5 Olde Orchard Dr · Perrysburg, OH 43551

$194,900

2 bd · 1.5 ba · 1,360 sqft · Condo public records · 94 Days on market

Built 1976 $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).

• Cash flow +9.5/30.0
• ARV discount +7.5/15.0
• Schools +7.1/10.0
• Livability +4.5/5.0
• Rent growth +4.3/5.0
• 1% rule +4.2/10.0
• DSCR +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This meticulously maintained condo offers comfortable living with a spacious living room featuring a sliding door that opens to a private patio. The kitchen is equipped with appliances and includes a welcoming eat-in area, perfect for casual dining. A convenient half bath is located on the lower level. Upstairs, you'll find generously sized bedrooms with ample closet space along with a full bathroom. Recent updates include new siding and a new roof, adding both value and peace of mind. The property also includes a detached one-car garage and an additional parking space. For added comfort, the home features a newer AC unit and furnace.

Key facts

• Eat-in area
• Newer ac unit
• New siding

Tags

• PRIVATE PATIO
• EAT-IN AREA
• NEW SIDING
• NEW ROOF
• DETACHED GARAGE
• NEWER AC UNIT

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $195k.

Deal economics

• At list price, monthly cash flow is $-136 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $171k (12.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $179k (8.4% below list).
• Recommended offer: $171k (12.3% below list) — sets the bar for cash-flow.
• Cap rate 5.5% 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 leasing fast (median 14d on market — plan ~1-2 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 $1k of loan paydown is wiped out by about $6k 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 94 days — a 9% lower offer ($177k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 26y 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 $98k; list at $195k implies a 99% gain — meaningful room to come down on a strong offer.

Recommended offer $170,902 (12.3% 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 94 days. Have you received any prior offers? Is the seller open to a 12% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 0.92% ✗
• Cap rate: 5.46%
• Cash-on-cash: -2.99%
• DSCR: 0.87
• GRM: 9.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -15.7%
• Equity multiple: 0.41×
• Total profit: $-31,947
• Equity at exit: $29,060

10-year hold

• IRR: -0.4%
• Equity multiple: 0.97×
• Total profit: $-1,826
• Equity at exit: $16,851

Cash invested: $54,572 (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: 9.1×

Monthly cashflow live

• Estimated rent: $1,786 high
• Mortgage (P&I): −$1,022
• Tax from tax record: −$193 /mo · $2,318/yr
• Insurance: −$81
• HOA: −$250
• Vacancy / Maint / Mgmt: −$375
• Net cashflow: $-136

Break-even live

Break-even rent $1,958

Max offer price $170,902

Occupancy floor —

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: $48,725
• Closing costs: $5,847
• 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	13d	1	0.48mi
870 E Boundary St Perrysburg, OH	3.0	2.0	1721	$2,000	$1.16	43d	1	0.65mi
436 E 5th St Perrysburg, OH	3.0	1.0	1175	$1,700	$1.45	43d	1	0.99mi
26741 Lakevue Dr Perrysburg, OH	1.0–3.0	1.0–1.5	940	$1,722	$1.83	13d	1	1.02mi
26797 Carronade Dr Perrysburg, OH	1.0–3.0	1.0–2.0	1099	$1,668	$1.52	13d	18	1.03mi
26800 Carronade Dr Perrysburg, OH	1.0–3.0	1.0–3.0	1321	$2,135	$1.62	13d	30	1.06mi
10477 Mandell Rd Perrysburg, OH	3.0	2.0	1472	$1,695	$1.15	43d	1	1.08mi
26555 Carronade Dr Perrysburg, OH	2.0–3.0	2.0–2.5	1440	$2,045	$1.42	13d	6	1.09mi
10105 Woodmont Way Perrysburg, OH	2.0	1.0	982	$1,375	$1.40	13d	1	1.14mi
26800 Woodmont Dr Perrysburg, OH	2.0	2.0	1294	$1,958	$1.51	13d	5	1.27mi

HOA detail condo

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

Listing history 22 events

1. 2026-06-08
   days on market $194,900 Active 94 DOM
2. 2026-06-07
   days on market $194,900 Active 93 DOM
3. 2026-06-05
   days on market $194,900 Active 90 DOM
4. 2026-06-03
   days on market $194,900 Active 89 DOM
5. 2026-06-02
   days on market $194,900 Active 88 DOM
6. 2026-06-01
   days on market $194,900 Active 87 DOM
7. 2026-05-31
   days on market $194,900 Active 86 DOM
8. 2026-05-30
   days on market $194,900 Active 85 DOM
9. 2026-03-06
   listed $194,900 Active 642-char remark

   Show marketing remark (642 chars)

   This meticulously maintained condo offers comfortable living with a spacious living room featuring a sliding door that opens to a private patio. The kitchen is equipped with appliances and includes a welcoming eat-in area, perfect for casual dining. A convenient half bath is located on the lower level. Upstairs, you'll find generously sized bedrooms with ample closet space along with a full bathroom. Recent updates include new siding and a new roof, adding both value and peace of mind. The property also includes a detached one-car garage and an additional parking space. For added comfort, the home features a newer AC unit and furnace.

10. 2026-02-12
    historical
11. 2025-10-14
    price $98,000
12. 2025-08-12
    listed $199,900 Active
13. 2012-04-09
    historical
14. 2011-05-03
    listed $119,900
15. 2011-03-30
    historical
16. 2009-11-09
    listed $130,000
17. 2000-10-04
    soldstatus $98,000
18. 2000-09-29
    soldstatus $98,000
19. 2000-07-12
    listed $103,900
20. 1995-04-10
    soldstatus $75,200
21. 1991-09-20
    soldstatus $66,500
22. 1987-10-07
    soldstatus $55,000

ⓘ 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: $2,318 · $193/mo
• Projected year-2 tax: $2,679 · $223/mo
• Expected delta: +$361/yr (+$30/mo · 15.6%)

ⓘ 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: $21,427
• − Mortgage interest: −$10,917
• − Property taxes: −$2,318
• − Insurance: −$974
• − Repairs & maintenance: −$1,714
• − Management: −$1,714
• − HOA: −$3,000
• − Depreciation: −$5,670
• Taxable loss: −$4,881
• Est. tax savings @ 24.0%: +$1,171
• After-tax cash flow: $-459/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

+254.4% since first listed

14 events — show timeline

• 2026-03-06 Listed $194,900 NORIS
• 2026-02-12 Listing Removed — NORIS
• 2025-10-14 Price Changed $98,000 NORIS
• 2025-08-12 Listed $199,900 NORIS
• 2012-04-09 Listing Removed — NORIS
• 2011-05-03 Listed $119,900 NORIS
• 2011-03-30 Listing Removed — NORIS
• 2009-11-09 Listed $130,000 NORIS
• 2000-10-04 Sold (Public Records) $98,000 Public Records
• 2000-09-29 Sold (MLS) $98,000 NORIS
• 2000-07-12 Listed $103,900 NORIS
• 1995-04-10 Sold (Public Records) $75,200 Public Records
• 1991-09-20 Sold (Public Records) $66,500 Public Records
• 1987-10-07 Sold (Public Records) $55,000 Public Records

Property tax history

+3.2%/yr

Latest (2025): $2,318 · +12.9% YoY. Source: county tax records.