7010 Dunn Dr · Holland, OH 43528

$103,334

3 bd · 1.5 ba · 1,408 sqft · SingleFamily public records · 36 Days on market

Built 1958 9,900 sqft lot

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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
• Schools +4.5/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Foreclosure Auction! Min Bid $103,334. Bidding starts on April 28th at 9:00AM and bidding ends on May 5th at 2:00PM. Located in the Village of Holland. 3 bedroom, 1.5 bath ranch with sunroom, 2.5 car detached garage and attached carport. In-ground pool, Nice mature trees. This is a huge opportunity at a great price! Room dimensions are approximate and cannot be guaranteed.

Key facts

• In-ground pool
• Sunroom
• Mature trees

Tags

• SUNROOM
• IN-GROUND POOL
• MATURE TREES

Property features AI

Exterior

• Parking: Detached garage; Detached carport; Approximately 3 parking spaces (garage 2.5 spaces, carport 1 space)
• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected; Cable available; Internet available
• Home design: Residential single-family house; One story
• Construction: Wood siding; Shingle roof; Crawl space foundation; Built (year source: public records)
• Exterior features: Privacy fence; Wooded lot; City street frontage (paved)

Interior

• Kitchen: Eat-in kitchen; Pantry; Appliances: Other
• Bedrooms: Primary bedroom on the main level (approx. 12 x 14); Second bedroom on the main level (approx. 12 x 11); Third bedroom on the main level (approx. 11 x 12)
• Flooring: Carpet
• Bathrooms: 1 full bathroom; 1 half bathroom (total 1.5 bathrooms)
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Entrance foyer; Eat-in kitchen; Pantry
• Laundry & utility: Laundry on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $103k.

Deal economics

• At list price, monthly cash flow is $476 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $103k).
• Recommended offer: $100k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.8% vs local median 2.4% in Holland — 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 80/100 on livability (#110 in OH, #1,661 nationally) — a professional / high-income tenant draw. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime C-, commute F.
• Springfield Local (suburban): math 47% / reading 57% proficiency, ranked #404 of 656 in OH (top 62%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Crissey Elementary School (math 62% / reading 72%, grade B+, #456 of 1,584 statewide, top 31%, 324 students, 47% FRL); Springfield Middle School (math 44% / reading 53%, grade C-, #435 of 654 statewide, top 67%, 744 students, 81% FRL); Springfield High School (math 40% / reading 60%, grade D+, #384 of 781 statewide, top 49%, 922 students, 48% FRL).
• Market conditions: 79 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $714 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $29k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($100k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price; built in 1958 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $100,233 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.57% ✓
• Cap rate: 11.82%
• Cash-on-cash: 19.75%
• DSCR: 1.88
• GRM: 5.3

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: 11.9%
• Equity multiple: 1.47×
• Total profit: $13,667
• Equity at exit: $15,407

10-year hold

• IRR: 20.9%
• Equity multiple: 2.77×
• Total profit: $51,279
• Equity at exit: $8,934

Cash invested: $28,934 (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 43528

• Home prices YoY: -19.7%
• Active inventory: 79
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,619 high
• Mortgage (P&I): −$542
• Tax from tax record: −$218 /mo · $2,616/yr
• Insurance: −$43
• HOA: −$0
• Vacancy / Maint / Mgmt: −$340
• Net cashflow: $476

Break-even live

Break-even rent $1,016

Max offer price $103,334

Occupancy floor 66%

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: $25,834
• Closing costs: $3,100
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7000 Quail Lakes Dr Holland, OH	1.0–3.0	1.0–2.0	1078	$1,740	$1.61	2d	7	0.68mi
7717 Angola Rd Holland, OH	2.0–3.0	2.0	1188	$1,499	$1.26	1d	1	0.87mi
7300 Nightingale Dr Holland, OH	1.0–2.0	1.0–2.0	813	$1,725	$2.12	2d	13	1.20mi
5943 Walnut Cir Dr Toledo, OH	1.0–2.0	1.0–1.5	1000	$1,395	$1.40	21d	3	1.39mi
5926 Walnut Cir Unit C12 Toledo, OH	2.0	1.5	1330	$1,395	$1.05	23d	1	1.42mi

Listing history 3 events

1. 2026-05-05
   status Pending
2. 2026-03-30
   listed $103,334 Active
3. 1998-03-20
   soldstatus $93,000

ⓘ 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: $2,616 · $218/mo
• Projected year-2 tax: $2,616 · $218/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 2/10 Low FEMA zone X (unshaded) · 7% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥99°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,431
• − Mortgage interest: −$5,788
• − Property taxes: −$2,616
• − Insurance: −$517
• − Repairs & maintenance: −$1,554
• − Management: −$1,554
• − Depreciation: −$3,006
• Taxable income: $4,395
• Est. tax owed @ 24.0%: −$1,055
• After-tax cash flow: $4,660/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: Springfield Local
• NCES district ID: 3904822
• Math proficiency: 47% ▼ -17.00%
• Reading proficiency: 57% ▼ -11.00%
• Median HH income: $54,807
• Composite: 44.87/100
• National rank: #2719
• State rank: #404 of 656 in OH

Livability — Holland

• Score: 80/100
• State rank: #110
• US rank: #1661

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Holland, OH
• County: Lucas County · 380,724 people
• City population: 16,207
• Metro: Toledo, OH
• Population (ZIP): 16,207
• Household income: $93,986
• Rent vs Own: 22.7% rent · 77.3% own
• Severe rent burden: 307.0

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 (74%)
• Race & ethnicity: White 74% Black 8% Hispanic / Latino 8% Two or more races 7% Asian 3%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Lithuanian 7% Romanian 6% Iranian 2%
• Foreign-born: 6% · Canada, China, Jamaica
• Languages at home: 94% English-only · Spanish 3% Arabic 1% Other Indo-European 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: ▼ -52.78%
• Current HPI: 215.3916
• 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

+11.1% since first listed

3 events — show timeline

• 2026-05-05 Pending — NORIS
• 2026-03-30 Listed $103,334 NORIS
• 1998-03-20 Sold (Public Records) $93,000 Public Records

Property tax history

+1.6%/yr

Latest (2025): $2,616 · +3.7% YoY. Source: county tax records.