24719 Stony Ridge Rd · Stony Ridge, OH 43551

$265,000

5 bd · 1.5 ba · 2,088 sqft · SingleFamily public records · 32 Days on market

Built 1907 0.87 ac lot $127/sqft · at area comps Est $275k · at est.

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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 +14.1/30.0
• ARV discount +9.2/15.0
• Schools +6.6/10.0
• DSCR +4.3/10.0
• Rent growth +4.3/5.0
• 1% rule +3.2/10.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Simple Country Home in Stony Ridge. Beautiful kitchen, open floor plan, gas fireplace, new water softner, new hot water tank. Wonderful enclosed back porch. 240 amp service in garage, 200 amp in home.New furnace 2005. Some newer windows.

Key facts

• 0.87 acre lot
• 2 garage spots
• Built 1907

Property features AI

Exterior

• Parking: Detached garage; Garage door opener; Approximately 2.5 garage spaces; Driveway; Gravel parking areas; Concrete surfaces
• Utilities: Well water; Sanitary sewer; 200+ amp electric service; Cable connected
• Home design: Single-family house; One and one-half levels (2 total stories); No common walls
• Construction: Aluminum siding; Steel siding; Shingle roof; Crawl space/raised foundation; Built prior to or documented in public records (year built from public records)
• Exterior features: Front porch; Rear porch; Corner lot

Interior

• Kitchen: Dishwasher; Gas range; Microwave; Refrigerator; Eat-in kitchen layout
• Bedrooms: Bedroom 2 (Upper); Bedroom 3 (Upper); Bedroom 4 (Main); Additional bedroom-sized space (Upper) — 15 x 14
• Flooring: Hardwood; Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Open floorplan; Eat-in kitchen; Built-in features; Storage
• Laundry & utility: Laundry area on main level

What this means for you Summary

Snapshot

• This is a 5-bed/1.5-bath single-family listed at $265k.

Deal economics

• At list price, monthly cash flow is $39 ($472/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 $219k (17.5% below list).
• Recommended offer: $219k (17.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 61/100 on livability (#934 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, employment B; Watch: crime C-, amenities F, commute F.
• Eastwood Local (rural): math 74% / reading 81% proficiency, ranked #69 of 656 in OH (top 10%) — strong family-tenant draw, lease renewals of 3-5y typical; only 19% free/reduced lunch — higher-income household profile.
• Zoned schools: Eastwood Elementary School (math 82% / reading 83%, grade A+, #106 of 1,584 statewide, top 7%, 698 students, 26% FRL); Eastwood Middle School (math 65% / reading 76%, grade A, #131 of 654 statewide, top 21%, 345 students, 26% FRL); Eastwood I High School (math 77% / reading 87%, grade A, #23 of 781 statewide, top 3%, 412 students, 14% FRL) — zoned schools at 22% FRL track the district average.
• Market conditions: Rents rising fast (+7.3%/yr); 231 active listings in the ZIP; 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 $2k of loan paydown is wiped out by about $8k 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.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($257k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 19y 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: built in 1907 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $218,613 (17.5% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
2. Built in 1907 — 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 F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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?
6. 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.
7. 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.
8. 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: 0.82% ✗
• Cap rate: 6.47%
• Cash-on-cash: 0.64%
• DSCR: 1.03
• GRM: 10.1

CMA / ARV

• ARV (median comp): $275,286
• List price: $265,000
• Delta: -3.74%
• Verdict: FAIR
• Comps: 5 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -10.9%
• Equity multiple: 0.59×
• Total profit: $-30,528
• Equity at exit: $39,512

10-year hold

• IRR: 3.3%
• Equity multiple: 1.28×
• Total profit: $21,138
• Equity at exit: $22,912

Cash invested: $74,200 (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 43551

• Rents YoY: 7.3%
• Active inventory: 231
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $2,186 medium
• Mortgage (P&I): −$1,390
• Tax from tax record: −$188 /mo · $2,251/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$459
• Net cashflow: $39

Break-even live

Break-even rent $2,136

Max offer price $265,000

Occupancy floor 93%

Sensitivity live

Price	-10% $189	-5% $114	+0% $39	+5% $-36	+10% $-111
Rent	-10% $-133	-5% $-47	+0% $39	+5% $126	+10% $212
Rate	-1.0pp $173	-0.5pp $107	base $39	+0.5pp $-29	+1.0pp $-99

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: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-07
   statusdays on market $265,000 Pending 32 DOM
2. 2026-06-03
   days on market $265,000 Contingent 30 DOM
3. 2026-06-02
   days on market $265,000 Contingent 29 DOM
4. 2026-06-01
   days on market $265,000 Contingent 28 DOM
5. 2026-05-31
   days on market $265,000 Contingent 27 DOM
6. 2026-05-30
   days on market $265,000 Contingent 26 DOM
7. 2026-05-08
   historical Contingent 810-char remark
8. 2026-05-04
   listed $265,000 Active 810-char remark
9. 2026-04-25
   historical $265,000 810-char remark
10. 2025-10-14
    price $125,000 237-char remark

    Show marketing remark (419 chars)

    This beautifully renovated home is just a little bit country, while nestled near the quaint village of Stony Ridge. Enjoy the comforts of an open floor plan. 4 bedrooms, 2 full baths, c-air and 200 amp electrical. When weather permits, sip on your favorite beverage on the enclosed back porch. This lovely home is on almost an acre, has a 2 - 1/2 car garage & is conveniently located near Perrysburg, Toledo and BG.

11. 2025-10-14
    price $171,000

    Show marketing remark (419 chars)

    This beautifully renovated home is just a little bit country, while nestled near the quaint village of Stony Ridge. Enjoy the comforts of an open floor plan. 4 bedrooms, 2 full baths, c-air and 200 amp electrical. When weather permits, sip on your favorite beverage on the enclosed back porch. This lovely home is on almost an acre, has a 2 - 1/2 car garage & is conveniently located near Perrysburg, Toledo and BG.

12. 2021-04-13
    soldstatus $171,000
13. 2021-04-09
    soldstatus $171,000

    Show marketing remark (419 chars)

    This beautifully renovated home is just a little bit country, while nestled near the quaint village of Stony Ridge. Enjoy the comforts of an open floor plan. 4 bedrooms, 2 full baths, c-air and 200 amp electrical. When weather permits, sip on your favorite beverage on the enclosed back porch. This lovely home is on almost an acre, has a 2 - 1/2 car garage & is conveniently located near Perrysburg, Toledo and BG.

14. 2021-02-25
    listed $178,900

    Show marketing remark (419 chars)

    This beautifully renovated home is just a little bit country, while nestled near the quaint village of Stony Ridge. Enjoy the comforts of an open floor plan. 4 bedrooms, 2 full baths, c-air and 200 amp electrical. When weather permits, sip on your favorite beverage on the enclosed back porch. This lovely home is on almost an acre, has a 2 - 1/2 car garage & is conveniently located near Perrysburg, Toledo and BG.

15. 2021-01-22
    soldstatus $111,000
16. 2008-07-30
    soldstatus $125,000
17. 2008-07-25
    soldstatus $125,000 237-char remark

    Show marketing remark (237 chars)

    Simple Country Home in Stony Ridge. Beautiful kitchen, open floor plan, gas fireplace, new water softner, new hot water tank. Wonderful enclosed back porch. 240 amp service in garage, 200 amp in home.New furnace 2005. Some newer windows.

18. 2007-07-11
    listed $130,000 237-char remark

    Show marketing remark (237 chars)

    Simple Country Home in Stony Ridge. Beautiful kitchen, open floor plan, gas fireplace, new water softner, new hot water tank. Wonderful enclosed back porch. 240 amp service in garage, 200 amp in home.New furnace 2005. Some newer windows.

ⓘ 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: $2,251 · $188/mo
• Projected year-2 tax: $3,193 · $266/mo
• Expected delta: +$941/yr (+$78/mo · 41.8%)

ⓘ 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 ≥98°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: $26,234
• − Mortgage interest: −$14,844
• − Property taxes: −$2,251
• − Insurance: −$1,325
• − Repairs & maintenance: −$2,099
• − Management: −$2,099
• − Depreciation: −$7,709
• Taxable loss: −$4,093
• Est. tax savings @ 24.0%: +$982
• After-tax cash flow: $1,454/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: Eastwood Local
• NCES district ID: 3905067
• Math proficiency: 74% ▼ -8.00%
• Reading proficiency: 81% ▼ -3.00%
• Median HH income: $58,995
• Composite: 66.42/100
• National rank: #420
• State rank: #69 of 656 in OH

Livability — Stony Ridge

• Score: 61/100
• State rank: #934
• US rank: #17898

Category grades

Amenities F Commute F Cost of living A+ Crime C- Employment B Housing C+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Stony Ridge, OH
• County: Wood County · 75,163 people
• City population: 478
• 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

+100.0% since first listed

15 events — show timeline

• 2026-06-08 Sold (MLS) $260,000 NORIS
• 2026-06-05 Pending — NORIS
• 2026-05-08 Contingent — NORIS
• 2026-05-04 Listed $265,000 NORIS
• 2026-04-25 Coming Soon $265,000 NORIS
• 2025-10-14 Price Changed $125,000 NORIS
• 2025-10-14 Price Changed $171,000 NORIS
• 2021-04-13 Sold (Public Records) $171,000 Public Records
• 2021-04-09 Sold (MLS) $171,000 NORIS
• 2021-02-25 Listed $178,900 NORIS
• 2021-01-22 Sold (Public Records) $111,000 Public Records
• 2008-07-30 Sold (Public Records) $125,000 Public Records
• 2008-07-25 Sold (MLS) $125,000 NORIS
• 2008-06-30 Price Changed $130,000 NORIS
• 2007-07-11 Listed $130,000 NORIS

Property tax history

+1.9%/yr

Latest (2025): $2,251 · +0.4% YoY. Source: county tax records.