27484 Oregon Rd #216 · Rossford, OH 43551

$175,000

3 bd · 2.0 ba · 1,680 sqft · Manufactured · 40 Days on market

Built 2026 Good condition $104/sqft · 198% above area

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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 +21.5/30.0
• ARV discount +7.5/15.0
• DSCR +6.9/10.0
• 1% rule +5.7/10.0
• Rent growth +4.3/5.0
• Schools +4.0/10.0
• Condition / age +4.0/5.0
• Livability +3.6/5.0
• Appreciation +0.0/10.0

Listing remarks

Meadows of Perrysburg is a private manufactured home community located in the great town of Perrysburg, Ohio. This beautiful community offers you a variety of amenities accessible by all residents. From the community center and pool, to the basketball court, volleyball court and playground, every inch of Meadows of Perrysburg is sure to meet your needs. The brand new homes at Meadows of Perrysburg range from 3 to 4-bedrooms and 2-bathrooms and are built for your modern lifestyle. The floor plans include an open concept with a large eat-in kitchen, plenty of cabinet and countertop space, and optional kitchen islands. The primary bedroom suites consist of beautiful spacious bedrooms, walk-in

Key facts

• Volleyball court
• Large eat-in kitchen
• Community center

Tags

• COMMUNITY CENTER
• BASKETBALL COURT
• VOLLEYBALL COURT
• PLAYGROUND
• OPEN CONCEPT
• LARGE EAT-IN KITCHEN

Property features AI

Finance

• Other: Living area approximately 1,680 (unit provided by listing)
• Financial info: List price $175,000

Exterior

• Utilities: Natural gas; Central air conditioning
• Home design: Spec home — SKYLINE Meadows of Perrysburg plan
• Exterior features: Shake roof

Interior

• Kitchen: Includes dishwasher, microwave, and refrigerator
• Bedrooms: 3 bedrooms
• Bathrooms: 2 bathrooms
• Heating & cooling: Natural gas heating; Central air conditioning; Ceiling fan(s)
• Interior features: Dishwasher; Microwave; Refrigerator

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $175k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $264 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $170k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.1% vs local median 5.5% in Rossford — 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 71/100 on livability (#417 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment A; Watch: amenities F, commute F, health & safety F.
• Rossford Exempted Village (suburban): math 44% / reading 50% proficiency, ranked #476 of 656 in OH (top 73%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+7.3%/yr); 235 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 493 units permitted in Wood County in 2024 (48 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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.
• At projected returns (-3.0% appreciation + 7.3% rent growth), your $49k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($170k) is reasonable based on typical stale-listing flexibility.

Recommended offer $169,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-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: 1.07% ✓
• Cap rate: 8.10%
• Cash-on-cash: 6.47%
• DSCR: 1.29
• GRM: 7.8

CMA / ARV

• ARV (median comp): $58,765
• List price: $175,000
• Delta: 197.80%
• Verdict: OVERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
27484 Oregon Rd #65	0.00mi	3/2.0	1,800 (+7%)	1mo	$60,000	$33	87
27484 Oregon Rd #12	0.12mi	3/—	1,836 (+9%)	8mo	$70,000	$38	73

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 · 7.34% rent growth · sell at horizon

5-year hold

• IRR: -1.6%
• Equity multiple: 0.94×
• Total profit: $-3,004
• Equity at exit: $26,093

10-year hold

• IRR: 12.3%
• Equity multiple: 2.17×
• Total profit: $57,318
• Equity at exit: $15,131

Cash invested: $49,000 (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 43551

• Rents YoY: 7.3%
• Active inventory: 235
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,865 medium
• Mortgage (P&I): −$918
• Tax est. 1.5%: −$219 /mo · $2,625/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$392
• Net cashflow: $264

Break-even live

Break-even rent $1,531

Max offer price $175,000

Occupancy floor 81%

Sensitivity live

Price	-10% $385	-5% $325	+0% $264	+5% $204	+10% $143
Rent	-10% $117	-5% $190	+0% $264	+5% $338	+10% $412
Rate	-1.0pp $352	-0.5pp $309	base $264	+0.5pp $219	+1.0pp $173

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
27484 Oregon Rd Perrysburg, OH	3.0	2.0	1568	$1,825	$1.16	15d	1	0.05mi
28776 Starbright Blvd Perrysburg, OH	3.0	1.5	1242	$1,500	$1.21	24d	1	1.22mi
28863 Oregon Rd Perrysburg, OH	2.0	2.0	1161	$1,772	$1.53	15d	7	1.32mi

Listing history 16 events

1. 2026-06-18
   days on market $175,000 Active 40 DOM
2. 2026-06-17
   days on market $175,000 Active 39 DOM
3. 2026-06-16
   days on market $175,000 Active 38 DOM
4. 2026-06-15
   days on market $175,000 Active 37 DOM
5. 2026-06-14
   days on market $175,000 Active 35 DOM
6. 2026-06-13
   days on market $175,000 Active 34 DOM
7. 2026-06-10
   days on market $175,000 Active 32 DOM
8. 2026-06-09
   days on market $175,000 Active 31 DOM
9. 2026-06-08
   days on market $175,000 Active 30 DOM
10. 2026-06-07
    days on market $175,000 Active 29 DOM
11. 2026-06-03
    days on market $175,000 Active 25 DOM
12. 2026-06-02
    days on market $175,000 Active 24 DOM
13. 2026-06-01
    days on market $175,000 Active 23 DOM
14. 2026-05-31
    days on market $175,000 Active 22 DOM
15. 2026-05-30
    days on market $175,000 Active 21 DOM
16. 2026-05-09
    listed $175,000 Active 1947-char remark

ⓘ 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: $22,383
• − Mortgage interest: −$9,803
• − Property taxes: −$2,625
• − Insurance: −$875
• − Repairs & maintenance: −$1,791
• − Management: −$1,791
• − Depreciation: −$5,091
• Taxable income: $408
• Est. tax owed @ 24.0%: −$98
• After-tax cash flow: $3,072/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 · 1 photo

Good 80/100 Cosmetic rehab

This manufactured home is in excellent condition with a fresh exterior and well-maintained interior. Minor landscaping and interior paint touch-ups would further enhance its appeal.

Value-add opportunities

• Both Landscaping improvements — Enhances curb appeal and adds value
• Both Interior paint touch-ups — Fresh paint can make a home look more inviting

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both Interior paint touch-ups — Fresh paint can make a home look more inviting ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Rossford Exempted Village
• NCES district ID: 3904560
• Math proficiency: 44% ▼ -13.00%
• Reading proficiency: 50% ▼ -13.00%
• Median HH income: $50,587
• Composite: 40.34/100
• National rank: #3744
• State rank: #476 of 656 in OH

Livability — Rossford

• Score: 71/100
• State rank: #417
• US rank: #6855

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: Wood County · 75,163 people
• City population: 6,157
• Metro: Toledo, OH
• Population (ZIP): 43,770
• Household income: $95,846
• Rent vs Own: 34.9% rent · 65.1% own
• Severe rent burden: 1027.0

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 5% Asian 4% Black 2%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Romanian 12% Lithuanian 3% Slovak 2%
• Foreign-born: 5% · Canada, China, Jamaica
• Languages at home: 93% English-only · Other Indo-European 2% Spanish 2% Other Asian/Pacific 1%

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: ▼ -153.34%
• Current HPI: 200.788
• Rent YoY: ▲ 7.34%
• 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