5707 Roan Rd · Sylvania, OH 43560

$224,900

3 bd · 1.5 ba · 1,584 sqft · SingleFamily public records · 92 Days on market

Built 1978 7,700 sqft lot $142/sqft · at area comps Est $219k · at est.

---

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 +12.2/30.0
• ARV discount +6.3/15.0
• Schools +5.9/10.0
• Livability +4.4/5.0
• 1% rule +4.1/10.0
• DSCR +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Adorable Syl House - Light, Bright & Move-In Ready! Welcome to this charming Syl house filled with natural light and open, airy spaces throughout. Fresh paint and new carpet create a crisp, inviting feel. The gorgeous granite kitchen overlooks the back deck and spacious yard—perfect for entertaining or relaxing. Major updates include a new water heater and furnace (2017). The primary bedroom features a walk-in closet, while the warm, large lower-level den with fireplace offers flexible space for a family room, home office, or both. So much to see—don't miss this one. Hurry!

Key facts

• New furnace
• Walk-in closet
• New water heater

Tags

• GRANITE KITCHEN
• WALK-IN CLOSET
• LOWER-LEVEL DEN
• NEW WATER HEATER
• NEW FURNACE

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $-47 ($-560/yr) — negative.
• To cash-flow at today's rent, offer at most $217k (3.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $204k (9.5% below list).
• Recommended offer: $204k (9.5% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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: Hill View Elementary School (math 67% / reading 73%, grade A-, #380 of 1,584 statewide, top 25%, 359 students, 32% FRL); Sylvania Arbor Hills Junior High School (math 56% / reading 58%, grade B, #305 of 654 statewide, top 48%, 502 students, 34% FRL); Sylvania Northview High School (math 59% / reading 78%, grade B, #130 of 781 statewide, top 17%, 1,352 students, 20% FRL).
• Market conditions: 196 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $2k of loan paydown is wiped out by about $7k 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 92 days — a 9% lower offer ($205k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 27y 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 $165k; 36% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $203,631 (9.5% 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. It's been on market 92 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
3. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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: 0.91% ✗
• Cap rate: 6.04%
• Cash-on-cash: -0.89%
• DSCR: 0.96
• GRM: 9.2

CMA / ARV

• ARV (median comp): $219,106
• List price: $224,900
• Delta: 2.64%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5707 Roan Rd	0.00mi	3/1.5	1,584 (0%)	1mo	$205,000	$129	99
5711 Elliott Dr	0.18mi	3/2.0	1,586 (+0%)	8mo	$229,000	$144	83
5640 Dellbrook Dr	0.29mi	4/2.0 (+1)	1,595 (+1%)	5mo	$219,900	$138	74
5904 Acres Rd	0.43mi	3/2.0	1,601 (+1%)	4mo	$164,095	$102	73
5643 Marshall Rd	0.12mi	3/1.5	1,440 (-9%)	9mo	$220,000	$153	72
5722 Balfour Rd	0.42mi	3/1.5	1,487 (-6%)	10mo	$275,000	$185	62
5660 Centerview Dr	0.03mi	4/1.5 (+1)	1,352 (-15%)	8mo	$220,000	$163	62
5117 Janet Ave	0.70mi	3/1.0	1,592 (+0%)	6mo	$153,000	$96	59
5539 Mc Lain Dr	0.59mi	4/2.0 (+1)	1,650 (+4%)	2mo	$195,000	$118	57
5201 Arbor Way	0.75mi	3/1.0	1,624 (+2%)	10mo	$205,000	$126	50
5910 Whiteford Rd	0.69mi	3/1.0	1,428 (-10%)	6mo	$172,000	$120	44
5911 Acres Rd	0.46mi	3/1.0	1,812 (+14%)	12mo	$265,000	$146	43

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -17.7%
• Equity multiple: 0.38×
• Total profit: $-39,323
• Equity at exit: $33,533

10-year hold

• IRR: -9.7%
• Equity multiple: 0.40×
• Total profit: $-37,692
• Equity at exit: $19,445

Cash invested: $62,972 (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: 196
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $2,036 medium
• Mortgage (P&I): −$1,179
• Tax from tax record: −$382 /mo · $4,587/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$428
• Net cashflow: $-47

Break-even live

Break-even rent $2,095

Max offer price $216,656

Occupancy floor 97%

Sensitivity live

Price	-10% $81	-5% $17	+0% $-47	+5% $-110	+10% $-174
Rent	-10% $-208	-5% $-127	+0% $-47	+5% $34	+10% $114
Rate	-1.0pp $67	-0.5pp $11	base $-47	+0.5pp $-105	+1.0pp $-164

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: $56,225
• Closing costs: $6,747
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6455 Monroe St Sylvania, OH	1.0–2.0	1.0–2.5	744	$2,567	$3.45	15d	16	1.19mi
4828 Whiteford Rd Toledo, OH	2.0	2.0	1157	$1,947	$1.68	45d	1	1.24mi
4994 Main St Sylvania, OH	2.0	1.0	1110	$1,150	$1.04	25d	1	1.29mi

Listing history 26 events

1. 2026-05-06
   status Pending 596-char remark

   Show marketing remark (596 chars)

   Adorable Syl House - Light, Bright & Move-In Ready! Welcome to this charming Syl house filled with natural light and open, airy spaces throughout. Fresh paint and new carpet create a crisp, inviting feel. The gorgeous granite kitchen overlooks the back deck and spacious yard—perfect for entertaining or relaxing. Major updates include a new water heater and furnace (2017). The primary bedroom features a walk-in closet, while the warm, large lower-level den with fireplace offers flexible space for a family room, home office, or both. So much to see—don't miss this one. Hurry!

2. 2026-04-29
   price $224,900 596-char remark

   Show marketing remark (596 chars)

   Adorable Syl House - Light, Bright & Move-In Ready! Welcome to this charming Syl house filled with natural light and open, airy spaces throughout. Fresh paint and new carpet create a crisp, inviting feel. The gorgeous granite kitchen overlooks the back deck and spacious yard—perfect for entertaining or relaxing. Major updates include a new water heater and furnace (2017). The primary bedroom features a walk-in closet, while the warm, large lower-level den with fireplace offers flexible space for a family room, home office, or both. So much to see—don't miss this one. Hurry!

3. 2026-02-02
   listed $234,900 Active 596-char remark

   Show marketing remark (596 chars)

   Adorable Syl House - Light, Bright & Move-In Ready! Welcome to this charming Syl house filled with natural light and open, airy spaces throughout. Fresh paint and new carpet create a crisp, inviting feel. The gorgeous granite kitchen overlooks the back deck and spacious yard—perfect for entertaining or relaxing. Major updates include a new water heater and furnace (2017). The primary bedroom features a walk-in closet, while the warm, large lower-level den with fireplace offers flexible space for a family room, home office, or both. So much to see—don't miss this one. Hurry!

4. 2025-10-14
   price $165,000 265-char remark

   Show marketing remark (265 chars)

   Beautiful Sylvania home with an open concept, good sized master bedroom that has a walk-in closet, granite counter tops in the eat-in kitchen, and hardwood floor in the living room/hallway. Stainless Steel appliances 2015/2016. Furnace 2017. Hot water heater 2017.

5. 2025-10-13
   price $70,000
6. 2025-10-09
   price $118,000
7. 2024-04-04
   historical
8. 2024-03-24
   historical
9. 2024-03-22
   historical
10. 2024-03-14
    historical
11. 2020-07-07
    soldstatus $165,000
12. 2020-07-01
    soldstatus $165,000 265-char remark

    Show marketing remark (265 chars)

    Beautiful Sylvania home with an open concept, good sized master bedroom that has a walk-in closet, granite counter tops in the eat-in kitchen, and hardwood floor in the living room/hallway. Stainless Steel appliances 2015/2016. Furnace 2017. Hot water heater 2017.

13. 2020-03-23
    listed $167,500 265-char remark

    Show marketing remark (265 chars)

    Beautiful Sylvania home with an open concept, good sized master bedroom that has a walk-in closet, granite counter tops in the eat-in kitchen, and hardwood floor in the living room/hallway. Stainless Steel appliances 2015/2016. Furnace 2017. Hot water heater 2017.

14. 2016-01-04
    soldstatus $133,000
15. 2012-11-15
    soldstatus $70,000
16. 2012-09-28
    price $75,000
17. 2012-09-18
    listed $75,000
18. 2011-02-26
    historical
19. 2010-08-26
    listed $122,000
20. 2003-09-16
    historical
21. 2003-09-08
    listed $134,900
22. 1999-06-18
    soldstatus $118,000
23. 1999-06-15
    soldstatus $118,000
24. 1999-05-03
    listed $122,000
25. 1996-07-05
    soldstatus $92,000
26. 1993-02-22
    soldstatus $75,000

ⓘ 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: $4,587 · $382/mo
• Projected year-2 tax: $4,587 · $382/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,436
• − Mortgage interest: −$12,598
• − Property taxes: −$4,587
• − Insurance: −$1,124
• − Repairs & maintenance: −$1,955
• − Management: −$1,955
• − Depreciation: −$6,543
• Taxable loss: −$4,326
• Est. tax savings @ 24.0%: +$1,038
• After-tax cash flow: $478/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: 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

+199.9% since first listed

26 events — show timeline

• 2026-05-06 Pending — NORIS
• 2026-04-29 Price Changed $224,900 NORIS
• 2026-02-02 Listed $234,900 NORIS
• 2025-10-14 Price Changed $165,000 NORIS
• 2025-10-13 Price Changed $70,000 NORIS
• 2025-10-09 Price Changed $118,000 NORIS
• 2024-04-04 Listing Removed — NORIS
• 2024-03-24 Coming Soon — NORIS
• 2024-03-22 Listing Removed — NORIS
• 2024-03-14 Coming Soon — NORIS
• 2020-07-07 Sold (Public Records) $165,000 Public Records
• 2020-07-01 Sold (MLS) $165,000 NORIS
• 2020-03-23 Listed $167,500 NORIS
• 2016-01-04 Sold (Public Records) $133,000 Public Records
• 2012-11-15 Sold (MLS) $70,000 NORIS
• 2012-09-28 Price Changed $75,000 NORIS
• 2012-09-18 Listed $75,000 NORIS
• 2011-02-26 Listing Removed — NORIS
• 2010-08-26 Listed $122,000 NORIS
• 2003-09-16 Listing Removed — NORIS
• 2003-09-08 Listed $134,900 NORIS
• 1999-06-18 Sold (Public Records) $118,000 Public Records
• 1999-06-15 Sold (MLS) $118,000 NORIS
• 1999-05-03 Listed $122,000 NORIS
• 1996-07-05 Sold (Public Records) $92,000 Public Records
• 1993-02-22 Sold (Public Records) $75,000 Public Records

Property tax history

+3.7%/yr

Latest (2025): $4,587 · +2.9% YoY. Source: county tax records.