REDMAN ADVANTAGE - B Plan · Toledo, OH 43615

$49,900

3 bd · 2.0 ba · 1,152 sqft · SingleFamily · 216 Days on market

Good condition

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Why this score? — see what drove the C+ 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 +26.0/30.0
• DSCR +8.7/10.0
• ARV discount +7.5/15.0
• 1% rule +6.9/10.0
• Schools +4.9/10.0
• Condition / age +4.0/5.0
• Livability +3.3/5.0
• Rent growth +3.1/5.0
• Appreciation +0.0/10.0

Listing remarks

NEW HOLIDAY SPECIAL!! ENJOY 4 MONTHS OF RENT-FREE LIVING AT ROYAL VILLAGE IN TOLEDO, OH. Offering 1,152 sq. ft. of well-designed living space, this single-wide home by Champion Homes combines modern style, smart functionality, and everyday comfort. From a sparkling pool to pet-friendly areas and helpful conveniences, Royal Village delivers a safe, comfortable lifestyle for everyone. A great opportunity for buyers seeking quality construction and a practical path to homeownership in Ohio.

Key facts

• 2 parking spots
• Listed 215 days

🏗️ New construction. The $49,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $115,467.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $50k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $286 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $44k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.3% vs local median 6.9% 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-, crime F, 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: 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: Rents rising (+2.6%/yr); 234 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 0d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $799 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.

Negotiation context

• It's been on market 216 days — a 12% lower offer ($44k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.5% of price.

Recommended offer $43,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 216 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 1.19% ✓
• Cap rate: 9.26%
• Cash-on-cash: 10.60%
• DSCR: 1.47
• GRM: 7.0

CMA / ARV

• ARV (median comp): $115,467
• List price: $49,900
• Delta: -56.78%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2617 Shetland Rd	1.23mi	3/1.0	1,152 (0%)	14mo	$262,000	$227	49
6820 Cloister Ct	1.02mi	2/2.0 (-1)	1,220 (+6%)	8mo	$240,000	$197	43
2235 Whispering Pines Dr	0.62mi	2/2.0 (-1)	1,336 (+16%)	9mo	$265,500	$199	34
6268 Timberside Dr	1.49mi	2/2.0 (-1)	1,382 (+20%)	10mo	$230,000	$166	27
1145 Joyce Ln	1.38mi	3/1.0	1,008 (-12%)	19mo	$160,000	$159	25
809 Saturn Dr	1.47mi	4/2.0 (+1)	1,350 (+17%)	14mo	$135,000	$100	24
6636 Regents Park Blvd #6636	1.37mi	2/2.0 (-1)	1,413 (+23%)	15mo	$250,000	$177	22
2263 Whispering Pines Dr Unit 4-2263	0.66mi	2/2.0 (-1)	1,336 (+16%)	20mo	$250,000	$187	22
1110 Saturn Dr	1.47mi	4/1.5 (+1)	1,386 (+20%)	14mo	$145,000	$105	21
1224 Joyce Ln	1.42mi	3/1.0	1,383 (+20%)	19mo	$93,000	$67	20
2360 Manoa Ln #2360	1.30mi	2/2.0 (-1)	1,354 (+18%)	19mo	$245,000	$181	19
2504 Centennial Rd	1.41mi	2/1.0 (-1)	938 (-19%)	21mo	$150,500	$160	14

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 · 2.59% rent growth · sell at horizon

5-year hold

• IRR: -0.9%
• Equity multiple: 0.97×
• Total profit: $-1,057
• Equity at exit: $17,217

10-year hold

• IRR: 8.4%
• Equity multiple: 1.63×
• Total profit: $20,301
• Equity at exit: $9,984

Cash invested: $32,331 (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 →

Active competition Active MLS

• For sale now: 32 active · 7 under contract
• Median asking: $49,900 ($50/sqft)
• Median days on market: 161 d
• This list price: 34% of active listings are priced below it
• ARV vs active asking: +99.9% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 43615

• Home prices YoY: -31.9%
• Rents YoY: 2.6%
• Active inventory: 234
• Price-to-rent: 3.0×

Monthly cashflow live

• Estimated rent: $1,372 high
• Mortgage (P&I): −$606
• Tax est. 1.5%: −$144 /mo · $1,732/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$288
• Net cashflow: $286

Break-even live

Break-even rent $1,010

Max offer price $115,467

Occupancy floor 74%

Sensitivity live

Price	-10% $366	-5% $326	+0% $286	+5% $246	+10% $206
Rent	-10% $177	-5% $232	+0% $286	+5% $340	+10% $394
Rate	-1.0pp $344	-0.5pp $315	base $286	+0.5pp $256	+1.0pp $225

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: $28,867
• Closing costs: $3,464
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1210 Country View Pl Toledo, OH	2.0	1.0–2.0	966	$1,130	$1.17	0d	1	0.59mi
6951 W Bancroft St Toledo, OH	2.0	2.0	1150	$1,731	$1.51	0d	1	0.79mi
2150 N McCord Rd Toledo, OH	1.0–2.0	1.0	765	$1,315	$1.72	0d	3	1.04mi
1800 N McCord Rd Toledo, OH	2.0	1.0	934	$938	$1.00	0d	1	1.07mi
6633 W Bancroft St Toledo, OH	1.0–3.0	1.0	941	$1,179	$1.25	0d	1	1.08mi
2130 Country Trace Pl Toledo, OH	2.0	1.0–2.0	917	$1,050	$1.14	0d	1	1.18mi
6535 Dorr St Toledo, OH	1.0–2.0	1.0–2.0	895	$1,000	$1.12	116d	1	1.19mi

Property features AI

Finance

• Other: Status: Active
• Financial info: List price: $49,900Inventory type: Plan

Exterior

• Utilities: Electric service
• Home design: Plan: REDMAN ADVANTAGE - B - 4 Months Rent-Free Offer

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric forced-air heating
• Interior features: Living area of 1,152 (listed)

Listing history 33 events

1. 2026-07-11
   days on market $49,900 Active 216 DOM
2. 2026-07-10
   days on market $49,900 Active 215 DOM
3. 2026-07-09
   days on market $49,900 Active 214 DOM
4. 2026-07-08
   days on market $49,900 Active 213 DOM
5. 2026-07-07
   days on market $49,900 Active 212 DOM
6. 2026-07-06
   days on market $49,900 Active 211 DOM
7. 2026-07-05
   days on market $49,900 Active 210 DOM
8. 2026-07-04
   days on market $49,900 Active 209 DOM
9. 2026-07-03
   days on market $49,900 Active 208 DOM
10. 2026-07-02
    days on market $49,900 Active 207 DOM
11. 2026-07-01
    days on market $49,900 Active 206 DOM
12. 2026-06-30
    days on market $49,900 Active 205 DOM
13. 2026-06-29
    days on market $49,900 Active 204 DOM
14. 2026-06-28
    days on market $49,900 Active 203 DOM
15. 2026-06-28
    days on market $49,900 Active 202 DOM
16. 2026-06-27
    days on market $49,900 Active 201 DOM
17. 2026-06-25
    days on market $49,900 Active 199 DOM
18. 2026-06-23
    days on market $49,900 Active 197 DOM
19. 2026-06-21
    days on market $49,900 Active 196 DOM
20. 2026-06-18
    days on market $49,900 Active 193 DOM
21. 2026-06-17
    days on market $49,900 Active 192 DOM
22. 2026-06-16
    days on market $49,900 Active 191 DOM
23. 2026-06-15
    days on market $49,900 Active 190 DOM
24. 2026-06-14
    days on market $49,900 Active 188 DOM
25. 2026-06-10
    days on market $49,900 Active 185 DOM
26. 2026-06-09
    days on market $49,900 Active 184 DOM
27. 2026-06-08
    days on market $49,900 Active 183 DOM
28. 2026-06-07
    days on market $49,900 Active 182 DOM
29. 2026-06-03
    days on market $49,900 Active 178 DOM
30. 2026-06-02
    days on market $49,900 Active 177 DOM
31. 2026-06-01
    days on market $49,900 Active 176 DOM
32. 2026-05-31
    days on market $49,900 Active 175 DOM
33. 2026-05-30
    days on market $49,900 Active 174 DOM

ⓘ 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 4/10 Moderate FEMA zone X (unshaded) · 20% 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,461
• − Mortgage interest: −$6,468
• − Property taxes: −$1,732
• − Insurance: −$577
• − Repairs & maintenance: −$1,317
• − Management: −$1,317
• − Depreciation: −$3,359
• Taxable income: $1,691
• Est. tax owed @ 24.0%: −$406
• After-tax cash flow: $3,023/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 · 9 photos

Good 80/100 Cosmetic rehab Est. rehab $5,760–$17,280 screening

This single-wide home by Champion Homes is in good condition with modern updates and a good curb appeal. It is a great opportunity for buyers seeking quality construction and a practical path to homeownership in Ohio.

Value-add opportunities

• Both landscaping — improves curb appeal and adds value ↑
• Both paint exterior — enhances curb appeal and adds value ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 48/100

Zoned Schools

Elementary Dorr Street Elementary School D- OH #942/1,584 Nat'l #14,504/41,679 Middle Springfield Middle School C- OH #435/654 Nat'l #3,846/14,009 High Springfield High School D+ OH #384/781 Nat'l #5,448/17,239

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

C Composite livability gradescore 66/100

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: Lucas County · 420,751 people
• City population: 280,811
• Metro: Toledo, OH
• Population (ZIP): 40,146
• Household income: $57,713
• Rent vs Own: 46.0% rent · 54.0% own
• Severe rent burden: 9% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (62%)
• Race & ethnicity: White 62% Black 26% Two or more races 6% Hispanic / Latino 4% Asian 3%
• Common ancestry: Romanian 7% Lithuanian 3% Slovak 2%
• Foreign-born: 5% · China, Canada
• Languages at home: 93% English-only · Arabic 2% Spanish 1% Chinese 1%

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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: ▼ -96.44%
• Current HPI: 205.95
• Rent YoY: ▲ 2.59%
• Metro: Toledo, OH
• State GDP YoY: ▲ 1.98%
• F500 in state: 48

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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

Property features AI

Finance

• Other: Status: Active
• Financial info: List price: $49,900Inventory type: Plan

Exterior

• Utilities: Electric service
• Home design: Plan: REDMAN ADVANTAGE - B - 4 Months Rent-Free Offer

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric forced-air heating
• Interior features: Living area of 1,152 (listed)