1060 Little Creek Dr · Perrysburg, OH 43551

$279,900

3 bd · 2.5 ba · 1,190 sqft · SingleFamily public records · 2 Days on market

Built 1994 10,498 sqft lot Est $267k · 5% over

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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).

• Cash flow +8.6/30.0
• Schools +7.1/10.0
• ARV discount +5.2/15.0
• Livability +4.5/5.0
• Rent growth +4.3/5.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

VERY NICE 3 BED/2.5 BATH HOME w/LOVELY DECK TO VIEW PRIVACY FENCED-IN BACKYARD; SOME TREES; NEWER CARPETING; WOOD LAMINATED FLOORS IN DINING ROOM AND LIVING ROOM; NEW PAINT; BATH UPDATED. LOCATED CLOSE TO EVERYTHING. READY FOR YOU AND YOUR FAMILY TO MOVE RIGHT IN!

Key facts

• Newer flooring
• Pergola
• Updated bathrooms

Tags

• PRIVATE FULLY FENCED BACKYARD
• SPACIOUS PATIO
• PERGOLA
• UPDATED BATHROOMS
• NEWER FLOORING
• DESIRABLE NEIGHBORHOOD

Property features AI

Exterior

• Parking: Attached private garage with 2 spaces; Additional off-street, on-street and paved parking; asphalt surfaces
• Security: Smoke detectors
• Utilities: Public water; Public sewer; 150 Amp electric service; Cable and internet connected; Underground utilities
• Home design: Single-family house; Two levels
• Construction: Vinyl siding; Asphalt roof; Crawl space foundation; Built date per public records
• Exterior features: Rear patio; Fire pit; Full privacy fencing

Interior

• Kitchen: Gas oven and gas range; Microwave; Refrigerator; Disposal; Gas range connection
• Bedrooms: Three upstairs bedrooms (one 14x11 with ceiling fan, one 10x9 with ceiling fan, one 11x10)
• Flooring: Laminate; Vinyl
• Bathrooms: Two full bathrooms and one half bathroom (total 2.5)
• Heating & cooling: Forced air heating (natural gas); Central air conditioning; Ceiling fans
• Interior features: Pantry; Ceiling fans throughout; Primary bathroom; Double-pane windows with screens and window coverings; Door screens
• Laundry & utility: Main-level laundry with gas dryer hookup; Water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $280k.

Deal economics

• At list price, monthly cash flow is $-240 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $237k (15.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $217k (22.5% below list).
• Recommended offer: $217k (22.5% below list) — sets the bar for 1% rule.
• Cap rate 5.3% 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: Fort Meigs Elementary School (math 86% / reading 83%, grade A+, #68 of 1,584 statewide, top 6%, 596 students, 6% FRL); Perrysburg High School (math 69% / reading 83%, grade A-, #63 of 781 statewide, top 8%, 1,636 students, 9% FRL) — zoned schools at 7% FRL track the district average.
• Market conditions: Rents rising fast (+7.3%/yr); 235 active listings in the ZIP; 2 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 $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 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 11y ago; this cycle's ask is 17% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $240k; 17% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $216,992 (22.5% 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: 0.78% ✗
• Cap rate: 5.26%
• Cash-on-cash: -3.68%
• DSCR: 0.84
• GRM: 10.7

CMA / ARV

• ARV (on-the-fly): $266,560
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1538 Eaglecrest Rd	0.41mi	3/2.0	1,164 (-2%)	1mo	$316,500	$272	74
26802 Fort Meigs Rd	0.33mi	3/1.0	1,148 (-4%)	5mo	$225,000	$196	68
26736 Fort Meigs Rd	0.32mi	3/1.0	1,152 (-3%)	20mo	$258,000	$224	57

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: -17.7%
• Equity multiple: 0.35×
• Total profit: $-50,718
• Equity at exit: $41,734

10-year hold

• IRR: -3.1%
• Equity multiple: 0.75×
• Total profit: $-19,290
• Equity at exit: $24,201

Cash invested: $78,372 (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: 235
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $2,170 medium
• Mortgage (P&I): −$1,468
• Tax from tax record: −$370 /mo · $4,440/yr
• Insurance: −$117
• HOA: −$0
• Vacancy / Maint / Mgmt: −$456
• Net cashflow: $-240

Break-even live

Break-even rent $2,474

Max offer price $237,472

Occupancy floor —

Sensitivity live

Price	-10% $-82	-5% $-161	+0% $-240	+5% $-319	+10% $-399
Rent	-10% $-412	-5% $-326	+0% $-240	+5% $-154	+10% $-69
Rate	-1.0pp $-99	-0.5pp $-169	base $-240	+0.5pp $-313	+1.0pp $-386

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: $69,975
• Closing costs: $8,397
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1000 Hollister Ln Perrysburg, OH	1.0–3.0	1.0–2.0	1026	$2,510	$2.45	14d	18	1.04mi
25400 Fort Meigs Rd Perrysburg, OH	2.0	2.0	1294	$2,103	$1.63	4d	5	1.41mi

Listing history 5 events

1. 2026-06-18
   days on market $279,900 Active 2 DOM
2. 2026-06-16
   statusdays on market $279,900 Active 1 DOM
3. 2026-06-15
   days on market $279,900 Coming Soon 4 DOM
4. 2026-06-14
   remarks 672-char remark
5. 2026-06-14
   listed $279,900 Coming Soon 2 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: $4,440 · $370/mo
• Projected year-2 tax: $4,440 · $370/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: $26,039
• − Mortgage interest: −$15,679
• − Property taxes: −$4,440
• − Insurance: −$1,400
• − Repairs & maintenance: −$2,083
• − Management: −$2,083
• − Depreciation: −$8,143
• Taxable loss: −$7,788
• Est. tax savings @ 24.0%: +$1,869
• After-tax cash flow: $-1,013/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

+474.7% since first listed

20 events — show timeline

• 2026-06-11 Coming Soon $279,900 NORIS
• 2025-10-14 Price Changed $179,500 NORIS
• 2025-10-13 Price Changed $145,000 NORIS
• 2022-03-11 Sold (Public Records) $240,000 Public Records
• 2022-03-10 Sold (MLS) $240,000 NORIS
• 2022-02-07 Listed — NORIS
• 2022-02-06 Listed $240,000 NORIS
• 2018-08-24 Sold (Public Records) $179,500 Public Records
• 2018-08-17 Sold (MLS) $179,500 NORIS
• 2018-06-11 Listed $189,900 NORIS
• 2017-10-17 Listing Removed — NORIS
• 2017-09-26 Listed $174,900 NORIS
• 2017-08-03 Listing Removed — NORIS
• 2017-06-15 Listed $174,900 NORIS
• 2015-12-10 Sold (Public Records) $145,000 Public Records
• 2015-12-09 Sold (MLS) $145,000 NORIS
• 2015-12-08 Price Changed $147,500 NORIS
• 2015-03-05 Listed $147,500 NORIS
• 1994-10-28 Sold (Public Records) $110,057 Public Records
• 1994-04-18 Sold (Public Records) $48,700 Public Records

Property tax history

+5.6%/yr

Latest (2025): $4,440 · +14.0% YoY. Source: county tax records.