7519 Dorr St #205 · Toledo, OH 43615

$49,900

3 bd · 2.0 ba · 960 sqft · SingleFamily · 202 Days on market

Built 2026 Good condition $52/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 960 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 2026
• Listed 202 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 $667 ($8k/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 22.3% 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; 6 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 202 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 202 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: 2.57% ✓
• Cap rate: 22.34%
• Cash-on-cash: 57.32%
• DSCR: 3.55
• GRM: 3.2

CMA / ARV

• ARV (median comp): $115,423
• List price: $49,900
• Delta: -56.77%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1818 Raynor Dr	1.71mi	3/1.0	1,009 (+5%)	4mo	$174,000	$172	49
2521 Orchard Hills Blvd	1.90mi	3/1.5	1,040 (+8%)	0mo	$180,000	$173	49
247 Deigle Dr	1.73mi	2/1.0 (-1)	1,000 (+4%)	5mo	$112,500	$113	45
3335 Indian Oaks Ln	2.21mi	3/2.0	1,112 (+16%)	4mo	$257,000	$231	36
1625 Brooklynn Park E	1.80mi	2/2.0 (-1)	1,170 (+22%)	0mo	$185,000	$158	35
1633 Brooklynn Park	1.80mi	2/2.0 (-1)	1,118 (+16%)	2mo	$215,000	$192	34
6802 Woodmeadow Dr	1.98mi	2/2.0 (-1)	1,168 (+22%)	2mo	$178,000	$152	33
6804 Woodmeadow Dr	1.98mi	2/2.0 (-1)	1,168 (+22%)	3mo	$202,000	$173	33
1613 E Brooklynn Park	1.79mi	2/2.0 (-1)	1,170 (+22%)	4mo	$185,000	$158	32
1809 Birdie Dr	1.61mi	3/1.0	1,124 (+17%)	5mo	$167,900	$149	32
5874 Hill Ave	2.21mi	2/1.0 (-1)	682 (-29%)	1mo	$135,000	$198	30
216 Bonaparte Dr	1.72mi	2/1.0 (-1)	1,104 (+15%)	4mo	$146,000	$132	28

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: 55.3%
• Equity multiple: 3.43×
• Total profit: $33,913
• Equity at exit: $7,440

10-year hold

• IRR: 60.2%
• Equity multiple: 6.88×
• Total profit: $82,201
• 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: 31 active · 1 under contract
• Median asking: $49,900 ($50/sqft)
• Median days on market: 161 d
• This list price: 32% of active listings are priced below it
• ARV vs active asking: +141.0% 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: 3.2×

Monthly cashflow live

• Estimated rent: $1,281 high
• Mortgage (P&I): −$262
• Tax est. 1.5%: −$62 /mo · $748/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$269
• Net cashflow: $667

Break-even live

Break-even rent $437

Max offer price $49,900

Occupancy floor 43%

Sensitivity live

Price	-10% $702	-5% $685	+0% $667	+5% $650	+10% $633
Rent	-10% $566	-5% $617	+0% $667	+5% $718	+10% $769
Rate	-1.0pp $693	-0.5pp $680	base $667	+0.5pp $654	+1.0pp $641

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 6 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	0.64mi
2150 N McCord Rd Toledo, OH	1.0–2.0	1.0	765	$1,315	$1.72	0d	3	1.09mi
1800 N McCord Rd Toledo, OH	2.0	1.0	934	$938	$1.00	0d	1	1.12mi
6633 W Bancroft St Toledo, OH	1.0–3.0	1.0	941	$1,179	$1.25	0d	1	1.13mi
2130 Country Trace Pl Toledo, OH	2.0	1.0–2.0	917	$1,050	$1.14	0d	1	1.23mi
6535 Dorr St Toledo, OH	1.0–2.0	1.0–2.0	895	$1,000	$1.12	116d	1	1.24mi

Property features AI

Finance

• Other: Address: 7519 Dorr St #205, Toledo, OH 43615
• Financial info: List price reported as 44,900Plan name: CLAYTON ADRENALINE "A" - 4 Months Rent-Free Offer

Exterior

• Utilities: Natural gas heatingForced air heatingCooling available
• Home design: Spec inventory typeActive status
• Construction: Living area listed as 960
• Exterior features: Shake roof

Interior

• Kitchen: Dishwasher, microwave, refrigerator
• Bedrooms: 3 bedrooms
• Bathrooms: 2 bathrooms (total, full bathrooms)
• Heating & cooling: Natural gas forced-air heatingCooling system present (type listed as Other)
• Interior features: Includes dishwasher, microwave, and refrigerator

Listing history 50 events

1. 2026-09-23
   days on market $49,900 Active 202 DOM
2. 2026-09-22
   days on market $49,900 Active 201 DOM
3. 2026-09-21
   days on market $49,900 Active 200 DOM
4. 2026-09-20
   days on market $49,900 Active 199 DOM
5. 2026-09-19
   days on market $49,900 Active 198 DOM
6. 2026-09-18
   days on market $49,900 Active 197 DOM
7. 2026-09-17
   days on market $49,900 Active 196 DOM
8. 2026-09-16
   days on market $49,900 Active 195 DOM
9. 2026-09-15
   days on market $49,900 Active 194 DOM
10. 2026-09-14
    days on market $49,900 Active 193 DOM
11. 2026-09-13
    days on market $49,900 Active 192 DOM
12. 2026-09-12
    days on market $49,900 Active 191 DOM
13. 2026-09-11
    days on market $49,900 Active 190 DOM
14. 2026-09-05
    days on market $49,900 Active 184 DOM
15. 2026-09-04
    days on market $49,900 Active 183 DOM
16. 2026-09-03
    days on market $49,900 Active 182 DOM
17. 2026-08-31
    days on market $49,900 Active 179 DOM
18. 2026-08-30
    days on market $49,900 Active 178 DOM
19. 2026-08-29
    days on market $49,900 Active 177 DOM
20. 2026-08-28
    days on market $49,900 Active 176 DOM
21. 2026-08-27
    days on market $49,900 Active 175 DOM
22. 2026-08-26
    days on market $49,900 Active 174 DOM
23. 2026-08-25
    days on market $49,900 Active 173 DOM
24. 2026-08-24
    days on market $49,900 Active 172 DOM
25. 2026-08-23
    days on market $49,900 Active 171 DOM
26. 2026-08-22
    days on market $49,900 Active 170 DOM
27. 2026-08-21
    days on market $49,900 Active 169 DOM
28. 2026-08-20
    days on market $49,900 Active 168 DOM
29. 2026-08-19
    days on market $49,900 Active 167 DOM
30. 2026-08-18
    days on market $49,900 Active 166 DOM
31. 2026-08-17
    days on market $49,900 Active 165 DOM
32. 2026-08-16
    days on market $49,900 Active 164 DOM
33. 2026-08-15
    days on market $49,900 Active 163 DOM
34. 2026-08-15
    days on market $49,900 Active 162 DOM
35. 2026-08-13
    days on market $49,900 Active 161 DOM
36. 2026-08-12
    days on market $49,900 Active 160 DOM
37. 2026-08-11
    days on market $49,900 Active 159 DOM
38. 2026-08-10
    days on market $49,900 Active 158 DOM
39. 2026-08-09
    days on market $49,900 Active 157 DOM
40. 2026-08-08
    days on market $49,900 Active 156 DOM
41. 2026-08-07
    days on market $49,900 Active 155 DOM
42. 2026-08-06
    days on market $49,900 Active 154 DOM
43. 2026-08-05
    days on market $49,900 Active 153 DOM
44. 2026-08-04
    days on market $49,900 Active 152 DOM
45. 2026-08-03
    days on market $49,900 Active 151 DOM
46. 2026-07-31
    days on market $49,900 Active 148 DOM
47. 2026-07-30
    days on market $49,900 Active 147 DOM
48. 2026-07-29
    days on market $49,900 Active 146 DOM
49. 2026-07-27
    days on market $49,900 Active 144 DOM
50. 2026-07-25
    days on market $49,900 Active 142 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: $15,376
• − Mortgage interest: −$2,795
• − Property taxes: −$748
• − Insurance: −$250
• − Repairs & maintenance: −$1,230
• − Management: −$1,230
• − Depreciation: −$1,452
• Taxable income: $7,671
• Est. tax owed @ 24.0%: −$1,841
• After-tax cash flow: $6,168/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 3 bedrooms, 2 bathrooms, and 960 sq. ft. of stylish living space. The home is in good condition with modern finishes and an open layout, making it an ideal fit for families looking for space, quality, and a great community setting.

Value-add opportunities

• Both Painting the exterior siding — Enhances curb appeal and value ↑
• Both Updating the flooring in the bathrooms — Modernizes the space and adds value ↑
• Both Upgrading the kitchen appliances — Modernizes the kitchen and adds value ↑

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

• Other: Address: 7519 Dorr St #205, Toledo, OH 43615
• Financial info: List price reported as 44,900Plan name: CLAYTON ADRENALINE "A" - 4 Months Rent-Free Offer

Exterior

• Utilities: Natural gas heatingForced air heatingCooling available
• Home design: Spec inventory typeActive status
• Construction: Living area listed as 960
• Exterior features: Shake roof

Interior

• Kitchen: Dishwasher, microwave, refrigerator
• Bedrooms: 3 bedrooms
• Bathrooms: 2 bathrooms (total, full bathrooms)
• Heating & cooling: Natural gas forced-air heatingCooling system present (type listed as Other)
• Interior features: Includes dishwasher, microwave, and refrigerator