Skyline 211 Meadows of Perrysburg Plan · Rossford, OH 43551

$164,500

4 bd · 2.0 ba · 1,493 sqft · Manufactured · 82 Days on market

Good condition

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +4.3/5.0
• Schools +4.0/10.0
• Condition / age +4.0/5.0
• Livability +3.6/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Meadows of Perrysburg is a private manufactured home community located in the great town of Perrysburg, Ohio. This beautiful community offers you a variety of amenities accessible by all residents. From the community center and pool, to the basketball court, volleyball court and playground, every inch of Meadows of Perrysburg is sure to meet your needs. The brand new homes at Meadows of Perrysburg range from 3 to 4-bedrooms and 2-bathrooms and are built for your modern lifestyle. The floor plans include an open concept with a large eat-in kitchen, plenty of cabinet and countertop space, and optional kitchen islands. The primary bedroom suites consist of beautiful spacious bedrooms, walk-in closets, and a private bathroom. Connect with your neighbors at our annual community events like our Halloween Party, Winter Holiday celebration and Summer Party. Call or visit our community today for a home and community tour! Our community is located between I-75 and I-280, and only 2 miles from the Ohio Turnpike. With its location just 3 miles from Toledo and 17 miles from Bowling Green, UMH's, Meadows of Perrysburg is close to shopping, dining, food stores, parks and lakes. With Toledo just minutes away from our community, residents can look forward to fun attractions like Hollywood casino, world-class Toledo Museum of Art and the Toledo Zoo. Enjoy a day catching a Toledo Mud Hens ball game, then strolling downtown historic Perrysburg. The Meadows of Perrysburg community is located in the Rossford Schools District. Students grades K-5 will begin their education at Rossford Elementary School. Then, students will transition to Rossford Jr High School. To finish, students grades 9-12 will graduate from Rossford High School. Students after graduation or adults interested in higher education will find Meadows of Perrysburg conveniently located near Owens Community College, University Of Toledo and Bowling Green State University.

Key facts

• Volleyball court
• Large eat-in kitchen
• Community center

Tags

• COMMUNITY CENTER
• BASKETBALL COURT
• VOLLEYBALL COURT
• PLAYGROUND
• OPEN CONCEPT
• LARGE EAT-IN KITCHEN

🏗️ New construction. The $164,500 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $58,765.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $164k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $164k).
• Recommended offer: $155k (6.0% below list) — sets the bar for market timing.
• Cap rate 27.6% 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; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 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 $406 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 $16k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 82 days — a 6% lower offer ($155k) is reasonable based on typical stale-listing flexibility.

Recommended offer $154,630 (6.0% below list)

Questions for the listing agent

1. It's been on market 82 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 3.12% ✓
• Cap rate: 27.56%
• Cash-on-cash: 75.95%
• DSCR: 4.38
• GRM: 2.7

CMA / ARV

• ARV (median comp): $58,765
• List price: $164,500
• Delta: 179.93%
• Verdict: OVERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 80.8%
• Equity multiple: 4.96×
• Total profit: $65,183
• Equity at exit: $8,762

10-year hold

• IRR: 85.3%
• Equity multiple: 11.93×
• Total profit: $179,762
• Equity at exit: $5,081

Cash invested: $16,454 (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: 7.5×

Monthly cashflow live

• Estimated rent: $1,832 medium
• Mortgage (P&I): −$308
• Tax est. 1.5%: −$73 /mo · $881/yr
• Insurance: −$24
• HOA: −$0
• Vacancy / Maint / Mgmt: −$385
• Net cashflow: $1,041

Break-even live

Break-even rent $514

Max offer price $58,765

Occupancy floor 38%

Sensitivity live

Price	-10% $1,082	-5% $1,062	+0% $1,041	+5% $1,021	+10% $1,001
Rent	-10% $897	-5% $969	+0% $1,041	+5% $1,114	+10% $1,186
Rate	-1.0pp $1,071	-0.5pp $1,056	base $1,041	+0.5pp $1,026	+1.0pp $1,011

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: $14,691
• Closing costs: $1,763
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
27484 Oregon Rd Perrysburg, OH	3.0	2.0	1568	$1,825	$1.16	14d	1	0.07mi
27696 Oregon Rd Perrysburg, OH	2.0–3.0	2.0	924	$1,000	$1.08	14d	1	0.17mi
28776 Starbright Blvd Perrysburg, OH	3.0	1.5	1242	$1,500	$1.21	24d	1	1.22mi

Listing history 16 events

1. 2026-06-18
   days on market $164,500 Active 82 DOM
2. 2026-06-17
   days on market $164,500 Active 81 DOM
3. 2026-06-16
   days on market $164,500 Active 80 DOM
4. 2026-06-15
   days on market $164,500 Active 79 DOM
5. 2026-06-14
   days on market $164,500 Active 77 DOM
6. 2026-06-13
   days on market $164,500 Active 76 DOM
7. 2026-06-10
   days on market $164,500 Active 74 DOM
8. 2026-06-09
   days on market $164,500 Active 73 DOM
9. 2026-06-08
   days on market $164,500 Active 72 DOM
10. 2026-06-07
    days on market $164,500 Active 71 DOM
11. 2026-06-03
    days on market $164,500 Active 67 DOM
12. 2026-06-02
    days on market $164,500 Active 66 DOM
13. 2026-06-01
    days on market $164,500 Active 65 DOM
14. 2026-05-31
    days on market $164,500 Active 64 DOM
15. 2026-05-30
    days on market $164,500 Active 63 DOM
16. 2026-03-28
    listed $164,500 Active 1947-char remark

    Show marketing remark (1947 chars)

    Meadows of Perrysburg is a private manufactured home community located in the great town of Perrysburg, Ohio. This beautiful community offers you a variety of amenities accessible by all residents. From the community center and pool, to the basketball court, volleyball court and playground, every inch of Meadows of Perrysburg is sure to meet your needs. The brand new homes at Meadows of Perrysburg range from 3 to 4-bedrooms and 2-bathrooms and are built for your modern lifestyle. The floor plans include an open concept with a large eat-in kitchen, plenty of cabinet and countertop space, and optional kitchen islands. The primary bedroom suites consist of beautiful spacious bedrooms, walk-in closets, and a private bathroom. Connect with your neighbors at our annual community events like our Halloween Party, Winter Holiday celebration and Summer Party. Call or visit our community today for a home and community tour! Our community is located between I-75 and I-280, and only 2 miles from the Ohio Turnpike. With its location just 3 miles from Toledo and 17 miles from Bowling Green, UMH's, Meadows of Perrysburg is close to shopping, dining, food stores, parks and lakes. With Toledo just minutes away from our community, residents can look forward to fun attractions like Hollywood casino, world-class Toledo Museum of Art and the Toledo Zoo. Enjoy a day catching a Toledo Mud Hens ball game, then strolling downtown historic Perrysburg. The Meadows of Perrysburg community is located in the Rossford Schools District. Students grades K-5 will begin their education at Rossford Elementary School. Then, students will transition to Rossford Jr High School. To finish, students grades 9-12 will graduate from Rossford High School. Students after graduation or adults interested in higher education will find Meadows of Perrysburg conveniently located near Owens Community College, University Of Toledo and Bowling Green State University.

ⓘ 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: $21,987
• − Mortgage interest: −$3,292
• − Property taxes: −$881
• − Insurance: −$294
• − Repairs & maintenance: −$1,759
• − Management: −$1,759
• − Depreciation: −$1,710
• Taxable income: $12,293
• Est. tax owed @ 24.0%: −$2,950
• After-tax cash flow: $9,546/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 · 6 photos

Good 80/100 None rehab

This home is in excellent condition with modern finishes and a well-maintained exterior. It is move-in ready and would benefit from a fresh coat of paint and flooring updates to further enhance its value.

Value-add opportunities

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Replace carpet with hardwood or tile — Hardwood or tile flooring is more durable and adds value
• Both Install smart home devices — Smart home devices improve convenience and energy efficiency, attracting buyers and renters

Renovation cost estimate screening

Value-add ROI direction

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replace carpet with hardwood or tile — Hardwood or tile flooring is more durable and adds value ↑
• Both Install smart home devices — Smart home devices improve convenience and energy efficiency, attracting buyers and renters ↑

ⓘ 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

1 event — show timeline

• 2026-03-28 Listed $164,500 Zillow