27484 Oregon Rd #197 · Rossford, OH 43551

$175,500

4 bd · 2.0 ba · 1,707 sqft · Manufactured · 209 Days on market

Built 2025 Good condition 5,216 sqft lot $103/sqft · 192% above 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 +26.1/30.0
• DSCR +8.8/10.0
• ARV discount +7.5/15.0
• 1% rule +6.9/10.0
• 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 MLS

Beautiful 4 bedroom 2 full bath home, family room and living room, walk-through pantry, island kitchen and ceramic tile walk-in shower. Don't wait, secure your new home today! Want to own but no down payment ask us about lease option.

Key facts

• Island kitchen
• Walk-through pantry
• 5,216 sq ft lot

Tags

• WALK-THROUGH PANTRY
• ISLAND KITCHEN
• CERAMIC TILE WALK-IN SHOWER

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $176k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $443 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $176k).
• Recommended offer: $154k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.3% 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; 2 comparable units currently listed for rent nearby; 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 ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 209 days — a 12% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $154,440 (12.0% below list)

Questions for the listing agent

1. It's been on market 209 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 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?
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: 1.19% ✓
• Cap rate: 9.32%
• Cash-on-cash: 10.81%
• DSCR: 1.48
• GRM: 7.0

CMA / ARV

• ARV (median comp): $60,000
• List price: $175,500
• Delta: 192.50%
• Verdict: OVERPRICED
• Comps: 3 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	0.12mi	3/2.0 (-1)	1,800 (+5%)	1mo	$60,000	$33	80
27484 Oregon Rd #12	0.00mi	3/— (-1)	1,836 (+8%)	8mo	$70,000	$38	76

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: 4.7%
• Equity multiple: 1.19×
• Total profit: $9,344
• Equity at exit: $26,168

10-year hold

• IRR: 17.8%
• Equity multiple: 2.78×
• Total profit: $87,448
• Equity at exit: $15,174

Cash invested: $49,140 (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: 7.0×

Monthly cashflow live

• Estimated rent: $2,096 medium
• Mortgage (P&I): −$920
• Tax est. 1.5%: −$219 /mo · $2,632/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$440
• Net cashflow: $443

Break-even live

Break-even rent $1,535

Max offer price $175,500

Occupancy floor 74%

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: $43,875
• Closing costs: $5,265
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
27484 Oregon Rd Perrysburg, OH	3.0	2.0	1568	$1,825	$1.16	13d	1	0.11mi
28776 Starbright Blvd Perrysburg, OH	3.0	1.5	1242	$1,500	$1.21	23d	1	1.36mi

Listing history 19 events

1. 2026-06-18
   days on market $175,500 Active 209 DOM
2. 2026-06-17
   days on market $175,500 Active 208 DOM
3. 2026-06-16
   days on market $175,500 Active 207 DOM
4. 2026-06-15
   days on market $175,500 Active 206 DOM
5. 2026-06-14
   days on market $175,500 Active 204 DOM
6. 2026-06-13
   days on market $175,500 Active 203 DOM
7. 2026-06-10
   days on market $175,500 Active 201 DOM
8. 2026-06-09
   days on market $175,500 Active 200 DOM
9. 2026-06-08
   days on market $175,500 Active 199 DOM
10. 2026-06-07
    days on market $175,500 Active 198 DOM
11. 2026-06-03
    days on market $175,500 Active 194 DOM
12. 2026-06-02
    days on market $175,500 Active 193 DOM
13. 2026-06-01
    days on market $175,500 Active 192 DOM
14. 2026-05-31
    days on market $175,500 Active 191 DOM
15. 2026-05-30
    days on market $175,500 Active 190 DOM
16. 2025-12-13
    price $175,500 234-char remark

    Show marketing remark (234 chars)

    Beautiful 4 bedroom 2 full bath home, family room and living room, walk-through pantry, island kitchen and ceramic tile walk-in shower. Don't wait, secure your new home today! Want to own but no down payment ask us about lease option.

17. 2025-12-12
    price $175,500 234-char remark

    Show marketing remark (234 chars)

    Beautiful 4 bedroom 2 full bath home, family room and living room, walk-through pantry, island kitchen and ceramic tile walk-in shower. Don't wait, secure your new home today! Want to own but no down payment ask us about lease option.

18. 2025-11-21
    listed $173,500 Active 234-char remark

    Show marketing remark (234 chars)

    Beautiful 4 bedroom 2 full bath home, family room and living room, walk-through pantry, island kitchen and ceramic tile walk-in shower. Don't wait, secure your new home today! Want to own but no down payment ask us about lease option.

19. 2025-07-24
    listed $173,500 Active 234-char remark

    Show marketing remark (234 chars)

    Beautiful 4 bedroom 2 full bath home, family room and living room, walk-through pantry, island kitchen and ceramic tile walk-in shower. Don't wait, secure your new home today! Want to own but no down payment ask us about lease option.

ⓘ 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: $25,149
• − Mortgage interest: −$9,831
• − Property taxes: −$2,632
• − Insurance: −$878
• − Repairs & maintenance: −$2,012
• − Management: −$2,012
• − Depreciation: −$5,105
• Taxable income: $2,679
• Est. tax owed @ 24.0%: −$643
• After-tax cash flow: $4,670/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 · 12 photos

Good 80/100 None rehab

This move-in-ready manufactured home features a well-maintained interior with good condition throughout. Minor updates to paint and flooring would significantly enhance its value.

Value-add opportunities

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Replace carpet with hardwood flooring — Hardwood flooring is more durable and adds value
• Both Install smart home devices — Smart home devices improve convenience and energy efficiency

Renovation cost estimate screening

Value-add ROI direction

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replace carpet with hardwood flooring — Hardwood flooring is more durable and adds value ↑
• Both Install smart home devices — Smart home devices improve convenience and energy efficiency ↑

ⓘ 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

Price history

+1.2% since first listed

4 events — show timeline

• 2025-12-13 Price Changed $175,500 Zillow
• 2025-12-12 Price Changed $175,500 NORIS
• 2025-11-21 Listed $173,500 NORIS
• 2025-07-24 Listed $173,500 Zillow