4908 Heather Pl · Sylvania, OH 43560

$219,000

2 bd · 1.0 ba · 1,334 sqft · SingleFamily public records · 12 Days on market

Built 1955 0.31 ac lot Est $180k · 22% over

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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 +16.5/30.0
• Schools +5.9/10.0
• DSCR +5.1/10.0
• Livability +4.4/5.0
• 1% rule +4.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

CORPORATE LISTING! NEEDS TLC. CALL LISTER WHEN WRITING OFFERS.

Key facts

• Spacious backyard
• Granite countertops
• Expansive deck

Tags

• EXPANSIVE DECK
• SPACIOUS BACKYARD
• SHADOW-BOX PRIVACY FENCE
• LUXURY VINYL PLANK FLOORING
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES

Property features AI

Finance

• Other: Corner lot (approximately 0.31 acre)

Exterior

• Parking: Detached garage; Driveway; Gravel parking; On-street parking; Approximately 6 parking spaces (including garage with about 1.5 spaces)
• Utilities: Cable connected; Electricity connected; Natural gas connected; Well water; Septic sewer
• Home design: Single-family house; One and one-half story (2 total stories); Not attached; no common walls
• Construction: Vinyl siding; Shingle roof; Crawl space foundation; Built living area approximately 1,334
• Exterior features: Deck; Privacy fencing; Pergola

Interior

• Kitchen: Eat-in kitchen (11 x 19)
• Bedrooms: Bedroom 2 on the main level (11 x 11); Bedroom 3 on the upper level (11 x 15); Bedroom 4 on the upper level (10 x 19)
• Flooring: Carpet; Luxury vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); Window cooling units
• Interior features: Eat-in kitchen; Ceiling fan(s)
• Laundry & utility: Laundry on the main level

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $219k.

Deal economics

• At list price, monthly cash flow is $130 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $200k (8.7% below list).
• Recommended offer: $200k (8.7% below list) — sets the bar for 1% rule.
• Cap rate 7.0% 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 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

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 23y ago; this cycle's ask is 37% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $160k; 37% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $199,988 (8.7% below list)

Questions for the listing agent

1. Built in 1955 — 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. 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?
5. 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.
6. 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.
7. 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: 7.00%
• Cash-on-cash: 2.54%
• DSCR: 1.11
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $180,090
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5910 Whiteford Rd	0.24mi	3/1.0 (+1)	1,428 (+7%)	6mo	$172,000	$120	67
4941 Gorham Pl	0.08mi	3/1.0 (+1)	1,156 (-13%)	5mo	$236,000	$204	64
5736 Normandy Dr	0.07mi	3/2.0 (+1)	1,518 (+14%)	10mo	$230,000	$152	57
5120 Janet Ave	0.41mi	3/2.0 (+1)	1,316 (-1%)	19mo	$168,000	$128	54
5006 Argonne Pl	0.08mi	3/1.0 (+1)	1,520 (+14%)	21mo	$205,000	$135	51
5728 Rudyard Rd	0.73mi	3/1.0 (+1)	1,217 (-9%)	11mo	$155,000	$127	37
5036 Trellis Way	0.73mi	3/1.0 (+1)	1,202 (-10%)	11mo	$179,900	$150	35
5822 Friedly Dr	0.72mi	3/1.5 (+1)	1,523 (+14%)	2mo	$152,775	$100	34

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: -12.3%
• Equity multiple: 0.56×
• Total profit: $-27,225
• Equity at exit: $32,654

10-year hold

• IRR: -3.2%
• Equity multiple: 0.79×
• Total profit: $-13,093
• Equity at exit: $18,935

Cash invested: $61,320 (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: 9.1×

Monthly cashflow live

• Estimated rent: $2,000 medium
• Mortgage (P&I): −$1,148
• Tax from tax record: −$210 /mo · $2,524/yr
• Insurance: −$91
• HOA: −$0
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $130

Break-even live

Break-even rent $1,835

Max offer price $219,000

Occupancy floor 89%

Sensitivity live

Price	-10% $254	-5% $192	+0% $130	+5% $68	+10% $6
Rent	-10% $-28	-5% $51	+0% $130	+5% $209	+10% $288
Rate	-1.0pp $240	-0.5pp $186	base $130	+0.5pp $73	+1.0pp $15

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: $54,750
• Closing costs: $6,570
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4828 Whiteford Rd Toledo, OH	2.0	2.0	1157	$1,947	$1.68	45d	1	1.15mi
6022 Clover Ln Toledo, OH	3.0	2.0	1296	$1,750	$1.35	22d	1	1.21mi
4842 Larkhaven Dr Toledo, OH	3.0	3.0	1594	$2,400	$1.51	25d	1	1.28mi

Listing history 9 events

1. 2026-06-21
   days on market $219,000 Coming Soon 12 DOM
2. 2026-06-18
   days on market $219,000 Coming Soon 9 DOM
3. 2026-06-17
   days on market $219,000 Coming Soon 8 DOM
4. 2026-06-16
   days on market $219,000 Coming Soon 7 DOM
5. 2026-06-15
   days on market $219,000 Coming Soon 6 DOM
6. 2026-06-14
   days on market $219,000 Coming Soon 4 DOM
7. 2026-06-13
   days on market $219,000 Coming Soon 3 DOM
8. 2026-06-10
   remarks 693-char remark
9. 2026-06-10
   listed $219,000 Coming Soon 1 DOM

ⓘ 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: $2,524 · $210/mo
• Projected year-2 tax: $2,970 · $248/mo
• Expected delta: +$446/yr (+$37/mo · 17.7%)

ⓘ 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: $23,999
• − Mortgage interest: −$12,267
• − Property taxes: −$2,524
• − Insurance: −$1,095
• − Repairs & maintenance: −$1,920
• − Management: −$1,920
• − Depreciation: −$6,371
• Taxable loss: −$2,099
• Est. tax savings @ 24.0%: +$504
• After-tax cash flow: $2,062/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

• 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

+242.2% since first listed

14 events — show timeline

• 2026-06-10 Coming Soon $219,000 NORIS
• 2025-10-14 Price Changed $84,900 NORIS
• 2021-09-17 Sold (Public Records) $159,900 Public Records
• 2021-09-13 Sold (MLS) $159,900 NORIS
• 2021-08-04 Contingent — NORIS
• 2021-07-29 Listed $159,900 NORIS
• 2021-07-27 Coming Soon $159,900 NORIS
• 2004-09-03 Listing Removed — NORIS
• 2004-03-30 Listed $114,900 NORIS
• 2003-09-09 Sold (Public Records) $84,900 Public Records
• 2003-09-09 Sold (Public Records) $60,000 Public Records
• 2003-09-05 Sold (MLS) $84,900 NORIS
• 2003-05-02 Listed $89,900 NORIS
• 1997-06-19 Sold (Public Records) $64,000 Public Records

Property tax history

+1.7%/yr

Latest (2025): $2,524 · +3.4% YoY. Source: county tax records.