5742 Marshall Rd · Sylvania, OH 43560

$169,000

3 bd · 1.0 ba · 977 sqft · SingleFamily public records · 27 Days on market

Built 1955 0.25 ac lot Est $170k · at est.

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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 +10.9/30.0
• ARV discount +7.8/15.0
• Schools +5.9/10.0
• Livability +4.4/5.0
• 1% rule +3.6/10.0
• DSCR +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

SHARP SIX ROOM HOME. UPDATED KITCHEN. NEWER WINDOWS, CARPET, FURNACE, ROOF. GREAT FENCED YARD WITH SPLIT RAIL FENCE IN FRONT YARD. ALL APPLIANCES STAY.

Key facts

• New drywall
• Great location
• Fenced in corner lot

Tags

• NEW ROOF
• NEW DRYWALL
• FENCED IN CORNER LOT
• GREAT LOCATION

Property features AI

Exterior

• Parking: Carport; Asphalt driveway
• Security: Smoke detectors
• Utilities: Cable connected; Circuit breaker electrical; Public sewer; Public water
• Home design: Single-family house; One story
• Construction: Vinyl siding; Slab foundation; Built per public records
• Exterior features: Shingle roof; Split rail fencing; Corner lot; City street frontage

Interior

• Kitchen: Dishwasher; Gas range; Refrigerator; Water heater
• Bedrooms: All bedrooms on main level; Bedroom 2 (main level); Bedroom 3 (main level)
• Flooring: Carpet; Ceramic tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Vaulted ceilings; Screens on windows; Door screens
• Laundry & utility: Laundry on main level

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $169k.

Deal economics

• At list price, monthly cash flow is $-74 ($-890/yr) — negative.
• To cash-flow at today's rent, offer at most $156k (7.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $145k (14.2% below list).
• Recommended offer: $145k (14.2% below list) — sets the bar for 1% rule.
• Cap rate 5.8% vs local median 2.8% in Sylvania — 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 88/100 on livability (#18 in OH, #191 nationally) — a professional / high-income tenant draw. Strengths: crime A+, employment A+, cost of living A+; Watch: amenities C-, commute F.
• Sylvania Schools (suburban): math 63% / reading 71% proficiency, ranked #157 of 656 in OH (top 24%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 18% free/reduced lunch — higher-income household profile.
• Zoned schools: Maplewood Elementary School (math 76% / reading 79%, grade A, #213 of 1,584 statewide, top 14%, 535 students, 16% FRL); Sylvania Arbor Hills Junior High School (math 56% / reading 58%, grade B, #305 of 654 statewide, top 48%, 502 students, 34% FRL); Sylvania Northview High School (math 59% / reading 78%, grade B, #130 of 781 statewide, top 17%, 1,352 students, 20% FRL).
• Market conditions: 196 active listings in the ZIP; 6 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; 415 units permitted in Lucas County in 2024 (122 in 5+ unit buildings).
• This rent is only 16% of the median local income ($109k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 27 days — a 2% lower offer ($166k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 26y 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 $135k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $144,970 (14.2% 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. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.86% ✗
• Cap rate: 5.77%
• Cash-on-cash: -1.88%
• DSCR: 0.92
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $169,998
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5729 Elliott Dr	0.09mi	3/1.0	1,006 (+3%)	10mo	$182,500	$181	83
5747 Dellbrook Dr	0.12mi	3/1.0	875 (-10%)	2mo	$159,000	$182	76
5910 Balfour Rd	0.24mi	3/2.0	1,000 (+2%)	12mo	$248,500	$249	71
6024 Acres Rd	0.32mi	3/1.0	1,045 (+7%)	5mo	$182,000	$174	69
5618 Balfour Rd	0.36mi	3/2.0	1,032 (+6%)	1mo	$198,000	$192	69
5646 Acres Rd	0.24mi	3/1.0	875 (-10%)	3mo	$200,000	$229	69
5664 Stewart Rd	0.62mi	3/1.0	976 (-0%)	3mo	$154,000	$158	68
5915 Rudyard Rd	0.30mi	3/2.0	946 (-3%)	12mo	$134,000	$142	67
5831 Meade Rd	0.14mi	2/1.0 (-1)	840 (-14%)	4mo	$61,600	$73	62
5438 Grey Dr	0.60mi	3/1.0	960 (-2%)	9mo	$162,000	$169	62
6028 Stewart Rd	0.61mi	2/1.0 (-1)	1,000 (+2%)	7mo	$160,000	$160	56
5228 Estess Ave	0.67mi	3/1.0	996 (+2%)	11mo	$164,900	$166	56

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -19.4%
• Equity multiple: 0.32×
• Total profit: $-32,056
• Equity at exit: $25,198

10-year hold

• IRR: -12.0%
• Equity multiple: 0.29×
• Total profit: $-33,780
• Equity at exit: $14,612

Cash invested: $47,320 (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 43560

• Home prices YoY: -31.7%
• Active inventory: 196
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,450 high
• Mortgage (P&I): −$886
• Tax from tax record: −$263 /mo · $3,153/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $-74

Break-even live

Break-even rent $1,544

Max offer price $155,896

Occupancy floor —

Sensitivity live

Price	-10% $21	-5% $-26	+0% $-74	+5% $-122	+10% $-170
Rent	-10% $-189	-5% $-131	+0% $-74	+5% $-17	+10% $40
Rate	-1.0pp $11	-0.5pp $-31	base $-74	+0.5pp $-118	+1.0pp $-163

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5600 Alexis Rd Sylvania, OH	1.0–2.0	1.0	590	$925	$1.57	15d	1	0.28mi
5301 Alexis Rd Sylvania, OH	1.0–2.0	1.0	685	$875	$1.28	15d	1	0.61mi
6455 Monroe St Sylvania, OH	1.0–2.0	1.0–2.5	744	$2,567	$3.45	15d	16	1.02mi
6632 Maplewood Ave Sylvania, OH	2.0	1.0	875	$1,068	$1.22	15d	7	1.17mi
4994 Main St Sylvania, OH	2.0	1.0	1110	$1,150	$1.04	25d	1	1.25mi
5716 Phillips Ave Unit 4 Sylvania, OH	2.0	1.0	900	$1,100	$1.22	15d	1	1.32mi

Listing history 32 events

1. 2026-06-17
   status $169,000 Pending 27 DOM
2. 2026-06-17
   days on market $169,000 Active 27 DOM
3. 2026-06-16
   days on market $169,000 Active 26 DOM
4. 2026-06-15
   days on market $169,000 Active 25 DOM
5. 2026-06-14
   days on market $169,000 Active 23 DOM
6. 2026-06-13
   days on market $169,000 Active 22 DOM
7. 2026-06-10
   days on market $169,000 Active 20 DOM
8. 2026-06-09
   days on market $169,000 Active 19 DOM
9. 2026-06-08
   days on market $169,000 Active 18 DOM
10. 2026-06-07
    days on market $169,000 Active 17 DOM
11. 2026-06-03
    days on market $169,000 Active 13 DOM
12. 2026-06-02
    days on market $169,000 Active 12 DOM
13. 2026-06-01
    days on market $169,000 Active 11 DOM
14. 2026-05-31
    days on market $169,000 Active 10 DOM
15. 2026-05-30
    days on market $169,000 Active 9 DOM
16. 2026-05-21
    listed $169,000 Active
17. 2025-12-13
    status Active
18. 2025-12-11
    status Pending
19. 2025-12-11
    historical
20. 2025-10-20
    listed $169,000 Active
21. 2025-10-09
    price $83,200 151-char remark

    Show marketing remark (151 chars)

    SHARP SIX ROOM HOME. UPDATED KITCHEN. NEWER WINDOWS, CARPET, FURNACE, ROOF. GREAT FENCED YARD WITH SPLIT RAIL FENCE IN FRONT YARD. ALL APPLIANCES STAY.

22. 2025-09-29
    historical
23. 2022-04-29
    soldstatus $135,000 Closed
24. 2022-03-15
    status Pending
25. 2022-03-15
    price $135,000
26. 2022-03-14
    listed $129,900 Active
27. 2004-10-04
    historical
28. 2004-04-06
    listed $89,900
29. 2000-11-21
    soldstatus $83,200
30. 2000-11-20
    soldstatus $83,200 151-char remark

    Show marketing remark (151 chars)

    SHARP SIX ROOM HOME. UPDATED KITCHEN. NEWER WINDOWS, CARPET, FURNACE, ROOF. GREAT FENCED YARD WITH SPLIT RAIL FENCE IN FRONT YARD. ALL APPLIANCES STAY.

31. 2000-11-13
    price $88,500 151-char remark

    Show marketing remark (151 chars)

    SHARP SIX ROOM HOME. UPDATED KITCHEN. NEWER WINDOWS, CARPET, FURNACE, ROOF. GREAT FENCED YARD WITH SPLIT RAIL FENCE IN FRONT YARD. ALL APPLIANCES STAY.

32. 2000-08-02
    listed $88,500 151-char remark

    Show marketing remark (151 chars)

    SHARP SIX ROOM HOME. UPDATED KITCHEN. NEWER WINDOWS, CARPET, FURNACE, ROOF. GREAT FENCED YARD WITH SPLIT RAIL FENCE IN FRONT YARD. ALL APPLIANCES STAY.

ⓘ 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: $3,153 · $263/mo
• Projected year-2 tax: $3,153 · $263/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 ≥100°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: $17,396
• − Mortgage interest: −$9,467
• − Property taxes: −$3,153
• − Insurance: −$845
• − Repairs & maintenance: −$1,392
• − Management: −$1,392
• − Depreciation: −$4,916
• Taxable loss: −$3,768
• Est. tax savings @ 24.0%: +$904
• After-tax cash flow: $14/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: Sylvania Schools
• NCES district ID: 3904487
• Math proficiency: 63% ▼ -12.00%
• Reading proficiency: 71% ▼ -6.00%
• Median HH income: $71,949
• Composite: 58.95/100
• National rank: #967
• State rank: #157 of 656 in OH

Livability — Sylvania

• Score: 88/100
• State rank: #18
• US rank: #191

Category grades

Amenities C- 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: Sylvania, OH
• County: Lucas County · 380,724 people
• City population: 33,286
• Metro: Toledo, OH
• Population (ZIP): 33,286
• Household income: $109,486
• Rent vs Own: 18.1% rent · 81.9% own
• Severe rent burden: 355.0

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%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Two or more races 4% Asian 4% Hispanic / Latino 3% Black 3%
• Common ancestry: Romanian 10% Lithuanian 4% Slovak 2%
• Foreign-born: 6% · China, Canada
• Languages at home: 92% English-only · Other Indo-European 2% Arabic 2% Spanish 1%

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: ▼ -99.73%
• Current HPI: 215.2986
• Rent YoY: —
• 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

+91.0% since first listed

17 events — show timeline

• 2026-05-21 Listed $169,000 NORIS
• 2025-12-13 Relisted — NORIS
• 2025-12-11 Pending — NORIS
• 2025-12-11 Listing Removed — NORIS
• 2025-10-20 Listed $169,000 NORIS
• 2025-10-09 Price Changed $83,200 NORIS
• 2025-09-29 Coming Soon — NORIS
• 2022-04-29 Sold (MLS) $135,000 NORIS
• 2022-03-15 Pending — NORIS
• 2022-03-15 Price Changed $135,000 NORIS
• 2022-03-14 Listed $129,900 NORIS
• 2004-10-04 Listing Removed — NORIS
• 2004-04-06 Listed $89,900 NORIS
• 2000-11-21 Sold (Public Records) $83,200 Public Records
• 2000-11-20 Sold (MLS) $83,200 NORIS
• 2000-11-13 Price Changed $88,500 NORIS
• 2000-08-02 Listed $88,500 NORIS

Property tax history

+4.1%/yr

Latest (2025): $3,153 · +3.1% YoY. Source: county tax records.