Four Seasons 331 Northtowne Meadows Plan · Toledo, OH 48133

$43,500

3 bd · 2.0 ba · 1,568 sqft · Manufactured · 83 Days on market

Good condition

---

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
• Condition / age +4.0/5.0
• Schools +3.8/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

BROKERED HOME!! This beautiful single family home features 3 bedrooms and 2 baths and is conveniently located right off of our Smith Road entrance. Stop in today to see your future home!

Key facts

• Listed 83 days

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $44k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $717 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $44k).
• Recommended offer: $41k (6.0% below list) — sets the bar for market timing.
• Cap rate 26.1% vs local median 7.6% in Toledo — 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 66/100 on livability (#645 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities C-, schools D-, crime F.
• Bedford Public Schools (suburban): math 33% / reading 53% proficiency, ranked #150 of 540 in MI (top 28%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 18% free/reduced lunch — higher-income household profile.
• Market conditions: 1 comparable units currently listed for rent nearby; 264 units permitted in Monroe County in 2024 (40 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $301 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Monroe County population projected at -20% 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 $12k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 83 days — a 6% lower offer ($41k) is reasonable based on typical stale-listing flexibility.

Recommended offer $40,890 (6.0% below list)

Questions for the listing agent

1. It's been on market 83 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 D-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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 2.96% ✓
• Cap rate: 26.06%
• Cash-on-cash: 70.59%
• DSCR: 4.14
• GRM: 2.8

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: 70.2%
• Equity multiple: 4.17×
• Total profit: $38,605
• Equity at exit: $6,486

10-year hold

• IRR: 74.2%
• Equity multiple: 8.59×
• Total profit: $92,458
• Equity at exit: $3,761

Cash invested: $12,180 (down + closing). Projections, not guarantees.

Monthly cashflow live

• Estimated rent: $1,288 medium
• Mortgage (P&I): −$228
• Tax est. 1.5%: −$54 /mo · $652/yr
• Insurance: −$18
• HOA: −$0
• Vacancy / Maint / Mgmt: −$270
• Net cashflow: $717

Break-even live

Break-even rent $381

Max offer price $43,500

Occupancy floor 39%

Sensitivity live

Price	-10% $747	-5% $732	+0% $717	+5% $701	+10% $686
Rent	-10% $615	-5% $666	+0% $717	+5% $767	+10% $818
Rate	-1.0pp $738	-0.5pp $728	base $717	+0.5pp $705	+1.0pp $694

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: $10,875
• Closing costs: $1,305
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6255 S Telegraph Erie, MI	3.0	2.0	1184	$1,288	$1.09	14d	3	0.10mi

Listing history 15 events

1. 2026-06-18
   days on market $43,500 Active 83 DOM
2. 2026-06-17
   days on market $43,500 Active 82 DOM
3. 2026-06-16
   days on market $43,500 Active 81 DOM
4. 2026-06-15
   days on market $43,500 Active 80 DOM
5. 2026-06-14
   days on market $43,500 Active 78 DOM
6. 2026-06-10
   days on market $43,500 Active 75 DOM
7. 2026-06-09
   days on market $43,500 Active 74 DOM
8. 2026-06-08
   days on market $43,500 Active 73 DOM
9. 2026-06-07
   days on market $43,500 Active 72 DOM
10. 2026-06-03
    days on market $43,500 Active 68 DOM
11. 2026-06-02
    days on market $43,500 Active 67 DOM
12. 2026-06-01
    days on market $43,500 Active 66 DOM
13. 2026-05-31
    days on market $43,500 Active 65 DOM
14. 2026-05-30
    days on market $43,500 Active 64 DOM
15. 2026-03-27
    listed $43,500 Active 186-char remark

    Show marketing remark (186 chars)

    BROKERED HOME!! This beautiful single family home features 3 bedrooms and 2 baths and is conveniently located right off of our Smith Road entrance. Stop in today to see your future home!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 10% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥101°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,450
• − Mortgage interest: −$2,437
• − Property taxes: −$652
• − Insurance: −$218
• − Repairs & maintenance: −$1,236
• − Management: −$1,236
• − Depreciation: −$1,265
• Taxable income: $8,406
• Est. tax owed @ 24.0%: −$2,017
• After-tax cash flow: $6,581/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 · 12 photos

Good 80/100 Cosmetic rehab

This single-family manufactured home is in good condition with modern finishes and a well-maintained exterior. It offers a good starting point for potential buyers or renters, with minor updates that could significantly enhance its value.

Value-add opportunities

• Both Paint exterior siding — Fresh paint can enhance curb appeal and value
• Both Replace outdoor furniture — Weathered furniture can detract from curb appeal and rental value
• Resale Upgrade kitchen appliances — Modern appliances can attract more buyers
• Both Install smart home features — Smart home features can increase both resale and rental value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Fresh paint can enhance curb appeal and value ↑
• Both Replace outdoor furniture — Weathered furniture can detract from curb appeal and rental value ↑
• Resale Upgrade kitchen appliances — Modern appliances can attract more buyers ↑
• Both Install smart home features — Smart home features can increase both resale and rental value ↑

ⓘ 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: Bedford Public Schools
• NCES district ID: 2604470
• Math proficiency: 33% ▼ -14.00%
• Reading proficiency: 53% ▼ -3.00%
• Median HH income: $63,784
• Composite: 38.22/100
• National rank: #4252
• State rank: #150 of 540 in MI

Livability — Toledo

• Score: 66/100
• State rank: #645
• US rank: #11442

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Monroe · 13,010 people
• City population: 280,811
• Metro: Monroe, MI
• Population (ZIP): 6,711
• Household income: $65,867
• Rent vs Own: 8.5% rent · 91.5% own
• Severe rent burden: 33.5

Population outlook (Monroe County) Hauer SSP2

• Today (2025): 144,439 people
• By 2030: 140,033 · -3.1%
• By 2040: 128,408 · -11.1%
• By 2050: 115,024 · -20.4%
• By 2075: 87,273 · -39.6%
• By 2100: 63,110 · -56.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Hispanic / Latino 7% Two or more races 5%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Lithuanian 11% Romanian 9% Slovak 2%
• Foreign-born: 0%

Political lean MEDSL · Monroe

• 2024 margin: Strong R (+27.1) · D 35.7% · R 62.9% · Other 1.4%
• 2008→2024 swing: -31.5pp toward R · 2008: 4.3pp · 2024: -27.1pp
• All cycles: 2024: R+27.1 2020: R+22.6 2016: R+22.1 2012: D+1.0 2008: D+4.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -126.33%
• Current HPI: 152.4502
• Rent YoY: —
• Metro: —
• 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

• 2026-03-27 Listed $43,500 Zillow