CLAYTON BLAZER Plan · Toledo, OH 43615

$47,900

2 bd · 2.0 ba · 960 sqft · SingleFamily · 1092 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 +15.1/30.0
• ARV discount +7.5/15.0
• Schools +4.9/10.0
• DSCR +4.6/10.0
• 1% rule +4.2/10.0
• Condition / age +4.0/5.0
• Livability +3.3/5.0
• Rent growth +3.1/5.0
• Appreciation +0.0/10.0

Listing remarks

If you're looking for an affordable Brand-New 2 Bed, 2 Full Bath home in Springfield Schools, this is for you! Royal Village Mobile Community has new ownership & the park is undergoing a complete overhaul! Brand new single wide homes are now on the property & being prepared for their new owners! Planned park renovations consist of brand new homes, updates to inground pool, pool house, new clubhouse/office, roads & updated grounds! Additional storage for boats/campers. From a sparkling pool to pet-friendly areas and helpful conveniences, Royal Village delivers a safe, comfortable lifestyle for everyone. Includes all new appliances and Washer/Dryer Hookups.

Key facts

• Listed 1091 days

🏗️ New construction. The $47,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $115,229.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $48k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $38 ($455/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $48k).
• Recommended offer: $42k (12.0% below list) — sets the bar for market timing.

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); 289 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals leasing fast (median 1d 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 $797 of loan paydown is wiped out by about $3k 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 1092 days — a 12% lower offer ($42k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.6% of price.

Recommended offer $42,152 (12.0% below list)

Questions for the listing agent

1. It's been on market 1092 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.92% ✗
• Cap rate: 6.69%
• Cash-on-cash: 1.41%
• DSCR: 1.06
• GRM: 9.1

CMA / ARV

• ARV (median comp): $115,229
• List price: $47,900
• Delta: -58.43%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1818 Raynor Dr	1.66mi	3/1.0 (+1)	1,009 (+5%)	6mo	$174,000	$172	43
2521 Orchard Hills Blvd	1.87mi	3/1.5 (+1)	1,040 (+8%)	2mo	$180,000	$173	43
1031 Eton Rd	2.22mi	3/1.5 (+1)	1,048 (+9%)	2mo	$196,000	$187	42
1737 Birdie Dr	1.56mi	3/1.0 (+1)	875 (-9%)	1mo	$152,000	$174	41
5887 Globe Ave	1.97mi	2/1.0	834 (-13%)	1mo	$170,000	$204	38
1625 Brooklynn Park E	1.75mi	2/2.0	1,170 (+22%)	2mo	$185,000	$158	38
1633 Brooklynn Park	1.75mi	2/2.0	1,118 (+16%)	3mo	$215,000	$192	37
6802 Woodmeadow Dr	1.97mi	2/2.0	1,168 (+22%)	4mo	$178,000	$152	37
6804 Woodmeadow Dr	1.97mi	2/2.0	1,168 (+22%)	4mo	$202,000	$173	36
1613 E Brooklynn Park	1.74mi	2/2.0	1,170 (+22%)	5mo	$185,000	$158	36
5874 Hill Ave	2.16mi	2/1.0	682 (-29%)	2mo	$135,000	$198	34
216 Bonaparte Dr	1.67mi	2/1.0	1,104 (+15%)	5mo	$146,000	$132	32

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: -14.5%
• Equity multiple: 0.48×
• Total profit: $-16,677
• Equity at exit: $17,181

10-year hold

• IRR: -6.4%
• Equity multiple: 0.59×
• Total profit: $-13,115
• Equity at exit: $9,963

Cash invested: $32,264 (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: 31 active · 1 under contract
• Median asking: $49,900 ($50/sqft)
• Median days on market: 207 d
• This list price: 29% of active listings are priced below it
• ARV vs active asking: +138.1% 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: 289
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $1,056 high
• Mortgage (P&I): −$604
• Tax est. 1.5%: −$144 /mo · $1,728/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$222
• Net cashflow: $38

Break-even live

Break-even rent $1,008

Max offer price $115,229

Occupancy floor 91%

Sensitivity live

Price	-10% $118	-5% $78	+0% $38	+5% $-2	+10% $-42
Rent	-10% $-46	-5% $-4	+0% $38	+5% $80	+10% $121
Rate	-1.0pp $96	-0.5pp $67	base $38	+0.5pp $8	+1.0pp $-22

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: $28,807
• Closing costs: $3,457
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 11 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
720 N McCord Rd Toledo, OH	1.0	1.0	820	$750	$0.91	2d	1	0.92mi
2015 N McCord Rd Toledo, OH	1.0	1.0	576	$768	$1.33	19d	1	0.94mi
2015 N McCord Rd Toledo, OH	2.0	1.0	864	$1,063	$1.23	6d	1	0.94mi
2150 N McCord Rd Toledo, OH	1.0–2.0	1.0	765	$1,315	$1.72	0d	8	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	0d	1	1.19mi
31 S McCord Rd Holland, OH	1.0	1.0	600	$850	$1.42	0d	1	1.32mi
30 S Dorcas Rd Apt 3 Toledo, OH	1.0	1.0	550	$725	$1.32	10d	1	1.34mi

Property features AI

Finance

• Financial info: List price listed as $47,900

Exterior

• Utilities: Natural gasForced air heatingCooling (other)
• Home design: New construction plan (CLAYTON BLAZER)
• Exterior features: Other-type roof

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas forced-air heatingCooling system (other type)
• Interior features: Open living space (plan)Listing indicates a plan/home design named CLAYTON BLAZER

Listing history 50 events

1. 2026-11-08
   days on market $47,900 Active 1092 DOM
2. 2026-11-07
   days on market $47,900 Active 1091 DOM
3. 2026-11-06
   days on market $47,900 Active 1090 DOM
4. 2026-11-05
   days on market $47,900 Active 1089 DOM
5. 2026-11-04
   days on market $47,900 Active 1088 DOM
6. 2026-11-02
   days on market $47,900 Active 1086 DOM
7. 2026-11-01
   days on market $47,900 Active 1085 DOM
8. 2026-10-31
   days on market $47,900 Active 1084 DOM
9. 2026-10-30
   days on market $47,900 Active 1083 DOM
10. 2026-10-29
    days on market $47,900 Active 1082 DOM
11. 2026-10-28
    days on market $47,900 Active 1081 DOM
12. 2026-10-27
    days on market $47,900 Active 1080 DOM
13. 2026-10-26
    days on market $47,900 Active 1079 DOM
14. 2026-10-25
    days on market $47,900 Active 1078 DOM
15. 2026-10-24
    days on market $47,900 Active 1077 DOM
16. 2026-10-23
    days on market $47,900 Active 1076 DOM
17. 2026-10-22
    days on market $47,900 Active 1075 DOM
18. 2026-10-21
    days on market $47,900 Active 1074 DOM
19. 2026-10-20
    days on market $47,900 Active 1073 DOM
20. 2026-10-19
    days on market $47,900 Active 1072 DOM
21. 2026-10-18
    days on market $47,900 Active 1071 DOM
22. 2026-10-17
    days on market $47,900 Active 1070 DOM
23. 2026-10-16
    days on market $47,900 Active 1069 DOM
24. 2026-10-15
    days on market $47,900 Active 1068 DOM
25. 2026-10-14
    days on market $47,900 Active 1067 DOM
26. 2026-10-13
    days on market $47,900 Active 1066 DOM
27. 2026-10-12
    days on market $47,900 Active 1065 DOM
28. 2026-10-11
    days on market $47,900 Active 1064 DOM
29. 2026-10-10
    days on market $47,900 Active 1063 DOM
30. 2026-10-09
    days on market $47,900 Active 1062 DOM
31. 2026-10-08
    days on market $47,900 Active 1061 DOM
32. 2026-10-07
    days on market $47,900 Active 1060 DOM
33. 2026-10-06
    days on market $47,900 Active 1059 DOM
34. 2026-10-05
    days on market $47,900 Active 1058 DOM
35. 2026-10-04
    days on market $47,900 Active 1057 DOM
36. 2026-10-03
    days on market $47,900 Active 1056 DOM
37. 2026-10-02
    days on market $47,900 Active 1055 DOM
38. 2026-10-01
    days on market $47,900 Active 1054 DOM
39. 2026-09-30
    days on market $47,900 Active 1053 DOM
40. 2026-09-29
    days on market $47,900 Active 1052 DOM
41. 2026-09-28
    days on market $47,900 Active 1051 DOM
42. 2026-09-27
    days on market $47,900 Active 1050 DOM
43. 2026-09-25
    days on market $47,900 Active 1048 DOM
44. 2026-09-24
    days on market $47,900 Active 1047 DOM
45. 2026-09-23
    days on market $47,900 Active 1046 DOM
46. 2026-09-22
    days on market $47,900 Active 1045 DOM
47. 2026-09-21
    days on market $47,900 Active 1044 DOM
48. 2026-09-20
    days on market $47,900 Active 1043 DOM
49. 2026-09-19
    days on market $47,900 Active 1042 DOM
50. 2026-09-18
    days on market $47,900 Active 1041 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 4/10 Moderate FEMA zone X (unshaded) · 20% 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: $12,672
• − Mortgage interest: −$6,455
• − Property taxes: −$1,728
• − Insurance: −$576
• − Repairs & maintenance: −$1,014
• − Management: −$1,014
• − Depreciation: −$3,352
• Taxable loss: −$1,467
• Est. tax savings @ 24.0%: +$352
• After-tax cash flow: $807/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 · 9 photos

Good 80/100 Cosmetic rehab Est. rehab $4,800–$14,400 screening

This single-wide mobile home is in good condition with minimal repairs needed. It's move-in ready with a good curb appeal and potential for further value increases through exterior painting and landscaping.

Components & finishes AI

Flooring laminate Appliances black

Deferred maintenance Est. $50,000–$150,000 screening

• Major Roof (roof|hvac|water heater|windows|electrical|plumbing|exterior|other) — roof appears damaged and missing shingles
• Major Windows (roof|hvac|water heater|windows|electrical|plumbing|exterior|other) — windows appear old and possibly not sealed properly
• Major Electrical (roof|hvac|water heater|windows|electrical|plumbing|exterior|other) — electrical panel appears old and possibly not up to code
• Major Plumbing (roof|hvac|water heater|windows|electrical|plumbing|exterior|other) — plumbing fixtures appear old and possibly not up to code
• Major Exterior (roof|hvac|water heater|windows|electrical|plumbing|exterior|other) — exterior siding appears damaged and possibly not up to code

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value ↑
• Both Landscaping — Improves curb appeal and enhances property value ↑
• Both Add outdoor lighting — Enhances safety and curb appeal ↑

ⓘ 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%
• 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

• Financial info: List price listed as $47,900

Exterior

• Utilities: Natural gasForced air heatingCooling (other)
• Home design: New construction plan (CLAYTON BLAZER)
• Exterior features: Other-type roof

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas forced-air heatingCooling system (other type)
• Interior features: Open living space (plan)Listing indicates a plan/home design named CLAYTON BLAZER