5043 Barton Pl · Sylvania, OH 43560

$175,000

4 bd · 1.5 ba · 1,572 sqft · SingleFamily public records · 48 Days on market

Built 1959 0.31 ac lot $111/sqft · 14% below area Est $203k · 14% under

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +13.7/15.0
• DSCR +10.0/10.0
• 1% rule +9.6/10.0
• Schools +5.9/10.0
• Livability +4.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Now available for showings! Don't miss this incredible opportunity to bid on a beautifully remodeled ranch in one of Sylvania Township's most desirable neighborhoods. This move-in-ready home offers over 1,500 square feet of comfortable living space on a large, fully fenced lot, checking every box for the modern buyer. The interior features four spacious bedrooms, fresh paint throughout, and all-new flooring, complemented by a remodeled full bath and an updated kitchen. Major mechanical and structural updates, including newer windows and a newer furnace, provide added peace of mind. The floor plan is designed for versatility with both a living room and a family room, plus the convenience of two full bathrooms. Step outside to a private, covered backyard patio—perfect for relaxing or entertaining regardless of the weather. This property will be sold at public auction on Wednesday, May 6th at 4:00PM, with a low minimum bid of only $175,000. With all the hard work already completed and a motivated seller, this well-maintained property represents a fantastic opportunity to secure exceptional value at auction. Everything is done—just unpack and enjoy! A 10% buyers premium will be added to the final bid.

Key facts

• Newer furnace
• Remodeled ranch
• Newer windows

Tags

• REMODELED RANCH
• FULLY FENCED LOT
• REMODELED FULL BATH
• UPDATED KITCHEN
• NEWER WINDOWS
• NEWER FURNACE

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $844 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $175k).
• Recommended offer: $170k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.1% 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: schools A+, crime A+, employment 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.
• Market conditions: 195 active listings in the ZIP; 2 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 $1k of loan paydown is wiped out by about $5k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $49k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($170k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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 $48k; list at $175k implies a 261% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $169,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.46% ✓
• Cap rate: 12.08%
• Cash-on-cash: 20.66%
• DSCR: 1.92
• GRM: 5.7

CMA / ARV

• ARV (median comp): $203,096
• List price: $175,000
• Delta: -13.83%
• 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
5117 Janet Ave	0.20mi	3/1.0 (-1)	1,592 (+1%)	6mo	$153,000	$96	76
5910 Whiteford Rd	0.05mi	3/1.0 (-1)	1,428 (-9%)	6mo	$172,000	$120	70
5736 Normandy Dr	0.25mi	3/2.0 (-1)	1,518 (-3%)	10mo	$230,000	$152	67
5539 Mc Lain Dr	0.46mi	4/2.0	1,650 (+5%)	1mo	$195,000	$118	67
4819 Janet Ave	0.36mi	3/1.5 (-1)	1,702 (+8%)	4mo	$260,000	$153	62
5707 Roan Rd	0.70mi	3/1.5 (-1)	1,584 (+1%)	1mo	$205,000	$129	60
4744 S Crestridge Rd	0.60mi	4/2.0	1,739 (+11%)	10mo	$269,000	$155	44
4551 Flanders Hill Ct	0.65mi	3/2.0 (-1)	1,593 (+1%)	20mo	$261,000	$164	44
4719 N Arvilla Dr	0.50mi	3/1.5 (-1)	1,713 (+9%)	19mo	$275,000	$161	41
5643 Marshall Rd	0.74mi	3/1.5 (-1)	1,440 (-8%)	9mo	$220,000	$153	39
5660 Centerview Dr	0.73mi	4/1.5	1,352 (-14%)	8mo	$220,000	$163	36
4758 S Crestridge Rd	0.58mi	3/2.0 (-1)	1,788 (+14%)	14mo	$275,000	$154	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.0%
• Equity multiple: 1.52×
• Total profit: $25,389
• Equity at exit: $26,093

10-year hold

• IRR: 21.9%
• Equity multiple: 2.86×
• Total profit: $91,352
• Equity at exit: $15,131

Cash invested: $49,000 (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: 5.7×

Monthly cashflow live

• Estimated rent: $2,547 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$178 /mo · $2,133/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$535
• Net cashflow: $844

Break-even live

Break-even rent $1,479

Max offer price $175,000

Occupancy floor 62%

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6022 Clover Ln Toledo, OH	3.0	2.0	1296	$1,750	$1.35	21d	1	1.33mi
4842 Larkhaven Dr Toledo, OH	3.0	3.0	1594	$2,400	$1.51	23d	1	1.48mi

Listing history 13 events

1. 2026-05-14
   status Pending 1230-char remark

   Show marketing remark (1230 chars)

   Now available for showings! Don't miss this incredible opportunity to bid on a beautifully remodeled ranch in one of Sylvania Township's most desirable neighborhoods. This move-in-ready home offers over 1,500 square feet of comfortable living space on a large, fully fenced lot, checking every box for the modern buyer. The interior features four spacious bedrooms, fresh paint throughout, and all-new flooring, complemented by a remodeled full bath and an updated kitchen. Major mechanical and structural updates, including newer windows and a newer furnace, provide added peace of mind. The floor plan is designed for versatility with both a living room and a family room, plus the convenience of two full bathrooms. Step outside to a private, covered backyard patio—perfect for relaxing or entertaining regardless of the weather. This property will be sold at public auction on Wednesday, May 6th at 4:00PM, with a low minimum bid of only $175,000. With all the hard work already completed and a motivated seller, this well-maintained property represents a fantastic opportunity to secure exceptional value at auction. Everything is done—just unpack and enjoy! A 10% buyers premium will be added to the final bid.

2. 2026-03-26
   listed $175,000 Active 1230-char remark

   Show marketing remark (1230 chars)

   Now available for showings! Don't miss this incredible opportunity to bid on a beautifully remodeled ranch in one of Sylvania Township's most desirable neighborhoods. This move-in-ready home offers over 1,500 square feet of comfortable living space on a large, fully fenced lot, checking every box for the modern buyer. The interior features four spacious bedrooms, fresh paint throughout, and all-new flooring, complemented by a remodeled full bath and an updated kitchen. Major mechanical and structural updates, including newer windows and a newer furnace, provide added peace of mind. The floor plan is designed for versatility with both a living room and a family room, plus the convenience of two full bathrooms. Step outside to a private, covered backyard patio—perfect for relaxing or entertaining regardless of the weather. This property will be sold at public auction on Wednesday, May 6th at 4:00PM, with a low minimum bid of only $175,000. With all the hard work already completed and a motivated seller, this well-maintained property represents a fantastic opportunity to secure exceptional value at auction. Everything is done—just unpack and enjoy! A 10% buyers premium will be added to the final bid.

3. 2026-03-25
   historical
4. 2026-03-17
   historical Contingent
5. 2026-03-10
   price $229,900
6. 2026-02-13
   price $245,000
7. 2026-01-31
   status Active
8. 2026-01-19
   historical Contingent
9. 2026-01-16
   status Active
10. 2025-12-15
    historical Contingent
11. 2025-12-12
    listed $249,900 Active
12. 2025-12-10
    historical
13. 1987-05-22
    soldstatus $48,500

ⓘ 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: $2,133 · $178/mo
• Projected year-2 tax: $2,431 · $203/mo
• Expected delta: +$299/yr (+$25/mo · 14.0%)

ⓘ 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: $30,562
• − Mortgage interest: −$9,803
• − Property taxes: −$2,133
• − Insurance: −$875
• − Repairs & maintenance: −$2,445
• − Management: −$2,445
• − Depreciation: −$5,091
• Taxable income: $7,771
• Est. tax owed @ 24.0%: −$1,865
• After-tax cash flow: $8,259/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

+260.8% since first listed

13 events — show timeline

• 2026-05-14 Pending — NORIS
• 2026-03-26 Listed $175,000 NORIS
• 2026-03-25 Listing Removed — NORIS
• 2026-03-17 Contingent — NORIS
• 2026-03-10 Price Changed $229,900 NORIS
• 2026-02-13 Price Changed $245,000 NORIS
• 2026-01-31 Relisted — NORIS
• 2026-01-19 Contingent — NORIS
• 2026-01-16 Relisted — NORIS
• 2025-12-15 Contingent — NORIS
• 2025-12-12 Listed $249,900 NORIS
• 2025-12-10 Coming Soon — NORIS
• 1987-05-22 Sold (Public Records) $48,500 Public Records

Property tax history

+5.0%/yr

Latest (2025): $2,133 · +2.6% YoY. Source: county tax records.