Clayton Adrenaline Plan · Toledo, OH 43615

$57,900

2 bd · 2.0 ba · 790 sqft · SingleFamily · 19 Days on market

Good condition

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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).

• Cash flow +9.9/30.0
• 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
• 1% rule +3.0/10.0
• DSCR +2.8/10.0
• Appreciation +0.0/10.0

Listing remarks

This well-designed 2-bedroom, 2-bath single-wide home offers 900 square feet of efficient and comfortable living space, making it an excellent choice for those seeking affordability without sacrificing quality. Built by Clayton, the Adrenaline model features a functional and modern layout with an open living area, well-sized bedrooms, and a thoughtfully designed kitchen that supports everyday living. The primary suite includes a private bath, adding extra comfort and convenience. Located in Royal Village, residents enjoy a quiet, established community. This home presents a great opportunity for affordable homeownership in a well-connected and desirable location.

Key facts

• Contemporary kitchen
• Practical storage
• Open interior

Tags

• OPEN INTERIOR
• CONTEMPORARY KITCHEN
• STAINLESS STEEL APPLIANCES
• PRACTICAL STORAGE
• MODERN FINISHES

🏗️ New construction. The $57,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $144,890.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $58k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-90 ($-1k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $58k).
• Recommended offer: $57k (1.5% below list) — sets the bar for market timing.
• Cap rate 5.5% vs local median 6.9% in Toledo — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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 $1k 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 19 days — a 2% lower offer ($57k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.8% of price.

Recommended offer $57,031 (1.5% 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. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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?
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 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: 0.80% ✗
• Cap rate: 5.55%
• Cash-on-cash: -2.67%
• DSCR: 0.88
• GRM: 10.5

CMA / ARV

• ARV (median comp): $144,890
• List price: $57,900
• Delta: -60.04%
• Verdict: UNDERPRICED
• Comps: 11 within 2.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
605 Koch Dr	1.89mi	2/1.0	805 (+2%)	6mo	$145,750	$181	53
3206 Plainview Dr	2.19mi	2/1.0	768 (-3%)	6mo	$125,000	$163	51
5887 Globe Ave	1.97mi	2/1.0	834 (+6%)	5mo	$32,750	$39	47
216 Deigle Dr	1.73mi	2/1.0	836 (+6%)	6mo	$106,000	$127	46
5874 Hill Ave	2.16mi	2/1.0	682 (-14%)	1mo	$135,000	$198	37
6106 Hill Ave	1.93mi	3/1.0 (+1)	851 (+8%)	9mo	$110,000	$129	36
280 Dulton Dr	2.01mi	2/1.0	688 (-13%)	7mo	$115,000	$167	34
247 Deigle Dr	1.67mi	2/1.0	1,000 (+27%)	5mo	$112,500	$113	32
5815 W Bancroft St	2.15mi	2/1.0	954 (+21%)	6mo	$155,000	$162	31
1818 Raynor Dr	1.66mi	3/1.0 (+1)	1,009 (+28%)	4mo	$174,000	$172	28
1911 N Holland Sylvania Rd	1.97mi	3/1.0 (+1)	914 (+16%)	6mo	$124,000	$136	26
428 Deline Dr	2.25mi	3/1.0 (+1)	1,012 (+28%)	7mo	$126,500	$125	25

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: -21.2%
• Equity multiple: 0.27×
• Total profit: $-29,680
• Equity at exit: $21,604

10-year hold

• IRR: -15.6%
• Equity multiple: 0.13×
• Total profit: $-35,101
• Equity at exit: $12,527

Cash invested: $40,569 (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: 11 active · 1 under contract
• Median asking: $57,900 ($65/sqft)
• Median days on market: 272 d
• This list price: 36% of active listings are priced below it
• ARV vs active asking: +181.7% 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: 4.2×

Monthly cashflow live

• Estimated rent: $1,153 high
• Mortgage (P&I): −$760
• Tax est. 1.5%: −$181 /mo · $2,173/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $-90

Break-even live

Break-even rent $1,267

Max offer price $131,836

Occupancy floor —

Sensitivity live

Price	-10% $10	-5% $-40	+0% $-90	+5% $-140	+10% $-190
Rent	-10% $-181	-5% $-136	+0% $-90	+5% $-45	+10% $1
Rate	-1.0pp $-17	-0.5pp $-53	base $-90	+0.5pp $-128	+1.0pp $-166

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: $36,223
• Closing costs: $4,347
• 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	0.59mi
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	$954	$1.01	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

• Other: Living area approximately 900Address marketed as Clayton Adrenaline Plan, Toledo, OH 43615Inventory listed as Plan
• Financial info: List price $59,900

Exterior

• Utilities: Natural gas available
• Home design: Single-story (plan: Clayton Adrenaline)
• Exterior features: Shake roof

Interior

• Bedrooms: Two bedrooms
• Bathrooms: Two full bathrooms
• Heating & cooling: Natural gas heatingForced air heatingOther heating
• Interior features: Two total bathrooms

Listing history 50 events

1. 2026-09-23
   days on market $57,900 Active 19 DOM
2. 2026-09-22
   days on market $57,900 Active 18 DOM
3. 2026-09-21
   days on market $57,900 Active 17 DOM
4. 2026-09-20
   days on market $57,900 Active 16 DOM
5. 2026-09-19
   days on market $57,900 Active 15 DOM
6. 2026-09-18
   days on market $57,900 Active 14 DOM
7. 2026-09-17
   days on market $57,900 Active 13 DOM
8. 2026-09-16
   days on market $57,900 Active 12 DOM
9. 2026-09-15
   days on market $57,900 Active 11 DOM
10. 2026-09-14
    days on market $57,900 Active 10 DOM
11. 2026-09-13
    days on market $57,900 Active 9 DOM
12. 2026-09-12
    days on market $57,900 Active 8 DOM
13. 2026-09-11
    days on market $57,900 Active 7 DOM
14. 2026-09-05
    pricedays on marketlisting id $57,900 Active 1 DOM
15. 2026-09-04
    days on market $59,900 Active 142 DOM
16. 2026-09-03
    days on market $59,900 Active 141 DOM
17. 2026-08-31
    days on market $59,900 Active 138 DOM
18. 2026-08-30
    days on market $59,900 Active 137 DOM
19. 2026-08-29
    days on market $59,900 Active 136 DOM
20. 2026-08-28
    days on market $59,900 Active 135 DOM
21. 2026-08-27
    days on market $59,900 Active 134 DOM
22. 2026-08-26
    days on market $59,900 Active 133 DOM
23. 2026-08-25
    days on market $59,900 Active 132 DOM
24. 2026-08-24
    days on market $59,900 Active 131 DOM
25. 2026-08-23
    days on market $59,900 Active 130 DOM
26. 2026-08-22
    days on market $59,900 Active 129 DOM
27. 2026-08-21
    days on market $59,900 Active 128 DOM
28. 2026-08-20
    days on market $59,900 Active 127 DOM
29. 2026-08-19
    days on market $59,900 Active 126 DOM
30. 2026-08-18
    days on market $59,900 Active 125 DOM
31. 2026-08-17
    days on market $59,900 Active 124 DOM
32. 2026-08-16
    days on market $59,900 Active 123 DOM
33. 2026-08-15
    days on market $59,900 Active 122 DOM
34. 2026-08-15
    days on market $59,900 Active 121 DOM
35. 2026-08-13
    days on market $59,900 Active 120 DOM
36. 2026-08-12
    days on market $59,900 Active 119 DOM
37. 2026-08-11
    days on market $59,900 Active 118 DOM
38. 2026-08-10
    days on market $59,900 Active 117 DOM
39. 2026-08-09
    days on market $59,900 Active 116 DOM
40. 2026-08-08
    days on market $59,900 Active 115 DOM
41. 2026-08-07
    days on market $59,900 Active 114 DOM
42. 2026-08-06
    days on market $59,900 Active 113 DOM
43. 2026-08-05
    days on market $59,900 Active 112 DOM
44. 2026-08-04
    days on market $59,900 Active 111 DOM
45. 2026-08-03
    days on market $59,900 Active 110 DOM
46. 2026-07-31
    days on market $59,900 Active 107 DOM
47. 2026-07-30
    days on market $59,900 Active 106 DOM
48. 2026-07-29
    days on market $59,900 Active 105 DOM
49. 2026-07-27
    days on market $59,900 Active 103 DOM
50. 2026-07-25
    days on market $59,900 Active 101 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 3/10 Moderate FEMA zone X (unshaded) · 12% 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: $13,839
• − Mortgage interest: −$8,116
• − Property taxes: −$2,173
• − Insurance: −$724
• − Repairs & maintenance: −$1,107
• − Management: −$1,107
• − Depreciation: −$4,215
• Taxable loss: −$3,604
• Est. tax savings @ 24.0%: +$865
• After-tax cash flow: $-218/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 · 8 photos

Good 80/100 Cosmetic rehab Est. rehab $3,950–$11,850 screening

This well-maintained Clayton Adrenaline single-wide home offers a good condition with a good ROI potential for both resale and rental markets.

Value-add opportunities

• Resale Paint exterior siding — Enhances curb appeal and adds value. ↑
• Rental Replace carpet in bedrooms — Improves comfort and reduces maintenance costs. ↑
• Both Clean and maintain HVAC system — Ensures comfort and energy efficiency, attracting both buyers and renters. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

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: Living area approximately 900Address marketed as Clayton Adrenaline Plan, Toledo, OH 43615Inventory listed as Plan
• Financial info: List price $59,900

Exterior

• Utilities: Natural gas available
• Home design: Single-story (plan: Clayton Adrenaline)
• Exterior features: Shake roof

Interior

• Bedrooms: Two bedrooms
• Bathrooms: Two full bathrooms
• Heating & cooling: Natural gas heatingForced air heatingOther heating
• Interior features: Two total bathrooms