 0.39 acre lot

Tags

• VINYL REPLACEMENT WINDOWS
• GOOD SIZED YARD
• OUTDOOR LIVING

Property features AI

Finance

• Other: Sump pump

Exterior

• Parking: Detached garage (2 car); Driveway; Concrete parking surfaces
• Security: Smoke detector(s)
• Utilities: Electricity available and connected (100 amp service, circuit breakers); Natural gas available and connected; Well water; Septic tank; Internet available
• Home design: Single-family detached house; Two stories
• Construction: Aluminum siding; Block foundation; Asphalt roof; Built as a house (residential single-family)
• Exterior features: Enclosed porch; Shed(s); Secluded, wooded lot; Asphalt road frontage

Interior

• Kitchen: Dishwasher; Electric range; Electric range connection; Gas range connection
• Bedrooms: Upper-level bedrooms (at least two bedrooms on upper level)
• Flooring: Carpet; Linoleum
• Bathrooms: One full bathroom; One half bathroom (1.5 total)
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Drop ceilings; Ceiling fan(s); Living room/dining room combo; 5 total rooms
• Laundry & utility: Washer hookup; Electric dryer hookup on main level

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $280 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Cap rate 9.2% vs local median 2.6% in Bowling Green — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 90/100 on livability (#8 in OH, #71 nationally) — a professional / high-income tenant draw. Strengths: crime A+, amenities A+, commute A+; Watch: employment F.
• Bowling Green City School District (town): math 40% / reading 58% proficiency, ranked #469 of 656 in OH (top 72%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Conneaut Elementary School (math 43% / reading 65%, grade C, #829 of 1,584 statewide, top 53%, 419 students, 24% FRL); Bowling Green Middle School (math 41% / reading 53%, grade D+, #451 of 654 statewide, top 70%, 630 students, 32% FRL); Bowling Green High School (math 29% / reading 65%, grade D-, #435 of 781 statewide, top 59%, 807 students, 23% FRL) — zoned schools at 26% FRL track the district average.
• Market conditions: 105 active listings in the ZIP; 493 units permitted in Wood County in 2024 (48 in 5+ unit buildings).
• This rent runs 32% of the median local income ($52k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $795 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Wood County population projected at +14% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 23y ago 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.
• Current owner paid $87k; 32% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $115,000

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.20% ✓
• Cap rate: 9.21%
• Cash-on-cash: 10.42%
• DSCR: 1.46
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $274,176
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13113 Bishop Rd	0.03mi	3/1.0	1,220 (+6%)	17mo	$186,250	$153	73
1720 Wexford Dr	0.46mi	3/2.0	1,218 (+6%)	2mo	$289,900	$238	65

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -0.6%
• Equity multiple: 0.98×
• Total profit: $-787
• Equity at exit: $17,147

10-year hold

• IRR: 9.1%
• Equity multiple: 1.70×
• Total profit: $22,389
• Equity at exit: $9,943

Cash invested: $32,200 (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 43402

• Active inventory: 105
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,385 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$163 /mo · $1,959/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$291
• Net cashflow: $280

Break-even live

Break-even rent $1,031

Max offer price $115,000

Occupancy floor 75%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-06-18
   remarks 693-char remark
2. 2026-06-18
   listed $115,000 Active 1 DOM

ⓘ 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: $1,959 · $163/mo
• Projected year-2 tax: $1,959 · $163/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 ≥99°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,617
• − Mortgage interest: −$6,442
• − Property taxes: −$1,959
• − Insurance: −$575
• − Repairs & maintenance: −$1,329
• − Management: −$1,329
• − Depreciation: −$3,345
• Taxable income: $1,637
• Est. tax owed @ 24.0%: −$393
• After-tax cash flow: $2,964/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: Bowling Green City School District
• NCES district ID: 3904363
• Math proficiency: 40% ▼ -27.00%
• Reading proficiency: 58% ▼ -10.00%
• Median HH income: $37,785
• Composite: 40.72/100
• National rank: #3661
• State rank: #469 of 656 in OH

Livability — Bowling Green

• Score: 90/100
• State rank: #8
• US rank: #71

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Wood County · 75,163 people
• City population: 31,393
• Metro: Toledo, OH
• Population (ZIP): 31,393
• Household income: $52,426
• Rent vs Own: 56.5% rent · 43.5% own
• Severe rent burden: 2629.0

Population outlook (Wood County) Hauer SSP2

• Today (2025): 138,744 people
• By 2030: 143,189 · +3.2%
• By 2040: 150,896 · +8.8%
• By 2050: 158,589 · +14.3%
• By 2075: 182,166 · +31.3%
• By 2100: 196,533 · +41.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Two or more races 7% Hispanic / Latino 7% Black 3%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Romanian 8% Lithuanian 4% Slovak 2%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 2%

Political lean MEDSL · Wood

• 2024 margin: R (+10.2) · D 44.4% · R 54.6%
• 2008→2024 swing: -17.3pp toward R · 2008: 7.1pp · 2024: -10.2pp
• All cycles: 2024: R+10.2 2020: R+7.6 2016: R+8.5 2012: D+4.2 2008: D+7.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -132.67%
• Current HPI: 179.1826
• Rent YoY: —
• Metro: Toledo, 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

+40.2% since first listed

17 events — show timeline

• 2026-06-17 Listed $115,000 NORIS
• 2025-10-13 Price Changed $53,000 NORIS
• 2025-10-09 Price Changed $109,000 NORIS
• 2019-05-24 Sold (Public Records) $87,000 Public Records
• 2019-05-24 Sold (MLS) $87,000 NORIS
• 2019-05-23 Price Changed $87,000 NORIS
• 2019-03-27 Listed $79,900 NORIS
• 2012-06-20 Sold (Public Records) $53,000 Public Records
• 2012-06-15 Sold (MLS) $53,000 NORIS
• 2012-05-15 Price Changed $55,000 NORIS
• 2012-04-12 Listed $55,000 NORIS
• 2012-04-11 Listing Removed — NORIS
• 2011-04-11 Listed $55,000 NORIS
• 2003-10-03 Sold (Public Records) $109,000 Public Records
• 2003-10-02 Sold (MLS) $109,000 NORIS
• 2003-08-30 Listed $114,900 NORIS
• 1996-08-28 Sold (Public Records) $82,000 Public Records

Property tax history

+2.8%/yr

Latest (2025): $1,959 · -0.1% YoY. Source: county tax records.