19 Olde Orchard Dr · Perrysburg, OH 43551

$220,000

2 bd · 1.5 ba · 1,488 sqft · Condo public records · 45 Days on market

Built 1976 $148/sqft · 15% above area Est $238k · 7% under $250/mo HOA · 14% of rent

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Why this score? — see what drove the D 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).

• ARV discount +10.8/15.0
• Schools +7.1/10.0
• Cash flow +6.9/30.0
• Livability +4.5/5.0
• Rent growth +4.3/5.0
• 1% rule +3.1/10.0
• Condition / age +2.5/5.0
• DSCR +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover modern comfort and quiet convenience in this beautiful end-unit townhouse located in the desirable Three Meadows neighborhood. The main level welcomes you with newer luxury waterproof vinyl flooring and the convenience of a main-floor laundry room, while the upper level features three spacious bedrooms with newer carpeting throughout. You'll love the updated kitchen with newer appliances and the peace of mind that comes with a newer roof, garage door and opener, and matching key door locks. Step outside to your private courtyard, which offers direct access to the garage for effortless coming and going. Best of all, the HOA is scheduled to replace the siding this summer, ensuring the exterior stays as fresh and well-maintained as the interior.

Key facts

• $250 HOA
• Garage
• Built 1976

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $220k.

Deal economics

• At list price, monthly cash flow is $-332 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $161k (26.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $179k (18.7% below list).
• Recommended offer: $161k (26.7% below list) — sets the bar for cash-flow.
• Cap rate 4.5% vs local median 2.3% in Perrysburg — 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 91/100 on livability (#6 in OH, #52 nationally) — a professional / high-income tenant draw. Strengths: schools A+, crime A+, amenities A+; Watch: commute F.
• Perrysburg Exempted Village (suburban): math 79% / reading 83% proficiency, ranked #41 of 656 in OH (top 6%) — strong family-tenant draw, lease renewals of 3-5y typical; only 8% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising fast (+7.3%/yr); 235 active listings in the ZIP; 10 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 $2k of loan paydown is wiped out by about $7k 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

• It's been on market 45 days — a 3% lower offer ($213k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 18y 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 $140k; list at $220k implies a 57% gain — meaningful room to come down on a strong offer.

Recommended offer $161,325 (26.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 27% concession, seller financing, or rate buy-down credit?
3. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.81% ✗
• Cap rate: 4.48%
• Cash-on-cash: -6.47%
• DSCR: 0.71
• GRM: 10.2

CMA / ARV

• ARV (median comp): $237,675
• List price: $220,000
• Delta: -7.44%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 7.34% rent growth · sell at horizon

5-year hold

• IRR: -21.9%
• Equity multiple: 0.21×
• Total profit: $-48,487
• Equity at exit: $32,803

10-year hold

• IRR: -6.8%
• Equity multiple: 0.48×
• Total profit: $-32,199
• Equity at exit: $19,022

Cash invested: $61,600 (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: 10.2×

Monthly cashflow live

• Estimated rent: $1,789 high
• Mortgage (P&I): −$1,154
• Tax from tax record: −$250 /mo · $2,998/yr
• Insurance: −$92
• HOA: −$250
• Vacancy / Maint / Mgmt: −$376
• Net cashflow: $-332

Break-even live

Break-even rent $2,209

Max offer price $161,325

Occupancy floor —

Sensitivity live

Price	-10% $-208	-5% $-270	+0% $-332	+5% $-394	+10% $-457
Rent	-10% $-473	-5% $-403	+0% $-332	+5% $-261	+10% $-191
Rate	-1.0pp $-221	-0.5pp $-276	base $-332	+0.5pp $-389	+1.0pp $-447

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
27661 Simmons Rd Perrysburg, OH	2.0	2.0	1162	$1,850	$1.59	15d	1	0.48mi
870 E Boundary St Perrysburg, OH	3.0	2.0	1721	$2,000	$1.16	44d	1	0.65mi
436 E 5th St Perrysburg, OH	3.0	1.0	1175	$1,700	$1.45	44d	1	0.99mi
26741 Lakevue Dr Perrysburg, OH	1.0–3.0	1.0–1.5	940	$1,722	$1.83	15d	1	1.02mi
26797 Carronade Dr Perrysburg, OH	1.0–3.0	1.0–2.0	1099	$1,668	$1.52	15d	18	1.03mi
26800 Carronade Dr Perrysburg, OH	1.0–3.0	1.0–3.0	1321	$2,135	$1.62	15d	30	1.06mi
10477 Mandell Rd Perrysburg, OH	3.0	2.0	1472	$1,695	$1.15	44d	1	1.08mi
26555 Carronade Dr Perrysburg, OH	2.0–3.0	2.0–2.5	1440	$2,045	$1.42	15d	6	1.09mi
10105 Woodmont Way Perrysburg, OH	2.0	1.0	982	$1,375	$1.40	15d	1	1.14mi
26800 Woodmont Dr Perrysburg, OH	2.0	2.0	1294	$1,958	$1.51	15d	5	1.27mi

HOA detail condo

• Monthly dues: $250 · $3,000/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-06-05
   statusdays on market $220,000 Pending 45 DOM
2. 2026-06-03
   days on market $220,000 Active 44 DOM
3. 2026-06-02
   days on market $220,000 Active 43 DOM
4. 2026-06-01
   days on market $220,000 Active 42 DOM
5. 2026-05-31
   days on market $220,000 Active 41 DOM
6. 2026-05-30
   days on market $220,000 Active 40 DOM
7. 2026-04-20
   listed $220,000 Active 761-char remark

   Show marketing remark (761 chars)

   Discover modern comfort and quiet convenience in this beautiful end-unit townhouse located in the desirable Three Meadows neighborhood. The main level welcomes you with newer luxury waterproof vinyl flooring and the convenience of a main-floor laundry room, while the upper level features three spacious bedrooms with newer carpeting throughout. You'll love the updated kitchen with newer appliances and the peace of mind that comes with a newer roof, garage door and opener, and matching key door locks. Step outside to your private courtyard, which offers direct access to the garage for effortless coming and going. Best of all, the HOA is scheduled to replace the siding this summer, ensuring the exterior stays as fresh and well-maintained as the interior.

8. 2026-04-06
   historical $220,000 761-char remark

   Show marketing remark (761 chars)

   Discover modern comfort and quiet convenience in this beautiful end-unit townhouse located in the desirable Three Meadows neighborhood. The main level welcomes you with newer luxury waterproof vinyl flooring and the convenience of a main-floor laundry room, while the upper level features three spacious bedrooms with newer carpeting throughout. You'll love the updated kitchen with newer appliances and the peace of mind that comes with a newer roof, garage door and opener, and matching key door locks. Step outside to your private courtyard, which offers direct access to the garage for effortless coming and going. Best of all, the HOA is scheduled to replace the siding this summer, ensuring the exterior stays as fresh and well-maintained as the interior.

9. 2025-10-14
   price $140,000 442-char remark

   Show marketing remark (442 chars)

   Ready to move in end unit townhouse with newer kitchen and laminate floors in dining room and one bedroom. This unique unit has 3 bedrooms and neutral decor. Newer kitchen w/cabinets and appliances. Private courtyard leads to garage. Newer sliding door, vanities, lighting...so much to see and all at a great price for Perrysburg schools. Addt'l $100 per month for special assessment for remainder. Three Meadows annual association fee $43.75

10. 2025-10-13
    price $74,500
11. 2020-07-15
    soldstatus $140,000 442-char remark

    Show marketing remark (442 chars)

    Ready to move in end unit townhouse with newer kitchen and laminate floors in dining room and one bedroom. This unique unit has 3 bedrooms and neutral decor. Newer kitchen w/cabinets and appliances. Private courtyard leads to garage. Newer sliding door, vanities, lighting...so much to see and all at a great price for Perrysburg schools. Addt'l $100 per month for special assessment for remainder. Three Meadows annual association fee $43.75

12. 2020-01-26
    listed $143,500 442-char remark

    Show marketing remark (442 chars)

    Ready to move in end unit townhouse with newer kitchen and laminate floors in dining room and one bedroom. This unique unit has 3 bedrooms and neutral decor. Newer kitchen w/cabinets and appliances. Private courtyard leads to garage. Newer sliding door, vanities, lighting...so much to see and all at a great price for Perrysburg schools. Addt'l $100 per month for special assessment for remainder. Three Meadows annual association fee $43.75

13. 2020-01-22
    historical
14. 2019-07-22
    listed $165,000
15. 2010-03-26
    soldstatus $74,500
16. 2010-03-02
    soldstatus $70,000
17. 2009-11-05
    listed $77,500
18. 2008-11-17
    historical
19. 2008-07-18
    listed $119,900
20. 2004-05-14
    soldstatus $123,900

ⓘ 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: $2,998 · $250/mo
• Projected year-2 tax: $3,215 · $268/mo
• Expected delta: +$217/yr (+$18/mo · 7.2%)

ⓘ 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 ≥100°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: $21,465
• − Mortgage interest: −$12,323
• − Property taxes: −$2,998
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,717
• − Management: −$1,717
• − HOA: −$3,000
• − Depreciation: −$6,400
• Taxable loss: −$7,791
• Est. tax savings @ 24.0%: +$1,870
• After-tax cash flow: $-2,116/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: Perrysburg Exempted Village
• NCES district ID: 3904558
• Math proficiency: 79% ▼ -8.00%
• Reading proficiency: 83% ▼ -4.00%
• Median HH income: $76,626
• Composite: 71.03/100
• National rank: #242
• State rank: #41 of 656 in OH

Livability — Perrysburg

• Score: 91/100
• State rank: #6
• US rank: #52

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Perrysburg, OH
• County: Wood County · 75,163 people
• City population: 43,770
• 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

Price history

+77.6% since first listed

14 events — show timeline

• 2026-04-20 Listed $220,000 NORIS
• 2026-04-06 Coming Soon $220,000 NORIS
• 2025-10-14 Price Changed $140,000 NORIS
• 2025-10-13 Price Changed $74,500 NORIS
• 2020-07-15 Sold (MLS) $140,000 NORIS
• 2020-01-26 Listed $143,500 NORIS
• 2020-01-22 Listing Removed — NORIS
• 2019-07-22 Listed $165,000 NORIS
• 2010-03-26 Sold (MLS) $74,500 NORIS
• 2010-03-02 Sold (Public Records) $70,000 Public Records
• 2009-11-05 Listed $77,500 NORIS
• 2008-11-17 Listing Removed — NORIS
• 2008-07-18 Listed $119,900 NORIS
• 2004-05-14 Sold (Public Records) $123,900 Public Records

Property tax history

+5.0%/yr

Latest (2025): $2,998 · +13.9% YoY. Source: county tax records.