27484 Oregon Rd #86 · Rossford, OH 43551

$77,500

3 bd · 2.0 ba · 1,408 sqft · Manufactured · 91 Days on market

Built 2000 Good condition $55/sqft · 29% above area Est $60k · 29% over $610/mo HOA · 37% 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 +24.5/30.0
• 1% rule +10.0/10.0
• DSCR +7.9/10.0
• Rent growth +4.3/5.0
• Schools +4.0/10.0
• Condition / age +3.8/5.0
• Livability +3.6/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move-in ready 3-bedroom, 2-bath home located in the desirable Meadows of Perrysburg! This well-maintained property offers comfortable living with several important updates already completed. Recent improvements include a new furnace, new paint on the side doors, brand new deck installed, along with a newer roof, A/C is only 6 years old providing peace of mind for the next owner. The home features a functional layout with spacious living areas. The kitchen comes fully equipped and all appliances stay, making your move even easier. Conveniently located near shopping, dining, parks, and everything Perrysburg has to offer.

Key facts

• 2 parking spots
• Built 2000
• Listed 91 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $78k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $158 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $78k).
• Recommended offer: $71k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.7% 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; 5 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 $536 of loan paydown is wiped out by about $2k 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 $22k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 91 days — a 9% lower offer ($71k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 37% of rent.

Recommended offer $70,525 (9.0% below list)

Questions for the listing agent

1. It's been on market 91 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 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?
6. 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.
7. 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.
8. 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: 2.13% ✓
• Cap rate: 8.74%
• Cash-on-cash: 8.75%
• DSCR: 1.39
• GRM: 3.9

CMA / ARV

• ARV (median comp): $60,000
• List price: $77,500
• Delta: 29.17%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 5.9%
• Equity multiple: 1.25×
• Total profit: $5,446
• Equity at exit: $11,556

10-year hold

• IRR: 21.2%
• Equity multiple: 3.45×
• Total profit: $53,112
• Equity at exit: $6,701

Cash invested: $21,700 (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: 3.9×

Monthly cashflow live

• Estimated rent: $1,650 high
• Mortgage (P&I): −$406
• Tax est. 1.5%: −$97 /mo · $1,162/yr
• Insurance: −$32
• HOA: −$610
• Vacancy / Maint / Mgmt: −$347
• Net cashflow: $158

Break-even live

Break-even rent $1,450

Max offer price $77,500

Occupancy floor 85%

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: $19,375
• Closing costs: $2,325
• Reserves months: —
• Total cash needed: —

Rent comps 5 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	0.10mi
27696 Oregon Rd Perrysburg, OH	2.0–3.0	2.0	924	$1,000	$1.08	13d	1	0.11mi
28776 Starbright Blvd Perrysburg, OH	3.0	1.5	1242	$1,500	$1.21	23d	1	1.22mi
28820 Oregon Rd Perrysburg, OH	2.0	1.0	920	$1,250	$1.36	13d	1	1.30mi
28863 Oregon Rd Perrysburg, OH	2.0	2.0	1161	$1,772	$1.53	13d	7	1.33mi

HOA detail

• Monthly dues: $610 · $7,320/yr

Listing history 18 events

1. 2026-06-18
   days on market $77,500 Active 91 DOM
2. 2026-06-17
   days on market $77,500 Active 90 DOM
3. 2026-06-16
   days on market $77,500 Active 89 DOM
4. 2026-06-15
   days on market $77,500 Active 88 DOM
5. 2026-06-14
   days on market $77,500 Active 86 DOM
6. 2026-06-13
   days on market $77,500 Active 85 DOM
7. 2026-06-10
   days on market $77,500 Active 83 DOM
8. 2026-06-09
   days on market $77,500 Active 82 DOM
9. 2026-06-08
   days on market $77,500 Active 81 DOM
10. 2026-06-07
    days on market $77,500 Active 80 DOM
11. 2026-06-03
    days on market $77,500 Active 76 DOM
12. 2026-06-02
    days on market $77,500 Active 75 DOM
13. 2026-06-01
    days on market $77,500 Active 74 DOM
14. 2026-05-31
    days on market $77,500 Active 73 DOM
15. 2026-05-30
    days on market $77,500 Active 72 DOM
16. 2026-03-19
    listed $77,500 Active 627-char remark

    Show marketing remark (627 chars)

    Move-in ready 3-bedroom, 2-bath home located in the desirable Meadows of Perrysburg! This well-maintained property offers comfortable living with several important updates already completed. Recent improvements include a new furnace, new paint on the side doors, brand new deck installed, along with a newer roof, A/C is only 6 years old providing peace of mind for the next owner. The home features a functional layout with spacious living areas. The kitchen comes fully equipped and all appliances stay, making your move even easier. Conveniently located near shopping, dining, parks, and everything Perrysburg has to offer.

17. 2026-03-17
    price $77,500 627-char remark

    Show marketing remark (627 chars)

    Move-in ready 3-bedroom, 2-bath home located in the desirable Meadows of Perrysburg! This well-maintained property offers comfortable living with several important updates already completed. Recent improvements include a new furnace, new paint on the side doors, brand new deck installed, along with a newer roof, A/C is only 6 years old providing peace of mind for the next owner. The home features a functional layout with spacious living areas. The kitchen comes fully equipped and all appliances stay, making your move even easier. Conveniently located near shopping, dining, parks, and everything Perrysburg has to offer.

18. 2026-03-12
    historical $72,500 627-char remark

    Show marketing remark (627 chars)

    Move-in ready 3-bedroom, 2-bath home located in the desirable Meadows of Perrysburg! This well-maintained property offers comfortable living with several important updates already completed. Recent improvements include a new furnace, new paint on the side doors, brand new deck installed, along with a newer roof, A/C is only 6 years old providing peace of mind for the next owner. The home features a functional layout with spacious living areas. The kitchen comes fully equipped and all appliances stay, making your move even easier. Conveniently located near shopping, dining, parks, and everything Perrysburg has to offer.

ⓘ 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: $19,806
• − Mortgage interest: −$4,341
• − Property taxes: −$1,162
• − Insurance: −$388
• − Repairs & maintenance: −$1,584
• − Management: −$1,584
• − HOA: −$7,320
• − Depreciation: −$2,255
• Taxable income: $1,171
• Est. tax owed @ 24.0%: −$281
• After-tax cash flow: $1,619/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 3-bedroom home in Meadows of Perrysburg is in good condition with recent updates, including a new furnace and A/C. It offers a functional layout and is conveniently located near amenities.

Value-add opportunities

• Resale Paint exterior doors — Enhances curb appeal
• Rental Replace worn-out carpet — Improves comfort and reduces maintenance costs

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior doors — Enhances curb appeal ↑
• Rental Replace worn-out carpet — Improves comfort and reduces maintenance costs ↑

ⓘ 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

+6.9% since first listed

3 events — show timeline

• 2026-03-19 Listed $77,500 NORIS
• 2026-03-17 Price Changed $77,500 NORIS
• 2026-03-12 Coming Soon $72,500 NORIS