4835 Tamworth Rd · Sylvania, OH 43560

$219,900

4 bd · 2.5 ba · 1,960 sqft · SingleFamily public records · 2 Days on market

Built 1974 10,300 sqft lot $112/sqft · 24% below area Est $291k · 24% under

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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 +20.6/30.0
• ARV discount +15.0/15.0
• DSCR +6.5/10.0
• Schools +5.9/10.0
• 1% rule +5.6/10.0
• Livability +4.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Amazing opportunity to restore this spacious home to its full potential in the highly desirable Bretton Woods neighborhood of Sylvania! This traditional 2-story home offers 1,960 square feet of living space with 4 bedrooms and 2.5 bathrooms. Inside, you'll find a formal living room and dining room, an eat-in kitchen, and a cozy family room featuring a wood-burning fireplace and sliding doors leading to a large screened-in porch — perfect for relaxing or entertaining. The unfinished basement provides endless possibilities for additional living space, storage or a recreation area. Complete with an attached garage and situated in a sought-after location close to parks, schools, shopping,

Key facts

• 0.24 acre lot
• 2 garage spots
• Built 1974

Property features AI

Finance

• Other: Residential single family residence; Living area reported from public records; Lot approximately 0.24 acre
• HOA & community: Sidewalks in the community

Exterior

• Parking: Attached garage; 2 garage spaces; 4 total parking spaces
• Utilities: Electricity connected (200+ amp service); Natural gas connected; Public water; Public sanitary sewer
• Home design: Single-family house; Two levels; No attached units; No common walls; Shingle roof; Located on a city street in the Bretton Woods subdivision
• Construction: Vinyl siding; Block foundation
• Exterior features: Private yard; Private entrance; Screened porch; Partial fencing

Interior

• Kitchen: Dishwasher; Gas range
• Bedrooms: Upper-level primary/bedroom (13 x 13); Upper-level bedroom 2 (15 x 10); Upper-level bedroom 3 (13 x 12); Upper-level bedroom 4 (12 x 10)
• Flooring: Carpet; Laminate; Tile; Vinyl
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Eat-in kitchen; Primary bathroom; Sliding doors; Full basement with sump pump; Fireplace in family room; 9 total rooms
• Laundry & utility: Laundry in basement; Water heater; Dehumidifier; Sump pump

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $294 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $220k).
• Cap rate 7.9% 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: Sylvan Elementary School (math 67% / reading 82%, grade A, #272 of 1,584 statewide, top 19%, 411 students, 21% FRL); Sylvania Southview High School (math 53% / reading 74%, grade B-, #196 of 781 statewide, top 25%, 1,107 students, 22% FRL) — zoned schools at 22% FRL track the district average.
• Market conditions: 195 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $219,900

Questions for the listing agent

1. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.06% ✓
• Cap rate: 7.90%
• Cash-on-cash: 5.73%
• DSCR: 1.25
• GRM: 7.9

CMA / ARV

• ARV (median comp): $290,637
• List price: $219,900
• Delta: -24.34%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4835 Tamworth Rd	0.00mi	4/2.5	1,960 (0%)	1mo	$240,000	$122	99
4639 Tamworth Rd	0.21mi	4/2.5	1,972 (+1%)	2mo	$342,000	$173	88
4624 Vicksburg Dr	0.31mi	4/2.5	2,098 (+7%)	2mo	$330,000	$157	72
4541 Sheringham Ln	0.31mi	4/1.5	1,792 (-9%)	2mo	$290,500	$162	66
6913 Fredericksburg Dr	0.49mi	3/2.5 (-1)	1,876 (-4%)	1mo	$339,250	$181	64
6854 Williamsburg Dr	0.55mi	4/2.5	2,062 (+5%)	4mo	$350,500	$170	62
4745 Sheringham Ln	0.12mi	3/2.0 (-1)	1,688 (-14%)	4mo	$288,000	$171	61
6807 Gettysburg Dr	0.54mi	4/2.5	2,076 (+6%)	6mo	$349,900	$169	59
4547 Gettysburg Dr	0.37mi	4/2.5	2,227 (+14%)	1mo	$345,900	$155	59
6928 Williamsburg Dr	0.48mi	4/2.5	2,160 (+10%)	3mo	$360,500	$167	58
6846 Fredericksburg Dr	0.49mi	4/2.5	2,194 (+12%)	6mo	$345,000	$157	52
4740 N Mccord Rd	0.70mi	4/2.0	1,770 (-10%)	3mo	$300,000	$169	46

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: -7.4%
• Equity multiple: 0.73×
• Total profit: $-16,863
• Equity at exit: $32,788

10-year hold

• IRR: 2.2%
• Equity multiple: 1.16×
• Total profit: $9,630
• Equity at exit: $19,013

Cash invested: $61,572 (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 43560

• Home prices YoY: -31.7%
• Active inventory: 195
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $2,331 medium
• Mortgage (P&I): −$1,153
• Tax from tax record: −$303 /mo · $3,635/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$490
• Net cashflow: $294

Break-even live

Break-even rent $1,959

Max offer price $219,900

Occupancy floor 82%

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: $54,975
• Closing costs: $6,597
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4215 N McCord Rd Sylvania, OH	3.0	2.5	1770	$2,550	$1.44	14d	1	0.87mi

Listing history 3 events

1. 2026-05-18
   status Pending 831-char remark
2. 2026-05-16
   listed $219,900 Active 831-char remark
3. 2026-05-13
   historical $219,900 831-char remark

ⓘ 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: $3,635 · $303/mo
• Projected year-2 tax: $3,635 · $303/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: $27,974
• − Mortgage interest: −$12,318
• − Property taxes: −$3,635
• − Insurance: −$1,100
• − Repairs & maintenance: −$2,238
• − Management: −$2,238
• − Depreciation: −$6,397
• Taxable income: $49
• Est. tax owed @ 24.0%: −$12
• After-tax cash flow: $3,515/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

+9.1% since first listed

4 events — show timeline

• 2026-05-27 Sold (MLS) $240,000 NORIS
• 2026-05-18 Pending — NORIS
• 2026-05-16 Listed $219,900 NORIS
• 2026-05-13 Coming Soon $219,900 NORIS

Property tax history

+0.8%/yr

Latest (2025): $3,635 · +3.0% YoY. Source: county tax records.