9682 Millcroft Rd · Perrysburg, OH 43551

$269,865

3 bd · 2.5 ba · 1,640 sqft · SingleFamily public records · 1 Days on market

Built 1984 9,100 sqft lot Est $297k · 9% under

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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 +11.6/15.0
• Cash flow +9.7/30.0
• Schools +7.1/10.0
• Livability +4.5/5.0
• Rent growth +4.3/5.0
• 1% rule +3.2/10.0
• DSCR +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to this spacious 2-story home located in the well-established Oakmont neighborhood in Perrysburg and within the highly regarded Perrysburg School District. Offering 3 bedrooms, 2 full baths, and 1 half bath, this home combines space, functionality, and an opportunity to add your own personal style over time. Designed with a traditional layout, this home features a formal living room, formal dining room, large family room with fireplace, and an island kitchen with breakfast dining area - ideal for everyday living and entertaining alike. The spacious primary bedroom includes an ensuite full bath, while the partially finished basement provides additional living or recreational spa

Key facts

• 9,100 sq ft lot
• 2 garage spots
• Built 1984

Property features AI

Finance

• Other: Property located in Oakmont subdivision, Perrysburg, OH
• HOA & community: Neighborhood features include curbs, street lights, and sidewalks

Exterior

• Parking: Attached garage with garage door opener; Asphalt driveway; 2 parking spaces (2-car garage)
• Security: Smoke detector(s)
• Utilities: Electricity connected (200+ amp service; 220V in kitchen and laundry); Public water; Sanitary and storm sewer connected
• Home design: Single-family residence (house); Two levels / two-story
• Construction: Vinyl siding and wood siding; Combination foundation
• Exterior features: Deck; Front porch; Shingle roof; Landscaped lot; City street frontage; Asphalt road surface

Interior

• Kitchen: Kitchen with island; Electric oven and electric range; Refrigerator; Disposal; Exhaust fan
• Bedrooms: Two upstairs bedrooms (upper level): one ~10x11, one ~10x12
• Flooring: Carpet; Combination flooring; Linoleum
• Bathrooms: Two full bathrooms and one half bathroom (2.5 total)
• Heating & cooling: Electric heating with heat pump; Central air conditioning; Ceiling fans
• Interior features: Eat-in kitchen; Walk-in closet(s); Vaulted ceilings; Primary bathroom; Screens on windows; Sliding doors with door screens; Sump pump
• Laundry & utility: Washer and dryer included; Washer hookup and electric dryer hookup in basement; Water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $270k.

Deal economics

• At list price, monthly cash flow is $-179 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $238k (11.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $221k (18.1% below list).
• Recommended offer: $221k (18.1% below list) — sets the bar for 1% rule.
• Cap rate 5.5% vs local median 2.3% in Perrysburg — 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 91/100 on livability (#6 in OH, #52 nationally) — a professional / high-income tenant draw. Strengths: crime A+, amenities A+, employment A+; Watch: commute F.
• Perrysburg Exempted Village (suburban): math 79% / reading 83% proficiency, ranked #41 of 656 in OH (top 6%) — strong family-tenant draw, lease renewals of 3-5y typical; only 8% free/reduced lunch — higher-income household profile.
• Zoned schools: Woodland Elementary School (math 77% / reading 82%, grade A, #173 of 1,584 statewide, top 12%, 576 students, 12% FRL); Perrysburg Junior High School (math 82% / reading 85%, grade A+, #25 of 654 statewide, top 4%, 833 students, 10% FRL); Perrysburg High School (math 69% / reading 83%, grade A-, #63 of 781 statewide, top 8%, 1,636 students, 9% FRL) — zoned schools at 10% FRL track the district average.
• Market conditions: Rents rising fast (+7.3%/yr); 231 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $102k; list at $270k implies a 166% gain — meaningful room to come down on a strong offer.

Recommended offer $220,917 (18.1% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 5.50%
• Cash-on-cash: -2.84%
• DSCR: 0.87
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $296,840
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10835 S Lakes Dr	0.40mi	3/2.0	1,731 (+6%)	1mo	$335,000	$194	69
26618 Woodmont Dr	0.43mi	3/2.5	1,730 (+6%)	2mo	$373,500	$216	69
10760 Waterview Dr	0.19mi	3/2.0	1,835 (+12%)	1mo	$350,000	$191	68
26357 W Wexford Dr	0.29mi	2/2.0 (-1)	1,560 (-5%)	4mo	$271,320	$174	68
10806 Waterview Dr	0.21mi	2/2.0 (-1)	1,523 (-7%)	4mo	$285,000	$187	68
9718 Millcroft Rd	0.05mi	4/2.0 (+1)	1,862 (+14%)	1mo	$310,000	$166	67
26374 Emerald Lakes Dr	0.29mi	3/2.0	1,823 (+11%)	3mo	$330,000	$181	63
10732 S Lakes Dr	0.34mi	2/2.0 (-1)	1,524 (-7%)	5mo	$274,000	$180	61
10979 S Lakes Dr	0.47mi	3/2.0	1,749 (+7%)	5mo	$324,000	$185	61
10101 S Shannon Hills Dr	0.57mi	3/2.0	1,795 (+10%)	1mo	$310,000	$173	55
9882 Connor Lake Cir	0.74mi	2/2.0 (-1)	1,552 (-5%)	1mo	$270,000	$174	49
541 Mallard Rd	0.73mi	4/2.0 (+1)	1,726 (+5%)	3mo	$299,900	$174	48

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -16.1%
• Equity multiple: 0.40×
• Total profit: $-44,982
• Equity at exit: $40,238

10-year hold

• IRR: -1.4%
• Equity multiple: 0.89×
• Total profit: $-8,361
• Equity at exit: $23,333

Cash invested: $75,562 (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: 10.2×

Monthly cashflow live

• Estimated rent: $2,209 high
• Mortgage (P&I): −$1,415
• Tax from tax record: −$396 /mo · $4,757/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$464
• Net cashflow: $-179

Break-even live

Break-even rent $2,436

Max offer price $238,273

Occupancy floor —

Sensitivity live

Price	-10% $-26	-5% $-102	+0% $-179	+5% $-255	+10% $-332
Rent	-10% $-353	-5% $-266	+0% $-179	+5% $-92	+10% $-4
Rate	-1.0pp $-43	-0.5pp $-110	base $-179	+0.5pp $-249	+1.0pp $-320

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: $67,466
• Closing costs: $8,096
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
26800 Carronade Dr Perrysburg, OH	1.0–3.0	1.0–3.0	1321	$2,695	$2.04	15d	30	0.25mi
26797 Carronade Dr Perrysburg, OH	1.0–3.0	1.0–2.0	1099	$1,915	$1.74	15d	18	0.34mi
26741 Lakevue Dr Perrysburg, OH	1.0–3.0	1.0–1.5	940	$2,495	$2.65	15d	1	0.44mi
26800 Woodmont Dr Perrysburg, OH	2.0	2.0	1294	$1,958	$1.51	15d	5	0.50mi
26555 Carronade Dr Perrysburg, OH	2.0–3.0	2.0–2.5	1440	$2,445	$1.70	15d	6	0.56mi
27661 Simmons Rd Perrysburg, OH	2.0	2.0	1162	$1,850	$1.59	15d	1	1.17mi
870 E Boundary St Perrysburg, OH	3.0	2.0	1721	$2,000	$1.16	45d	1	1.33mi

Listing history 6 events

1. 2026-06-05
   statusdays on market $269,865 Pending 1 DOM
2. 2026-06-03
   days on market $269,865 Coming Soon 4 DOM
3. 2026-06-02
   days on market $269,865 Coming Soon 3 DOM
4. 2026-06-01
   days on market $269,865 Coming Soon 2 DOM
5. 2026-05-30
   remarks 699-char remark
6. 2026-05-30
   listed $269,865 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: $4,757 · $396/mo
• Projected year-2 tax: $4,757 · $396/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 ≥99°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,510
• − Mortgage interest: −$15,117
• − Property taxes: −$4,757
• − Insurance: −$1,349
• − Repairs & maintenance: −$2,121
• − Management: −$2,121
• − Depreciation: −$7,851
• Taxable loss: −$6,805
• Est. tax savings @ 24.0%: +$1,633
• After-tax cash flow: $-513/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: Perrysburg Exempted Village
• NCES district ID: 3904558
• Math proficiency: 79% ▼ -8.00%
• Reading proficiency: 83% ▼ -4.00%
• Median HH income: $76,626
• Composite: 71.03/100
• National rank: #242
• State rank: #41 of 656 in OH

Livability — Perrysburg

• Score: 91/100
• State rank: #6
• US rank: #52

Category grades

Amenities A+ 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

• County: Wood County · 75,163 people
• City population: 43,770
• 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

+165.9% since first listed

2 events — show timeline

• 2026-05-30 Coming Soon $269,865 NORIS
• 1987-06-08 Sold (Public Records) $101,500 Public Records

Property tax history

+3.7%/yr

Latest (2025): $4,757 · +18.6% YoY. Source: county tax records.