5679 Monroe St Unit 311 · Sylvania, OH 43560

$134,900

2 bd · 1.0 ba · 1,061 sqft · Condo public records · 75 Days on market

Built 1970 $127/sqft · 12% below area Est $152k · 11% under $318/mo HOA · 22% of rent

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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).

• ARV discount +12.7/15.0
• Cash flow +7.4/30.0
• Schools +5.9/10.0
• 1% rule +5.7/10.0
• Livability +4.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Enjoy this rare first floor unit. 2 bedrooms, dining area, brand new carpet throughout. All kitchen appliances remain, newer windows. Enjoy the natural light with sliding doors to patio. Laundry in building basement. Assigned parking space in underground garage. HOA fees include pool, gas heat, water, refuse, and exterior maintenance. 55 plus community.

Key facts

• Dining area
• First floor unit
• Newer windows

Tags

• FIRST FLOOR UNIT
• DINING AREA
• NEWER WINDOWS
• SLIDING DOORS TO PATIO
• ASSIGNED PARKING SPACE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $135k.

Deal economics

• At list price, monthly cash flow is $-176 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $104k (23.0% below list).
• Meets the 1% rule at list price ($1k rent vs $135k).
• Recommended offer: $104k (23.0% below list) — sets the bar for cash-flow.
• Cap rate 4.7% 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: Whiteford Elementary School (math 52% / reading 62%, grade C+, #729 of 1,584 statewide, top 48%, 403 students, 39% 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; 10 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 70% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 415 units permitted in Lucas County in 2024 (122 in 5+ unit buildings).
• This rent is only 16% of the median local income ($109k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $933 of loan paydown is wiped out by about $4k 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 75 days — a 6% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 16y 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.

Risks & watch-outs

• Watch-outs: HOA is 22% of rent.

Recommended offer $103,809 (23.0% 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 75 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.07% ✓
• Cap rate: 4.73%
• Cash-on-cash: -5.59%
• DSCR: 0.75
• GRM: 7.8

CMA / ARV

• ARV (median comp): $152,429
• List price: $134,900
• Delta: -11.50%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -25.6%
• Equity multiple: 0.13×
• Total profit: $-32,811
• Equity at exit: $20,114

10-year hold

• IRR: -21.2%
• Equity multiple: -0.11×
• Total profit: $-41,958
• Equity at exit: $11,664

Cash invested: $37,772 (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: 7.8×

Monthly cashflow live

• Estimated rent: $1,444 high
• Mortgage (P&I): −$707
• Tax from tax record: −$235 /mo · $2,817/yr
• Insurance: −$56
• HOA: −$318
• Vacancy / Maint / Mgmt: −$303
• Net cashflow: $-176

Break-even live

Break-even rent $1,666

Max offer price $103,809

Occupancy floor —

Sensitivity live

Price	-10% $-100	-5% $-138	+0% $-176	+5% $-214	+10% $-252
Rent	-10% $-290	-5% $-233	+0% $-176	+5% $-119	+10% $-62
Rate	-1.0pp $-108	-0.5pp $-142	base $-176	+0.5pp $-211	+1.0pp $-247

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: $33,725
• Closing costs: $4,047
• Reserves months: —
• Total cash needed: —

Rent comps 10 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	0.61mi
5301 Alexis Rd Sylvania, OH	1.0–2.0	1.0	685	$875	$1.28	15d	1	0.61mi
5360 Monroe St Toledo, OH	1.0–2.0	1.0	729	$900	$1.23	45d	1	0.85mi
4606 Nantuckett Dr Toledo, OH	1.0–2.0	1.0	775	$925	$1.19	45d	1	1.08mi
4312 N Holland Sylvania Rd Toledo, OH	1.0–2.0	1.0–2.0	950	$1,399	$1.47	45d	1	1.10mi
4615 N Holland Sylvania Rd Toledo, OH	1.0	1.0	828	$1,124	$1.36	45d	1	1.14mi
4994 Main St Sylvania, OH	1.0	1.0	700	$915	$1.31	45d	1	1.18mi
4994 Main St Sylvania, OH	2.0	1.0	1110	$1,150	$1.04	25d	1	1.18mi
5942 Cushman Rd Unit 2 Sylvania, OH	1.0	1.0	700	$899	$1.28	45d	1	1.25mi
6455 Monroe St Sylvania, OH	1.0–2.0	1.0–2.5	744	$2,567	$3.45	15d	16	1.47mi

HOA detail condo

• Monthly dues: $318 · $3,816/yr
• Likely covers: watertrashgasexterior maint.poolparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 36 events

1. 2026-06-21
   days on market $134,900 Active 75 DOM
2. 2026-06-18
   days on market $134,900 Active 72 DOM
3. 2026-06-17
   days on market $134,900 Active 71 DOM
4. 2026-06-16
   days on market $134,900 Active 70 DOM
5. 2026-06-15
   days on market $134,900 Active 69 DOM
6. 2026-06-14
   days on market $134,900 Active 67 DOM
7. 2026-06-13
   days on market $134,900 Active 66 DOM
8. 2026-06-10
   days on market $134,900 Active 64 DOM
9. 2026-06-09
   days on market $134,900 Active 63 DOM
10. 2026-06-08
    days on market $134,900 Active 62 DOM
11. 2026-06-07
    days on market $134,900 Active 61 DOM
12. 2026-06-03
    days on market $134,900 Active 57 DOM
13. 2026-06-02
    days on market $134,900 Active 56 DOM
14. 2026-06-01
    days on market $134,900 Active 55 DOM
15. 2026-05-31
    days on market $134,900 Active 54 DOM
16. 2026-05-30
    days on market $134,900 Active 53 DOM
17. 2026-04-03
    listed $134,900 Active 355-char remark

    Show marketing remark (355 chars)

    Enjoy this rare first floor unit. 2 bedrooms, dining area, brand new carpet throughout. All kitchen appliances remain, newer windows. Enjoy the natural light with sliding doors to patio. Laundry in building basement. Assigned parking space in underground garage. HOA fees include pool, gas heat, water, refuse, and exterior maintenance. 55 plus community.

18. 2025-10-14
    price $78,000 326-char remark

    Show marketing remark (326 chars)

    Great first floor condo in Versailles in the Woods. Kitchen has been updated with newer laminate floors in kitchen and living room. Patio with new secure sliding door that can be entered with key, underground garage parking and attic with storage space. Access to beautiful in ground pool. Water and gas included in condo fee.

19. 2025-10-14
    price $50,000

    Show marketing remark (326 chars)

    Great first floor condo in Versailles in the Woods. Kitchen has been updated with newer laminate floors in kitchen and living room. Patio with new secure sliding door that can be entered with key, underground garage parking and attic with storage space. Access to beautiful in ground pool. Water and gas included in condo fee.

20. 2022-08-03
    status Pending
21. 2022-08-03
    price $120,000
22. 2022-08-03
    soldstatus $120,000 Closed
23. 2022-07-05
    historical Contingent
24. 2022-07-01
    listed $119,900 Active
25. 2017-10-06
    soldstatus $78,000 326-char remark

    Show marketing remark (326 chars)

    Great first floor condo in Versailles in the Woods. Kitchen has been updated with newer laminate floors in kitchen and living room. Patio with new secure sliding door that can be entered with key, underground garage parking and attic with storage space. Access to beautiful in ground pool. Water and gas included in condo fee.

26. 2017-06-23
    listed $82,000 326-char remark

    Show marketing remark (326 chars)

    Great first floor condo in Versailles in the Woods. Kitchen has been updated with newer laminate floors in kitchen and living room. Patio with new secure sliding door that can be entered with key, underground garage parking and attic with storage space. Access to beautiful in ground pool. Water and gas included in condo fee.

27. 2015-10-09
    soldstatus $65,000
28. 2014-09-19
    soldstatus $50,000
29. 2014-09-18
    price $54,900
30. 2014-06-04
    listed $54,900
31. 2011-12-13
    historical
32. 2011-07-21
    listed $69,900
33. 2011-06-01
    historical
34. 2010-12-01
    listed $84,900
35. 2000-08-21
    soldstatus $79,500
36. 1995-05-25
    soldstatus $67,000

ⓘ 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: $2,817 · $235/mo
• Projected year-2 tax: $2,817 · $235/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 · 15 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: $17,323
• − Mortgage interest: −$7,556
• − Property taxes: −$2,817
• − Insurance: −$674
• − Repairs & maintenance: −$1,386
• − Management: −$1,386
• − HOA: −$3,816
• − Depreciation: −$3,924
• Taxable loss: −$4,238
• Est. tax savings @ 24.0%: +$1,017
• After-tax cash flow: $-1,095/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

+101.3% since first listed

20 events — show timeline

• 2026-04-03 Listed $134,900 NORIS
• 2025-10-14 Price Changed $78,000 NORIS
• 2025-10-14 Price Changed $50,000 NORIS
• 2022-08-03 Pending — NORIS
• 2022-08-03 Sold (MLS) $120,000 NORIS
• 2022-08-03 Price Changed $120,000 NORIS
• 2022-07-05 Contingent — NORIS
• 2022-07-01 Listed $119,900 NORIS
• 2017-10-06 Sold (MLS) $78,000 NORIS
• 2017-06-23 Listed $82,000 NORIS
• 2015-10-09 Sold (Public Records) $65,000 Public Records
• 2014-09-19 Sold (MLS) $50,000 NORIS
• 2014-09-18 Price Changed $54,900 NORIS
• 2014-06-04 Listed $54,900 NORIS
• 2011-12-13 Listing Removed — NORIS
• 2011-07-21 Listed $69,900 NORIS
• 2011-06-01 Listing Removed — NORIS
• 2010-12-01 Listed $84,900 NORIS
• 2000-08-21 Sold (Public Records) $79,500 Public Records
• 1995-05-25 Sold (Public Records) $67,000 Public Records

Property tax history

+8.3%/yr

Latest (2025): $2,817 · +3.4% YoY. Source: county tax records.