5679 Monroe St #119 · Sylvania, OH 43560

$165,000

2 bd · 2.0 ba · 1,316 sqft · Condo public records · 3 Days on market

Built 1966 $300/mo HOA · 16% 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).

• Cash flow +11.2/30.0
• ARV discount +7.5/15.0
• 1% rule +6.1/10.0
• Schools +5.9/10.0
• Livability +4.4/5.0
• DSCR +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Adorable 2 bed 2 bath unit located on first floor in first building upfront. Beautiful hardwood flooring. Dining room with built-ins and desk. Large windows and door lead out to patio area. Primary bedroom with double closets and ceiling fan, large bath vanity and walk-in shower. Second bedroom with private bath/tub. 2018 furnace, 2020 new AC. Laundry in unit new washer and dryer. Condo fee is $240/month and includes heated parking below garage spot 18, water, sewer, refuse, exterior maintenance and pool. Storage unit #32.

Key facts

• Hardwood flooring
• Ample cabinetry
• In-unit laundry

Tags

• HARDWOOD FLOORING
• OPEN LAYOUT
• OVERSIZED WINDOWS
• PATIO
• AMPLE CABINETRY
• IN-UNIT LAUNDRY

Property features AI

Finance

• HOA & community: Monthly association fee ($300); Community indoor pool

Exterior

• Parking: Assigned parking (total 1); Driveway; Heated garage with garage door opener; Asphalt surfaces
• Utilities: Public water; Sanitary sewer; Electricity connected; Natural gas connected; Cable available; Internet available
• Home design: Residential condominium; End unit, attached; One story
• Construction: Brick construction; Block foundation
• Exterior features: Deck; Rear patio; Shingle roof

Interior

• Kitchen: Electric range; Microwave; Dishwasher; Refrigerator
• Bedrooms: Bedroom 2 on main level; Total rooms: 6
• Flooring: Carpet; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Elevator; Ceiling fans; Primary bathroom; Gas fireplace (1)
• Laundry & utility: Washer and dryer included; Laundry on main level; Water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $165k.

Deal economics

• At list price, monthly cash flow is $-62 ($-745/yr) — negative.
• To cash-flow at today's rent, offer at most $154k (6.7% below list).
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $154k (6.7% below list) — sets the bar for cash-flow.
• Cap rate 5.8% 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; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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).

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.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $70k; list at $165k implies a 136% gain — meaningful room to come down on a strong offer.

Recommended offer $154,027 (6.7% 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. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.11% ✓
• Cap rate: 5.84%
• Cash-on-cash: -1.61%
• DSCR: 0.93
• GRM: 7.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -18.8%
• Equity multiple: 0.34×
• Total profit: $-30,442
• Equity at exit: $24,602

10-year hold

• IRR: -10.9%
• Equity multiple: 0.34×
• Total profit: $-30,581
• Equity at exit: $14,266

Cash invested: $46,200 (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: 7.5×

Monthly cashflow live

• Estimated rent: $1,826 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$271 /mo · $3,248/yr
• Insurance: −$69
• HOA: −$300
• Vacancy / Maint / Mgmt: −$383
• Net cashflow: $-62

Break-even live

Break-even rent $1,905

Max offer price $154,027

Occupancy floor 98%

Sensitivity live

Price	-10% $31	-5% $-15	+0% $-62	+5% $-109	+10% $-156
Rent	-10% $-206	-5% $-134	+0% $-62	+5% $10	+10% $82
Rate	-1.0pp $21	-0.5pp $-20	base $-62	+0.5pp $-105	+1.0pp $-148

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 5 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
4312 N Holland Sylvania Rd Toledo, OH	1.0–2.0	1.0–2.0	950	$1,399	$1.47	45d	1	1.10mi
4994 Main St Sylvania, OH	2.0	1.0	1110	$1,150	$1.04	25d	1	1.18mi
4842 Larkhaven Dr Toledo, OH	3.0	3.0	1594	$2,400	$1.51	25d	1	1.31mi
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: $300 · $3,600/yr
• Likely covers: watersewertrashexterior maint.pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 8 events

1. 2026-06-21
   days on market $165,000 Active 3 DOM
2. 2026-06-18
   statusdays on market $165,000 Active 1 DOM
3. 2026-06-17
   days on market $165,000 Coming Soon 6 DOM
4. 2026-06-16
   days on market $165,000 Coming Soon 5 DOM
5. 2026-06-15
   days on market $165,000 Coming Soon 4 DOM
6. 2026-06-14
   days on market $165,000 Coming Soon 2 DOM
7. 2026-06-13
   remarks 699-char remark
8. 2026-06-13
   listed $165,000 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: $3,248 · $271/mo
• Projected year-2 tax: $3,248 · $271/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: $21,913
• − Mortgage interest: −$9,243
• − Property taxes: −$3,248
• − Insurance: −$825
• − Repairs & maintenance: −$1,753
• − Management: −$1,753
• − HOA: −$3,600
• − Depreciation: −$4,800
• Taxable loss: −$3,309
• Est. tax savings @ 24.0%: +$794
• After-tax cash flow: $49/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

+254.8% since first listed

8 events — show timeline

• 2026-06-11 Coming Soon $165,000 NORIS
• 2025-06-27 Sold (Public Records) $70,000 Public Records
• 2023-04-14 Sold (MLS) $136,000 NORIS
• 2023-03-31 Pending — NORIS
• 2023-03-30 Price Changed $136,000 NORIS
• 2023-03-13 Listed $135,000 NORIS
• 1992-08-24 Sold (Public Records) $94,500 Public Records
• 1976-03-31 Sold (Public Records) $46,500 Public Records

Property tax history

+6.3%/yr

Latest (2025): $3,248 · +27.8% YoY. Source: county tax records.