6538 Woodhall Dr #4 · Sylvania, OH 43560

$139,888

2 bd · 1.0 ba · 1,134 sqft · Condo · 39 Days on market

Built 1971 Good condition $277/mo HOA · 17% of rent

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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 +16.5/30.0
• ARV discount +7.5/15.0
• 1% rule +7.0/10.0
• Schools +5.9/10.0
• DSCR +5.1/10.0
• Livability +4.4/5.0
• Condition / age +3.8/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Neat and Clean!! This move in ready main level condo with 2 ample size bedrooms in Sylvania. Nice screened in porch off the living room with sliding doors. Kitchen withe ceramic tile flooring and backsplash includes the refrigerator, range/oven, microwave and dishwasher. New windows in both bedrooms. Nice size bathroom with tile flooring tub/shower. This unit has a large secure basement for additional storage. There is also plenty of closet space and large pantry. Condo fees include snow removal, hazard insurance, exterior maintenance and landscaping with access to pool and tennis court. 1 car garage with another assigned space. Another plus is washer/dryer in unit. Great location within m

Key facts

• Screened in porch
• Large pantry
• New windows

Tags

• SCREENED IN PORCH
• CERAMIC TILE FLOORING
• NEW WINDOWS
• LARGE SECURE BASEMENT
• PLENTY OF CLOSET SPACE
• LARGE PANTRY

Property features AI

Finance

• Other: Lives in the Stonehenge subdivision, Lucas County
• HOA & community: Community association with monthly fee; Association amenities include tennis courts and pool; Association fee covers grounds maintenance, water, snow removal and lawn care

Exterior

• Parking: Assigned parking; Detached garage (1 garage space); On-street parking (2 total parking spaces)
• Security: Smoke detectors; Security lights
• Utilities: Cable connected; Electricity connected (100 Amp service); Natural gas connected; Public water; Public sewer; Internet and WiFi available
• Home design: Residential condominium; Detached (no common walls); One story
• Construction: Brick, wood siding and other exterior materials; Block foundation; Shingle roof; Built per public records
• Exterior features: Screened patio; In-ground fenced pool; Curbs and sidewalks (community)

Interior

• Kitchen: Dishwasher; Refrigerator; Pantry
• Bedrooms: Primary bedroom on main level (approx. 18 x 12)
• Flooring: Carpet; Ceramic tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Dual closets; Pantry; Storage; Window coverings; Sliding doors; Sump pump; 7 total rooms
• Laundry & utility: Electric dryer hookup; Main level laundry access; Basement laundry access; Laundry located inside

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $140k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $81 ($974/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $136k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.0% vs local median 2.8% in Sylvania — 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 88/100 on livability (#18 in OH, #191 nationally) — a professional / high-income tenant draw. Strengths: crime A+, employment A+, cost of living A+; Watch: amenities C-, commute F.
• Sylvania Schools (suburban): math 63% / reading 71% proficiency, ranked #157 of 656 in OH (top 24%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 18% free/reduced lunch — higher-income household profile.
• Zoned schools: Sylvan Elementary School (math 67% / reading 82%, grade A, #272 of 1,584 statewide, top 19%, 411 students, 21% FRL); Sylvania Southview High School (math 53% / reading 74%, grade B-, #196 of 781 statewide, top 25%, 1,107 students, 22% FRL) — zoned schools at 22% FRL track the district average.
• Market conditions: 195 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $967 of loan paydown is wiped out by about $4k 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 39 days — a 3% lower offer ($136k) is reasonable based on typical stale-listing flexibility.

Recommended offer $135,691 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 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 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.20% ✓
• Cap rate: 6.99%
• Cash-on-cash: 2.49%
• DSCR: 1.11
• GRM: 7.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -12.2%
• Equity multiple: 0.56×
• Total profit: $-17,305
• Equity at exit: $20,858

10-year hold

• IRR: -2.9%
• Equity multiple: 0.81×
• Total profit: $-7,620
• Equity at exit: $12,095

Cash invested: $39,169 (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 43560

• Home prices YoY: -31.7%
• Active inventory: 195
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,677 high
• Mortgage (P&I): −$734
• Tax est. 1.5%: −$175 /mo · $2,098/yr
• Insurance: −$58
• HOA: −$277
• Vacancy / Maint / Mgmt: −$352
• Net cashflow: $81

Break-even live

Break-even rent $1,574

Max offer price $139,888

Occupancy floor 90%

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: $34,972
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6537 Woodhall Dr Sylvania, OH	2.0	2.0	1036	$1,300	$1.25	43d	1	0.07mi
4056 N McCord Rd Sylvania, OH	2.0	2.5	1450	$2,350	$1.62	13d	1	0.17mi
6718 Worth Ave Unit 6720 Sylvania, OH	2.0	2.0	1400	$1,495	$1.07	23d	1	0.22mi
4411 N McCord Rd Sylvania, OH	2.0	2.0	1238	$2,000	$1.62	13d	1	0.36mi
4615 N Holland Sylvania Rd Toledo, OH	1.0	1.0	828	$1,124	$1.36	43d	1	0.64mi
4312 N Holland Sylvania Rd Toledo, OH	1.0–2.0	1.0–2.0	950	$1,399	$1.47	43d	1	0.71mi
4994 Main St Sylvania, OH	2.0	1.0	1110	$1,150	$1.04	23d	1	0.95mi
4994 Main St Sylvania, OH	1.0	1.0	700	$915	$1.31	43d	1	0.95mi
4120 King Rd Sylvania, OH	1.0–2.0	1.0–1.5	840	$2,040	$2.43	13d	5	1.16mi
2854 N McCord Rd Toledo, OH	2.0	2.0	1215	$1,897	$1.56	13d	1	1.34mi

HOA detail condo

• Monthly dues: $277 · $3,324/yr
• Likely covers: landscapingsnow removalexterior maint.insurancepool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 2 events

1. 2026-04-19
   historical Contingent
2. 2026-04-16
   listed $139,888 Active

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,125
• − Mortgage interest: −$7,836
• − Property taxes: −$2,098
• − Insurance: −$699
• − Repairs & maintenance: −$1,610
• − Management: −$1,610
• − HOA: −$3,324
• − Depreciation: −$4,069
• Taxable loss: −$1,122
• Est. tax savings @ 24.0%: +$269
• After-tax cash flow: $1,243/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 75/100 Cosmetic rehab

This move-in ready main level condo is in good condition with minimal repairs needed. Painting the exterior and replacing the carpet would significantly increase its value.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and resale value
• Both Replace carpet — Improves comfort and aesthetics

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and resale value ↑
• Both Replace carpet — Improves comfort and aesthetics ↑

ⓘ 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: Sylvania Schools
• NCES district ID: 3904487
• Math proficiency: 63% ▼ -12.00%
• Reading proficiency: 71% ▼ -6.00%
• Median HH income: $71,949
• Composite: 58.95/100
• National rank: #967
• State rank: #157 of 656 in OH

Livability — Sylvania

• Score: 88/100
• State rank: #18
• US rank: #191

Category grades

Amenities C- 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: Sylvania, OH
• County: Lucas County · 380,724 people
• City population: 33,286
• Metro: Toledo, OH
• Population (ZIP): 33,286
• Household income: $109,486
• Rent vs Own: 18.1% rent · 81.9% own
• Severe rent burden: 355.0

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 (86%)
• Race & ethnicity: White 86% Two or more races 4% Asian 4% Hispanic / Latino 3% Black 3%
• Common ancestry: Romanian 10% Lithuanian 4% Slovak 2%
• Foreign-born: 6% · China, Canada
• Languages at home: 92% English-only · Other Indo-European 2% Arabic 2% Spanish 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: ▼ -99.73%
• Current HPI: 215.2986
• Rent YoY: —
• 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

2 events — show timeline

• 2026-04-19 Contingent — NORIS
• 2026-04-16 Listed $139,888 NORIS