5930 N River Rd · Maumee, OH 43566

$225,000

4 bd · 2.5 ba · 2,940 sqft · SingleFamily public records · 36 Days on market

Built 1960 0.41 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 +21.1/30.0
• ARV discount +7.5/15.0
• Schools +6.9/10.0
• DSCR +6.7/10.0
• 1% rule +6.6/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Spacious 2,940 sq. ft. home located in the desirable AW community! This 4-bedroom, 2.5-bath property offers generous living space throughout, including a formal living room with a bay window and an updated kitchen featuring stainless steel appliances. The dining area opens to a bright sunroom, perfect for relaxing or entertaining. The expansive lower level includes a family room with a stone gas fireplace and a large bonus room for added space. Enjoy the fenced-in backyard with a patio and natural gas line for your grill—ideal for outdoor gatherings. Conveniently located near Side Cut Park and the Shops at Fallen Timbers. Minimum Bid Auction of $225,000 on April 30th at 4 PM. Preview

Key facts

• 0.41 acre lot
• 3 garage spots
• Built 1960

Property features AI

Finance

• Other: Living area approximately 2,940 (listed); Lot approximately 0.41 acre

Exterior

• Parking: Detached garage; Asphalt driveway; Circular driveway; Total parking for 8 vehicles; Approximately 3.5 garage spaces
• Utilities: Electricity connected; Natural gas connected; Public water; Sanitary sewer connected
• Home design: Single-family house; Tri-level layout; 2 stories total; Not attached to other structures; Located in Canandaigua Heights subdivision
• Construction: Brick and vinyl siding exterior; Crawl space foundation
• Exterior features: Privacy fencing; Shingle roof

Interior

• Kitchen: Kitchen on main level
• Bedrooms: Primary bedroom (Upper level); Bedroom 2 (Upper level); Bedroom 3 (Upper level); Bedroom 4 (Upper level)
• Flooring: Carpet; Wood
• Bathrooms: 2 full bathrooms; 1 half bathroom (total 2.5 bathrooms)
• Heating & cooling: Natural gas boiler heating; Window air conditioning units
• Interior features: Ceiling fans; Bay window in living room; Fireplace in family room; 9 total rooms
• Laundry & utility: Laundry on main level

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $322 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $225k).
• Recommended offer: $218k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.0% vs local median 2.8% in Maumee — 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 76/100 on livability (#221 in OH, #3,442 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment A-; Watch: amenities F, commute F, health & safety F.
• Anthony Wayne Local (suburban): math 77% / reading 81% proficiency, ranked #49 of 656 in OH (top 8%) — strong family-tenant draw, lease renewals of 3-5y typical; only 10% free/reduced lunch — higher-income household profile.
• Zoned schools: Waterville Primary School (math 85% / reading 83%, grade A+, #90 of 1,584 statewide, top 6%, 517 students, 10% FRL); Fallen Timbers Middle School (math 82% / reading 84%, grade A+, #29 of 654 statewide, top 5%, 647 students, 11% FRL); Anthony Wayne High School (math 56% / reading 79%, grade B, #136 of 781 statewide, top 17%, 1,324 students, 12% FRL) — zoned schools at 11% FRL track the district average.
• Market conditions: 61 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 415 units permitted in Lucas County in 2024 (122 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 $7k of value loss. Plan a longer hold.
• Lucas County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($218k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y 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.

Recommended offer $218,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.16% ✓
• Cap rate: 8.01%
• Cash-on-cash: 6.14%
• DSCR: 1.27
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $464,520
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5930 N River Rd	0.00mi	4/2.5	2,940 (0%)	1mo	$258,300	$88	99
5922 Little Turtle Trl	0.14mi	5/3.0 (+1)	2,864 (-3%)	18mo	$309,500	$108	68
25874 Cherbourg Ln	0.70mi	4/2.5	2,864 (-3%)	15mo	$550,000	$192	51
26101 Willowbend Rd	0.57mi	4/2.5	2,576 (-12%)	6mo	$408,000	$158	48

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: -6.8%
• Equity multiple: 0.75×
• Total profit: $-15,779
• Equity at exit: $33,548

10-year hold

• IRR: 2.9%
• Equity multiple: 1.21×
• Total profit: $13,301
• Equity at exit: $19,454

Cash invested: $63,000 (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 43566

• Home prices YoY: -26.9%
• Active inventory: 61
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $2,600 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$458 /mo · $5,495/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$546
• Net cashflow: $322

Break-even live

Break-even rent $2,192

Max offer price $225,000

Occupancy floor 83%

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15207 Sunset Maple Dr Perrysburg, OH	4.0	2.0	2096	$2,600	$1.24	20d	1	1.16mi

Listing history 8 events

1. 2026-05-01
   status Pending
2. 2026-03-25
   listed $225,000 Active
3. 2022-05-17
   historical
4. 2022-05-07
   price $299,900
5. 2022-04-22
   listed $320,000 Active
6. 2017-09-09
   historical
7. 2017-02-19
   listed $228,000
8. 2002-12-27
   soldstatus $196,000

ⓘ 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: $5,495 · $458/mo
• Projected year-2 tax: $5,495 · $458/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 · 16 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: $31,200
• − Mortgage interest: −$12,603
• − Property taxes: −$5,495
• − Insurance: −$1,125
• − Repairs & maintenance: −$2,496
• − Management: −$2,496
• − Depreciation: −$6,545
• Taxable income: $439
• Est. tax owed @ 24.0%: −$105
• After-tax cash flow: $3,763/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: Anthony Wayne Local
• NCES district ID: 3904820
• Math proficiency: 77% ▼ -9.00%
• Reading proficiency: 81% ▼ -6.00%
• Median HH income: $77,345
• Composite: 69.43/100
• National rank: #311
• State rank: #49 of 656 in OH

Livability — Maumee

• Score: 76/100
• State rank: #221
• US rank: #3442

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Lucas · 437,818 people
• City population: 30,111
• Metro: Toledo, OH
• Population (ZIP): 8,350
• Household income: $108,497
• Rent vs Own: 18.8% rent · 81.2% own
• Severe rent burden: 3.6

Population outlook (Lucas County) Hauer SSP2

• Today (2025): 420,751 people
• By 2030: 410,187 · -2.5%
• By 2040: 384,019 · -8.7%
• By 2050: 355,125 · -15.6%
• By 2075: 291,683 · -30.7%
• By 2100: 233,670 · -44.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 8% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Romanian 10% Lithuanian 4% Slovak 4%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 2% Other Asian/Pacific 1% German/W. Germanic 1%

Political lean MEDSL · Lucas

• 2024 margin: D (+12.6) · D 55.8% · R 43.2%
• 2008→2024 swing: -18.9pp toward R · 2008: 31.4pp · 2024: 12.6pp
• All cycles: 2024: D+12.6 2020: D+16.8 2016: D+17.4 2012: D+30.4 2008: D+31.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -78.89%
• Current HPI: 214.264
• Rent YoY: —
• Metro: —
• 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

+14.8% since first listed

8 events — show timeline

• 2026-05-01 Pending — NORIS
• 2026-03-25 Listed $225,000 NORIS
• 2022-05-17 Listing Removed — NORIS
• 2022-05-07 Price Changed $299,900 NORIS
• 2022-04-22 Listed $320,000 NORIS
• 2017-09-09 Listing Removed — NORIS
• 2017-02-19 Listed $228,000 NORIS
• 2002-12-27 Sold (Public Records) $196,000 Public Records

Property tax history

+3.0%/yr

Latest (2025): $5,495 · +4.5% YoY. Source: county tax records.