Champion 90 Meadows of Perrysburg Plan · Rossford, OH 43551

$71,700

3 bd · 2.0 ba · 2,016 sqft · Manufactured · 79 Days on market

Average condition

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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
• Rent growth +4.3/5.0
• Schools +4.0/10.0
• Livability +3.6/5.0
• Condition / age +2.8/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious 3 bedroom 2 bath home with family room and bonus room off of the primary suite!

Key facts

• Listed 79 days

🏗️ New construction. The $71,700 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $60,000.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $72k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $72k).
• Recommended offer: $67k (6.0% below list) — sets the bar for market timing.
• Cap rate 28.0% vs local median 4.5% in Rossford — 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 71/100 on livability (#417 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment A; Watch: amenities F, commute F, health & safety F.
• Rossford Exempted Village (suburban): math 44% / reading 50% proficiency, ranked #476 of 656 in OH (top 73%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Rossford Elementary School (math 45% / reading 55%, grade D+, #900 of 1,584 statewide, top 57%, 837 students, 37% FRL); Rossford Junior High School (math 44% / reading 41%, grade D-, #493 of 654 statewide, top 76%, 384 students, 0% FRL); Rossford High School (math 42% / reading 57%, grade D, #390 of 781 statewide, top 54%, 437 students, 73% FRL).
• Market conditions: Rents rising fast (+7.3%/yr); 231 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $415 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 7.3% rent growth), your $17k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 79 days — a 6% lower offer ($67k) is reasonable based on typical stale-listing flexibility.

Recommended offer $67,398 (6.0% below list)

Questions for the listing agent

1. It's been on market 79 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 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?
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: 3.17% ✓
• Cap rate: 28.05%
• Cash-on-cash: 77.70%
• DSCR: 4.46
• GRM: 2.6

CMA / ARV

• ARV (median comp): $60,000
• List price: $71,700
• Delta: 19.50%
• Verdict: OVERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
27484 Oregon Rd #65	0.09mi	3/2.0	1,800 (-11%)	1mo	$60,000	$33	77
27484 Oregon Rd #12	0.14mi	3/—	1,836 (-9%)	8mo	$70,000	$38	72
27484 Oregon Rd #107	0.09mi	4/3.0 (+1)	2,200 (+9%)	5mo	$88,000	$40	67

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: 82.6%
• Equity multiple: 5.06×
• Total profit: $68,254
• Equity at exit: $8,946

10-year hold

• IRR: 87.0%
• Equity multiple: 12.17×
• Total profit: $187,664
• Equity at exit: $5,188

Cash invested: $16,800 (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: 3.1×

Monthly cashflow live

• Estimated rent: $1,902 medium
• Mortgage (P&I): −$315
• Tax est. 1.5%: −$75 /mo · $900/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$399
• Net cashflow: $1,088

Break-even live

Break-even rent $525

Max offer price $60,000

Occupancy floor 38%

Sensitivity live

Price	-10% $1,129	-5% $1,108	+0% $1,088	+5% $1,067	+10% $1,046
Rent	-10% $938	-5% $1,013	+0% $1,088	+5% $1,163	+10% $1,238
Rate	-1.0pp $1,118	-0.5pp $1,103	base $1,088	+0.5pp $1,072	+1.0pp $1,056

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
27484 Oregon Rd Perrysburg, OH	3.0	2.0	1568	$1,825	$1.16	15d	1	0.07mi

Listing history 11 events

1. 2026-06-13
   days on market $71,700 Active 79 DOM
2. 2026-06-10
   days on market $71,700 Active 77 DOM
3. 2026-06-09
   days on market $71,700 Active 76 DOM
4. 2026-06-08
   days on market $71,700 Active 75 DOM
5. 2026-06-07
   days on market $71,700 Active 74 DOM
6. 2026-06-03
   days on market $71,700 Active 70 DOM
7. 2026-06-02
   days on market $71,700 Active 69 DOM
8. 2026-06-01
   days on market $71,700 Active 68 DOM
9. 2026-05-31
   days on market $71,700 Active 67 DOM
10. 2026-05-30
    days on market $71,700 Active 66 DOM
11. 2026-03-25
    listed $71,700 Active 88-char remark

    Show marketing remark (88 chars)

    Spacious 3 bedroom 2 bath home with family room and bonus room off of the primary suite!

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

Taxation est. · year 1

• Rental income: $22,821
• − Mortgage interest: −$3,361
• − Property taxes: −$900
• − Insurance: −$300
• − Repairs & maintenance: −$1,826
• − Management: −$1,826
• − Depreciation: −$1,745
• Taxable income: $12,864
• Est. tax owed @ 24.0%: −$3,087
• After-tax cash flow: $9,966/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

Average 55/100 Moderate rehab

This home is in average condition with moderate repairs and maintenance needed. Updating the kitchen and bathrooms will significantly increase its value for both resale and rental.

Repairs flagged

• Moderate kitchen cabinets — dated and in need of updating
• Moderate bathroom fixtures — dated and in need of updating
• Minor exterior siding — moderate wear

Value-add opportunities

• Both update kitchen cabinets and appliances — modernizing the kitchen will appeal to both buyers and renters
• Both update bathroom fixtures — modernizing the bathrooms will appeal to both buyers and renters
• Both paint interior walls — updating the paint will make the home more appealing and increase its value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and in need of updating	Moderate	$3,000–15,000
bathroom fixtures · dated and in need of updating	Moderate	$3,000–15,000
exterior siding · moderate wear	Minor	$500–3,000
Total estimated repair cost · 3 items		$6,500–33,000

Value-add ROI direction

• Both update kitchen cabinets and appliances — modernizing the kitchen will appeal to both buyers and renters ↑
• Both update bathroom fixtures — modernizing the bathrooms will appeal to both buyers and renters ↑
• Both paint interior walls — updating the paint will make the home more appealing and increase its 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: Rossford Exempted Village
• NCES district ID: 3904560
• Math proficiency: 44% ▼ -13.00%
• Reading proficiency: 50% ▼ -13.00%
• Median HH income: $50,587
• Composite: 40.34/100
• National rank: #3744
• State rank: #476 of 656 in OH

Livability — Rossford

• Score: 71/100
• State rank: #417
• US rank: #6855

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Wood County · 75,163 people
• City population: 6,157
• 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

1 event — show timeline

• 2026-03-25 Listed $71,700 Zillow