7519 Dorr St #82 · Toledo, OH 43615

$49,900

3 bd · 2.0 ba · 1,012 sqft · SingleFamily · 395 Days on market

Built 2023 Good condition $49/sqft · 57% below area

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.9/10.0
• Condition / age +4.0/5.0
• Livability +3.3/5.0
• Rent growth +3.1/5.0
• Appreciation +0.0/10.0

Listing remarks

Now available in Royal Village, Toledo, Ohio! This move-in ready manufactured home features 3 bedrooms, 2 bathrooms, and 1,012 sq. ft. of stylish living space. Built by Clayton (Adrenaline model), it offers an open layout, modern finishes, and a comfortable design ideal for everyday living. From a sparkling pool to pet-friendly areas and helpful conveniences, Royal Village delivers a safe, comfortable lifestyle for everyone. A perfect fit for families looking for space, quality, and a great community setting.

Key facts

• Built 2023
• Listed 395 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $50k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $725 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $44k (12.0% below list) — sets the bar for market timing.
• Cap rate 23.7% vs local median 6.9% in Toledo — 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 66/100 on livability (#645 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities C-, crime F, commute F.
• Springfield Local (suburban): math 47% / reading 57% proficiency, ranked #404 of 656 in OH (top 62%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Springfield Middle School (math 44% / reading 53%, grade C-, #435 of 654 statewide, top 67%, 744 students, 81% FRL); Springfield High School (math 40% / reading 60%, grade D+, #384 of 781 statewide, top 49%, 922 students, 48% FRL).
• Market conditions: Rents rising (+2.6%/yr); 234 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 0d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $345 of loan paydown is wiped out by about $1k 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.
• At projected returns (-3.0% appreciation + 2.6% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 395 days — a 12% lower offer ($44k) is reasonable based on typical stale-listing flexibility.

Recommended offer $43,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 395 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. 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.
7. 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.
8. 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: 2.72% ✓
• Cap rate: 23.74%
• Cash-on-cash: 62.31%
• DSCR: 3.77
• GRM: 3.1

CMA / ARV

• ARV (median comp): $115,467
• List price: $49,900
• Delta: -56.78%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1145 Joyce Ln	1.38mi	3/1.0	1,008 (-0%)	19mo	$160,000	$159	45
6820 Cloister Ct	1.02mi	2/2.0 (-1)	1,220 (+21%)	8mo	$240,000	$197	28
2504 Centennial Rd	1.41mi	2/1.0 (-1)	938 (-7%)	21mo	$150,500	$160	27
2617 Shetland Rd	1.23mi	3/1.0	1,152 (+14%)	14mo	$262,000	$227	26
8060 W Bancroft St	1.01mi	3/1.0	1,248 (+23%)	26mo	$195,000	$156	16
7856 W Bancroft St	0.81mi	2/1.0 (-1)	1,230 (+22%)	28mo	$110,000	$89	11

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 · 2.59% rent growth · sell at horizon

5-year hold

• IRR: 60.8%
• Equity multiple: 3.69×
• Total profit: $37,582
• Equity at exit: $7,440

10-year hold

• IRR: 65.3%
• Equity multiple: 7.44×
• Total profit: $90,038
• Equity at exit: $4,314

Cash invested: $13,972 (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 →

Active competition Active MLS

• For sale now: 33 active · 2 under contract
• Median asking: $49,900 ($50/sqft)
• Median days on market: 161 d
• This list price: 36% of active listings are priced below it
• ARV vs active asking: +128.7% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 43615

• Home prices YoY: -31.9%
• Rents YoY: 2.6%
• Active inventory: 234
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $1,355 high
• Mortgage (P&I): −$262
• Tax est. 1.5%: −$62 /mo · $748/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $725

Break-even live

Break-even rent $437

Max offer price $49,900

Occupancy floor 41%

Sensitivity live

Price	-10% $760	-5% $743	+0% $725	+5% $708	+10% $691
Rent	-10% $618	-5% $672	+0% $725	+5% $779	+10% $832
Rate	-1.0pp $751	-0.5pp $738	base $725	+0.5pp $713	+1.0pp $699

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: $12,475
• Closing costs: $1,497
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1210 Country View Pl Toledo, OH	2.0	1.0–2.0	966	$1,130	$1.17	0d	1	0.59mi
6951 W Bancroft St Toledo, OH	2.0	2.0	1150	$1,731	$1.51	0d	1	0.79mi
2150 N McCord Rd Toledo, OH	1.0–2.0	1.0	765	$1,315	$1.72	0d	3	1.04mi
1800 N McCord Rd Toledo, OH	2.0	1.0	934	$938	$1.00	0d	1	1.07mi
6633 W Bancroft St Toledo, OH	1.0–3.0	1.0	941	$1,179	$1.25	0d	1	1.08mi
2130 Country Trace Pl Toledo, OH	2.0	1.0–2.0	917	$1,050	$1.14	0d	1	1.18mi
6535 Dorr St Toledo, OH	1.0–2.0	1.0–2.0	895	$1,000	$1.12	116d	1	1.19mi

Property features AI

Finance

• Financial info: List price $44,900New construction inventory type: SpecPlan name: CLAYTON ADRENALINE “A” - 4 Months Rent-Free Offer

Exterior

• Utilities: Natural gasElectric powerPublic sewer/water (not specified)
• Home design: Living area of 1012
• Exterior features: Shake roof

Interior

• Kitchen: DishwasherDisposalMicrowaveRefrigerator
• Bedrooms: 3 bedrooms
• Bathrooms: 2 bathrooms
• Heating & cooling: Natural gas forced-air heatingCentral air conditioning
• Interior features: DishwasherDisposalMicrowaveRefrigerator
• Laundry & utility: WasherDryer

Listing history 50 events

1. 2026-09-23
   days on market $49,900 Active 395 DOM
2. 2026-09-22
   days on market $49,900 Active 394 DOM
3. 2026-09-21
   days on market $49,900 Active 393 DOM
4. 2026-09-20
   days on market $49,900 Active 392 DOM
5. 2026-09-19
   days on market $49,900 Active 391 DOM
6. 2026-09-18
   days on market $49,900 Active 390 DOM
7. 2026-09-17
   days on market $49,900 Active 389 DOM
8. 2026-09-16
   days on market $49,900 Active 388 DOM
9. 2026-09-15
   days on market $49,900 Active 387 DOM
10. 2026-09-14
    days on market $49,900 Active 386 DOM
11. 2026-09-13
    days on market $49,900 Active 385 DOM
12. 2026-09-12
    days on market $49,900 Active 384 DOM
13. 2026-09-11
    days on market $49,900 Active 383 DOM
14. 2026-09-05
    days on market $49,900 Active 377 DOM
15. 2026-09-04
    days on market $49,900 Active 376 DOM
16. 2026-09-03
    days on market $49,900 Active 375 DOM
17. 2026-08-31
    days on market $49,900 Active 372 DOM
18. 2026-08-30
    days on market $49,900 Active 371 DOM
19. 2026-08-29
    days on market $49,900 Active 370 DOM
20. 2026-08-28
    days on market $49,900 Active 369 DOM
21. 2026-08-27
    days on market $49,900 Active 368 DOM
22. 2026-08-26
    days on market $49,900 Active 367 DOM
23. 2026-08-25
    days on market $49,900 Active 366 DOM
24. 2026-08-24
    days on market $49,900 Active 365 DOM
25. 2026-08-23
    days on market $49,900 Active 364 DOM
26. 2026-08-22
    days on market $49,900 Active 363 DOM
27. 2026-08-21
    days on market $49,900 Active 362 DOM
28. 2026-08-20
    days on market $49,900 Active 361 DOM
29. 2026-08-19
    days on market $49,900 Active 360 DOM
30. 2026-08-18
    days on market $49,900 Active 359 DOM
31. 2026-08-17
    days on market $49,900 Active 358 DOM
32. 2026-08-16
    days on market $49,900 Active 357 DOM
33. 2026-08-15
    days on market $49,900 Active 356 DOM
34. 2026-08-15
    days on market $49,900 Active 355 DOM
35. 2026-08-13
    days on market $49,900 Active 354 DOM
36. 2026-08-12
    days on market $49,900 Active 353 DOM
37. 2026-08-11
    days on market $49,900 Active 352 DOM
38. 2026-08-10
    days on market $49,900 Active 351 DOM
39. 2026-08-09
    days on market $49,900 Active 350 DOM
40. 2026-08-08
    days on market $49,900 Active 349 DOM
41. 2026-08-07
    days on market $49,900 Active 348 DOM
42. 2026-08-06
    days on market $49,900 Active 347 DOM
43. 2026-08-05
    days on market $49,900 Active 346 DOM
44. 2026-08-04
    days on market $49,900 Active 345 DOM
45. 2026-08-03
    days on market $49,900 Active 344 DOM
46. 2026-07-31
    days on market $49,900 Active 341 DOM
47. 2026-07-30
    days on market $49,900 Active 340 DOM
48. 2026-07-29
    days on market $49,900 Active 339 DOM
49. 2026-07-27
    days on market $49,900 Active 337 DOM
50. 2026-07-25
    days on market $49,900 Active 335 DOM

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 20% 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,258
• − Mortgage interest: −$2,795
• − Property taxes: −$748
• − Insurance: −$250
• − Repairs & maintenance: −$1,301
• − Management: −$1,301
• − Depreciation: −$1,452
• Taxable income: $8,412
• Est. tax owed @ 24.0%: −$2,019
• After-tax cash flow: $6,687/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 · 9 photos

Good 80/100 None rehab

This move-in ready manufactured home in Royal Village, Toledo, Ohio, features modern finishes and an open layout, making it ideal for everyday living and a great community setting.

Components & finishes AI

Appliances black

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value ↑
• Both Replace carpet in bedrooms — Fresh carpet improves comfort and aesthetics ↑
• Both Install smart home devices — Enhances convenience and marketability ↑

F Composite school gradezoned avg 48/100

Zoned Schools

Elementary Dorr Street Elementary School D- OH #942/1,584 Nat'l #14,504/41,679 Middle Springfield Middle School C- OH #435/654 Nat'l #3,846/14,009 High Springfield High School D+ OH #384/781 Nat'l #5,448/17,239

Schools (NCES district)

• District: Springfield Local
• NCES district ID: 3904822
• Math proficiency: 47% ▼ -17.00%
• Reading proficiency: 57% ▼ -11.00%
• Median HH income: $54,807
• Composite: 44.87/100
• National rank: #2719
• State rank: #404 of 656 in OH

C Composite livability gradescore 66/100

Livability — Toledo

• Score: 66/100
• State rank: #645
• US rank: #11442

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Lucas County · 420,751 people
• City population: 280,811
• Metro: Toledo, OH
• Population (ZIP): 40,146
• Household income: $57,713
• Rent vs Own: 46.0% rent · 54.0% own
• Severe rent burden: 9% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (62%)
• Race & ethnicity: White 62% Black 26% Two or more races 6% Hispanic / Latino 4% Asian 3%
• Common ancestry: Romanian 7% Lithuanian 3% Slovak 2%
• Foreign-born: 5% · China, Canada
• Languages at home: 93% English-only · Arabic 2% Spanish 1% Chinese 1%

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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: ▼ -96.44%
• Current HPI: 205.95
• Rent YoY: ▲ 2.59%
• Metro: Toledo, OH
• State GDP YoY: ▲ 1.98%
• F500 in state: 48

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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

Property features AI

Finance

• Financial info: List price $44,900New construction inventory type: SpecPlan name: CLAYTON ADRENALINE “A” - 4 Months Rent-Free Offer

Exterior

• Utilities: Natural gasElectric powerPublic sewer/water (not specified)
• Home design: Living area of 1012
• Exterior features: Shake roof

Interior

• Kitchen: DishwasherDisposalMicrowaveRefrigerator
• Bedrooms: 3 bedrooms
• Bathrooms: 2 bathrooms
• Heating & cooling: Natural gas forced-air heatingCentral air conditioning
• Interior features: DishwasherDisposalMicrowaveRefrigerator
• Laundry & utility: WasherDryer