324 Southwood Dr · Perrysburg, OH 43551

$272,000

3 bd · 1.5 ba · 1,588 sqft · SingleFamily public records · 34 Days on market

Built 1969 9,100 sqft lot Est $295k · 8% under

---

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 +11.1/15.0
• Cash flow +10.8/30.0
• Schools +7.1/10.0
• Livability +4.5/5.0
• Rent growth +4.3/5.0
• DSCR +3.1/10.0
• 1% rule +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

CONTEMPORARY BI-LEVEL WITH PLENTY OF ROOM TO ENTERTAIN FAMILY AND FRIENDS. FEATURING A LARGE LIVING ROOM OPEN TO DINING ROOM AND DECK ACCESS. A NICE SIZE KITCHEN WITH PANTRY. BRICK FIREPLACE IN SPACIOUS FAMILY ROOM. 2 CAR ATTACHED GARAGE AND FENCED YARD. PLEASE SUBMIT PRE-APPROVAL OR PROOF OF FUNDS WITH OFFER AND ALLOW 2-3 BUSINESS DAYS FOR RESPONSE.

Key facts

• 9,100 sq ft lot
• 2 garage spots
• Built 1969

Property features AI

Finance

• Other: Property classified as residential single-family residence

Exterior

• Parking: Attached garage; 2 garage spaces; Driveway; Garage door opener; Asphalt parking; On-street parking available
• Utilities: Public water; Sanitary sewer; Natural gas connected; Cable connected; Internet connected; Fiber available; 100 amp electric service
• Home design: Single-family house; Bi-level design (2 stories); Not attached to other properties; Living area reported from public records
• Construction: Aluminum siding, brick, and wood siding; Block foundation; Shingle roof
• Exterior features: Deck; Fire pit; Split rail fencing; Shed(s); Landscaped yard; City street frontage; Concrete road surface

Interior

• Kitchen: Electric cooktop; Electric oven; Microwave; Dishwasher; Disposal; Refrigerator
• Bedrooms: Primary bedroom on main level; Bedroom 2 on main level; Bedroom 3 on main level
• Flooring: Hardwood; Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (forced air, natural gas); Central air conditioning; Whole house fan
• Interior features: Ceiling fans throughout; Built-in features; Primary bathroom; Double-pane windows; Fireplace (wood-burning, located in family room); 8 total rooms
• Laundry & utility: Washer and dryer included; Laundry in basement; Water heater; Dehumidifier; Radon mitigation system

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $272k.

Deal economics

• At list price, monthly cash flow is $-127 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $250k (8.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $217k (20.2% below list).
• Recommended offer: $217k (20.2% below list) — sets the bar for 1% rule.
• Cap rate 5.7% 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: Frank Elementary School (math 87% / reading 77%, grade A+, #116 of 1,584 statewide, top 9%, 460 students, 8% 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 9% FRL track the district average.
• Market conditions: Rents rising fast (+7.3%/yr); 231 active listings in the ZIP; 8 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

• It's been on market 34 days — a 3% lower offer ($264k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 27y 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.
• Current owner paid $126k; list at $272k implies a 115% gain — meaningful room to come down on a strong offer.

Recommended offer $217,085 (20.2% 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. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
3. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.80% ✗
• Cap rate: 5.73%
• Cash-on-cash: -2.00%
• DSCR: 0.91
• GRM: 10.4

CMA / ARV

• ARV (on-the-fly): $295,368
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
324 Southwood Dr	0.00mi	3/2.0	1,588 (0%)	1mo	$310,000	$195	97
384 Southwood Dr	0.17mi	3/2.0	1,540 (-3%)	1mo	$255,000	$166	84
602 Bridgeview Dr	0.32mi	3/2.0	1,706 (+7%)	5mo	$305,000	$179	67
249 Birchdale Rd	0.56mi	4/2.0 (+1)	1,620 (+2%)	1mo	$315,000	$194	63
1016 Walnut St	0.59mi	3/2.0	1,628 (+2%)	5mo	$323,000	$198	62
1001 Pine St	0.59mi	3/2.0	1,500 (-6%)	2mo	$249,900	$167	60
318 Birchdale Rd	0.62mi	3/2.0	1,672 (+5%)	2mo	$315,000	$188	58
180 Southwood Dr	0.24mi	4/2.5 (+1)	1,776 (+12%)	3mo	$331,000	$186	57
1010 Walnut St	0.58mi	4/2.0 (+1)	1,675 (+6%)	4mo	$180,000	$107	54
1002 Walnut St	0.62mi	2/1.0 (-1)	1,484 (-6%)	3mo	$175,000	$118	51
541 Mallard Rd	0.56mi	4/2.0 (+1)	1,726 (+9%)	3mo	$299,900	$174	50
893 Mulberry St	0.74mi	3/1.5	1,736 (+9%)	5mo	$335,000	$193	46

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: -15.0%
• Equity multiple: 0.45×
• Total profit: $-42,243
• Equity at exit: $40,556

10-year hold

• IRR: -0.4%
• Equity multiple: 0.96×
• Total profit: $-2,731
• Equity at exit: $23,518

Cash invested: $76,160 (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: 10.4×

Monthly cashflow live

• Estimated rent: $2,171 high
• Mortgage (P&I): −$1,426
• Tax from tax record: −$302 /mo · $3,623/yr
• Insurance: −$113
• HOA: −$0
• Vacancy / Maint / Mgmt: −$456
• Net cashflow: $-127

Break-even live

Break-even rent $2,331

Max offer price $249,615

Occupancy floor —

Sensitivity live

Price	-10% $27	-5% $-50	+0% $-127	+5% $-204	+10% $-281
Rent	-10% $-298	-5% $-212	+0% $-127	+5% $-41	+10% $45
Rate	-1.0pp $10	-0.5pp $-58	base $-127	+0.5pp $-197	+1.0pp $-269

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: $68,000
• Closing costs: $8,160
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
26555 Carronade Dr Perrysburg, OH	2.0–3.0	2.0–2.5	1440	$2,445	$1.70	15d	6	0.80mi
26741 Lakevue Dr Perrysburg, OH	1.0–3.0	1.0–1.5	940	$2,495	$2.65	15d	1	0.97mi
26797 Carronade Dr Perrysburg, OH	1.0–3.0	1.0–2.0	1099	$1,915	$1.74	15d	18	1.06mi
12315 Roachton Rd Perrysburg, OH	1.0–3.0	1.0–2.0	1018	$1,938	$1.90	15d	13	1.22mi
26800 Carronade Dr Perrysburg, OH	1.0–3.0	1.0–3.0	1321	$2,695	$2.04	15d	30	1.22mi
870 E Boundary St Perrysburg, OH	3.0	2.0	1721	$2,000	$1.16	45d	1	1.30mi
436 E 5th St Perrysburg, OH	3.0	1.0	1175	$1,700	$1.45	45d	1	1.44mi
1000 Hollister Ln Perrysburg, OH	1.0–3.0	1.0–2.0	1026	$2,510	$2.45	15d	18	1.44mi

Listing history 21 events

1. 2026-05-30
   status $272,000 Pending 34 DOM
2. 2026-04-27
   historical Contingent
3. 2026-04-25
   listed $272,000 Active
4. 2026-04-20
   historical $272,000
5. 2025-10-14
   price $98,500 352-char remark

   Show marketing remark (370 chars)

   GET INSIDE TO SEE ALL THE UPDATES.CUSTOM OAK KITCHEN CABINETS,QUARRY TILE FLOORS.BOTH BATHROOMS ARE UPDATED.NEWER CARPET THRU-OUT.LARGE FAMILY RM, W/ FIREPLACE,BUILT IN DRY BAR W/ WINE RACK & SMALL FRIDGE.LAUNDRY AREA- POSSIBLE 1/2 BATH IN X-TRA ROOM.ROOM FOR SHOWER IN HALF BATH OFF MASTER. EXTRA DEEP GARAGE.GREAT YARD.FURNACE/AC IN 91,ROOF IN 92.PLEASURE TO SHOW.

6. 2025-10-14
   price $121,000 370-char remark

   Show marketing remark (370 chars)

   GET INSIDE TO SEE ALL THE UPDATES.CUSTOM OAK KITCHEN CABINETS,QUARRY TILE FLOORS.BOTH BATHROOMS ARE UPDATED.NEWER CARPET THRU-OUT.LARGE FAMILY RM, W/ FIREPLACE,BUILT IN DRY BAR W/ WINE RACK & SMALL FRIDGE.LAUNDRY AREA- POSSIBLE 1/2 BATH IN X-TRA ROOM.ROOM FOR SHOWER IN HALF BATH OFF MASTER. EXTRA DEEP GARAGE.GREAT YARD.FURNACE/AC IN 91,ROOF IN 92.PLEASURE TO SHOW.

7. 2016-07-05
   soldstatus $126,500
8. 2016-06-24
   soldstatus $132,500
9. 2016-05-09
   listed $132,500
10. 2013-05-03
    soldstatus $98,500 352-char remark

    Show marketing remark (352 chars)

    CONTEMPORARY BI-LEVEL WITH PLENTY OF ROOM TO ENTERTAIN FAMILY AND FRIENDS. FEATURING A LARGE LIVING ROOM OPEN TO DINING ROOM AND DECK ACCESS. A NICE SIZE KITCHEN WITH PANTRY. BRICK FIREPLACE IN SPACIOUS FAMILY ROOM. 2 CAR ATTACHED GARAGE AND FENCED YARD. PLEASE SUBMIT PRE-APPROVAL OR PROOF OF FUNDS WITH OFFER AND ALLOW 2-3 BUSINESS DAYS FOR RESPONSE.

11. 2013-02-06
    price $100,000 352-char remark

    Show marketing remark (352 chars)

    CONTEMPORARY BI-LEVEL WITH PLENTY OF ROOM TO ENTERTAIN FAMILY AND FRIENDS. FEATURING A LARGE LIVING ROOM OPEN TO DINING ROOM AND DECK ACCESS. A NICE SIZE KITCHEN WITH PANTRY. BRICK FIREPLACE IN SPACIOUS FAMILY ROOM. 2 CAR ATTACHED GARAGE AND FENCED YARD. PLEASE SUBMIT PRE-APPROVAL OR PROOF OF FUNDS WITH OFFER AND ALLOW 2-3 BUSINESS DAYS FOR RESPONSE.

12. 2012-12-15
    listed $100,000 352-char remark

    Show marketing remark (352 chars)

    CONTEMPORARY BI-LEVEL WITH PLENTY OF ROOM TO ENTERTAIN FAMILY AND FRIENDS. FEATURING A LARGE LIVING ROOM OPEN TO DINING ROOM AND DECK ACCESS. A NICE SIZE KITCHEN WITH PANTRY. BRICK FIREPLACE IN SPACIOUS FAMILY ROOM. 2 CAR ATTACHED GARAGE AND FENCED YARD. PLEASE SUBMIT PRE-APPROVAL OR PROOF OF FUNDS WITH OFFER AND ALLOW 2-3 BUSINESS DAYS FOR RESPONSE.

13. 2003-05-23
    soldstatus $147,000
14. 2003-05-15
    soldstatus $147,000
15. 2003-04-22
    price $147,000
16. 2003-03-08
    listed $144,900
17. 2000-01-14
    soldstatus $121,000 370-char remark

    Show marketing remark (370 chars)

    GET INSIDE TO SEE ALL THE UPDATES.CUSTOM OAK KITCHEN CABINETS,QUARRY TILE FLOORS.BOTH BATHROOMS ARE UPDATED.NEWER CARPET THRU-OUT.LARGE FAMILY RM, W/ FIREPLACE,BUILT IN DRY BAR W/ WINE RACK & SMALL FRIDGE.LAUNDRY AREA- POSSIBLE 1/2 BATH IN X-TRA ROOM.ROOM FOR SHOWER IN HALF BATH OFF MASTER. EXTRA DEEP GARAGE.GREAT YARD.FURNACE/AC IN 91,ROOF IN 92.PLEASURE TO SHOW.

18. 1999-12-13
    listed $124,900 370-char remark

    Show marketing remark (370 chars)

    GET INSIDE TO SEE ALL THE UPDATES.CUSTOM OAK KITCHEN CABINETS,QUARRY TILE FLOORS.BOTH BATHROOMS ARE UPDATED.NEWER CARPET THRU-OUT.LARGE FAMILY RM, W/ FIREPLACE,BUILT IN DRY BAR W/ WINE RACK & SMALL FRIDGE.LAUNDRY AREA- POSSIBLE 1/2 BATH IN X-TRA ROOM.ROOM FOR SHOWER IN HALF BATH OFF MASTER. EXTRA DEEP GARAGE.GREAT YARD.FURNACE/AC IN 91,ROOF IN 92.PLEASURE TO SHOW.

19. 1998-08-17
    soldstatus $110,900
20. 1992-07-15
    soldstatus $95,250
21. 1985-12-03
    soldstatus $70,000

ⓘ 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: $3,623 · $302/mo
• Projected year-2 tax: $3,933 · $328/mo
• Expected delta: +$310/yr (+$26/mo · 8.6%)

ⓘ 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: $26,050
• − Mortgage interest: −$15,236
• − Property taxes: −$3,623
• − Insurance: −$1,360
• − Repairs & maintenance: −$2,084
• − Management: −$2,084
• − Depreciation: −$7,913
• Taxable loss: −$6,250
• Est. tax savings @ 24.0%: +$1,500
• After-tax cash flow: $-21/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

• Census place: Perrysburg, OH
• 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

+288.6% since first listed

20 events — show timeline

• 2026-04-27 Contingent — NORIS
• 2026-04-25 Listed $272,000 NORIS
• 2026-04-20 Coming Soon $272,000 NORIS
• 2025-10-14 Price Changed $98,500 NORIS
• 2025-10-14 Price Changed $121,000 NORIS
• 2016-07-05 Sold (Public Records) $126,500 Public Records
• 2016-06-24 Sold (MLS) $132,500 NORIS
• 2016-05-09 Listed $132,500 NORIS
• 2013-05-03 Sold (MLS) $98,500 NORIS
• 2013-02-06 Price Changed $100,000 NORIS
• 2012-12-15 Listed $100,000 NORIS
• 2003-05-23 Sold (Public Records) $147,000 Public Records
• 2003-05-15 Sold (MLS) $147,000 NORIS
• 2003-04-22 Price Changed $147,000 NORIS
• 2003-03-08 Listed $144,900 NORIS
• 2000-01-14 Sold (MLS) $121,000 NORIS
• 1999-12-13 Listed $124,900 NORIS
• 1998-08-17 Sold (Public Records) $110,900 Public Records
• 1992-07-15 Sold (Public Records) $95,250 Public Records
• 1985-12-03 Sold (Public Records) $70,000 Public Records

Property tax history

+2.6%/yr

Latest (2025): $3,623 · +13.9% YoY. Source: county tax records.