5627 Elliott Rd · Sylvania, OH 43560

$173,000

3 bd · 2.0 ba · 1,764 sqft · SingleFamily public records · 1 Days on market

Built 1955 0.28 ac lot Est $254k · 32% under

---

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 +25.6/30.0
• ARV discount +15.0/15.0
• DSCR +8.5/10.0
• 1% rule +7.3/10.0
• Schools +5.9/10.0
• Livability +4.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

SYLVANIA SCHOOLS! MANY NEW UPDATES IN RECENT YEARS, NEWER ROOF, UPDATED KITCHEN, HARDWOOD FLOORS, FRONT AND REAR ENTRY DOORS, NEW GUTTERS, SIDING, FURNACE AND HOT WATER HEATER!

Key facts

• 0.28 acre lot
• 2 garage spots
• Built 1955

Property features AI

Exterior

• Parking: Detached garage (2 spaces); Driveway; Asphalt parking; Garage door opener; Accessible parking
• Utilities: Public water; Public sewer (sanitary); Electricity connected (200+ amp service); Natural gas connected; Cable available; Internet/WiFi connected
• Home design: Residential single-family house; No common walls; One and one-half levels (2 stories)
• Construction: Brick and vinyl siding construction; Crawl space foundation; Built (year from public records)
• Exterior features: Asphalt and shingle roof; Full fencing; Detached garage structure

Interior

• Kitchen: Dishwasher; Gas oven; Gas range; Microwave; Refrigerator
• Bedrooms: Bedroom 2 on main level (11 x 11); Bedroom 3 on upper level (15 x 15); Bedroom 4 on upper level (12 x 11)
• Flooring: Luxury vinyl; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Eat-in kitchen; Primary bathroom; Double-pane windows; 7 total rooms
• Laundry & utility: Laundry on main level; Water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $173k.

Deal economics

• At list price, monthly cash flow is $411 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $173k).
• Cap rate 9.1% 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: Hill View Elementary School (math 67% / reading 73%, grade A-, #380 of 1,584 statewide, top 25%, 359 students, 32% FRL); Sylvania Northview High School (math 59% / reading 78%, grade B, #130 of 781 statewide, top 17%, 1,352 students, 20% FRL).
• Market conditions: 195 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 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 $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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 16y 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.

Risks & watch-outs

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

Recommended offer $173,000

Questions for the listing agent

1. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
5. 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.
6. 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: 1.23% ✓
• Cap rate: 9.15%
• Cash-on-cash: 10.19%
• DSCR: 1.45
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $254,016
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5711 Elliott Dr	0.11mi	3/2.0	1,586 (-10%)	8mo	$229,000	$144	72
5707 Roan Rd	0.20mi	3/1.5	1,584 (-10%)	1mo	$205,000	$129	71
5640 Dellbrook Dr	0.10mi	4/2.0 (+1)	1,595 (-10%)	5mo	$219,900	$138	70
5904 Acres Rd	0.40mi	3/2.0	1,601 (-9%)	4mo	$164,095	$102	63
5911 Acres Rd	0.41mi	3/1.0	1,812 (+3%)	12mo	$265,000	$146	63
5533 Allison Ln	0.47mi	3/2.5	1,829 (+4%)	10mo	$270,000	$148	61
5502 Rudyard Rd	0.31mi	3/1.0	1,960 (+11%)	11mo	$203,000	$104	54
5539 Mc Lain Dr	0.73mi	4/2.0 (+1)	1,650 (-6%)	1mo	$195,000	$118	49
5816 Sugar Hill Ct	0.46mi	4/2.5 (+1)	1,868 (+6%)	20mo	$257,500	$138	45
6115 Balfour Rd	0.64mi	3/2.5	1,624 (-8%)	19mo	$270,000	$166	39
6016 Meade Rd	0.48mi	3/2.0	1,500 (-15%)	20mo	$249,000	$166	35
5238 Arbor Way	0.75mi	3/2.0	1,506 (-15%)	21mo	$219,900	$146	23

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: -1.0%
• Equity multiple: 0.96×
• Total profit: $-1,757
• Equity at exit: $25,795

10-year hold

• IRR: 8.8%
• Equity multiple: 1.67×
• Total profit: $32,511
• Equity at exit: $14,958

Cash invested: $48,440 (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: 195
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $2,121 medium
• Mortgage (P&I): −$907
• Tax from tax record: −$285 /mo · $3,423/yr
• Insurance: −$72
• HOA: −$0
• Vacancy / Maint / Mgmt: −$446
• Net cashflow: $411

Break-even live

Break-even rent $1,601

Max offer price $173,000

Occupancy floor 76%

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: $43,250
• Closing costs: $5,190
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6455 Monroe St Sylvania, OH	1.0–2.0	1.0–2.5	744	$2,567	$3.45	14d	16	1.02mi

Listing history 15 events

1. 2026-04-29
   status Pending
2. 2026-04-24
   listed $173,000 Active
3. 2025-10-14
   price $164,200 177-char remark

   Show marketing remark (177 chars)

   SYLVANIA SCHOOLS! MANY NEW UPDATES IN RECENT YEARS, NEWER ROOF, UPDATED KITCHEN, HARDWOOD FLOORS, FRONT AND REAR ENTRY DOORS, NEW GUTTERS, SIDING, FURNACE AND HOT WATER HEATER!

4. 2025-10-13
   price $110,000 392-char remark

   Show marketing remark (392 chars)

   $15K in updates made during Nov. 2010 incl. twist carpet in bedrooms. large master closet, new kitchen floor, multiple bath upgrades and more. This house has 4 BR, 2 baths plus an office/den off the Master BR. Master BR could double as family room. Large storage area upstairs w/space for work area. Eat-in kitchen w/plenty of space to spread out Close to excellent rated schools and highway.

5. 2019-04-05
   soldstatus $214,200
6. 2019-03-25
   soldstatus $164,200 177-char remark

   Show marketing remark (177 chars)

   SYLVANIA SCHOOLS! MANY NEW UPDATES IN RECENT YEARS, NEWER ROOF, UPDATED KITCHEN, HARDWOOD FLOORS, FRONT AND REAR ENTRY DOORS, NEW GUTTERS, SIDING, FURNACE AND HOT WATER HEATER!

7. 2019-02-04
   listed $164,900 177-char remark

   Show marketing remark (177 chars)

   SYLVANIA SCHOOLS! MANY NEW UPDATES IN RECENT YEARS, NEWER ROOF, UPDATED KITCHEN, HARDWOOD FLOORS, FRONT AND REAR ENTRY DOORS, NEW GUTTERS, SIDING, FURNACE AND HOT WATER HEATER!

8. 2011-12-06
   soldstatus $110,000
9. 2011-11-30
   soldstatus $110,000 392-char remark

   Show marketing remark (392 chars)

   $15K in updates made during Nov. 2010 incl. twist carpet in bedrooms. large master closet, new kitchen floor, multiple bath upgrades and more. This house has 4 BR, 2 baths plus an office/den off the Master BR. Master BR could double as family room. Large storage area upstairs w/space for work area. Eat-in kitchen w/plenty of space to spread out Close to excellent rated schools and highway.

10. 2011-10-21
    price $122,000 392-char remark

    Show marketing remark (392 chars)

    $15K in updates made during Nov. 2010 incl. twist carpet in bedrooms. large master closet, new kitchen floor, multiple bath upgrades and more. This house has 4 BR, 2 baths plus an office/den off the Master BR. Master BR could double as family room. Large storage area upstairs w/space for work area. Eat-in kitchen w/plenty of space to spread out Close to excellent rated schools and highway.

11. 2011-10-10
    listed $122,000 392-char remark

    Show marketing remark (392 chars)

    $15K in updates made during Nov. 2010 incl. twist carpet in bedrooms. large master closet, new kitchen floor, multiple bath upgrades and more. This house has 4 BR, 2 baths plus an office/den off the Master BR. Master BR could double as family room. Large storage area upstairs w/space for work area. Eat-in kitchen w/plenty of space to spread out Close to excellent rated schools and highway.

12. 2011-09-30
    historical
13. 2011-03-31
    listed $122,000
14. 2011-03-20
    historical
15. 2010-04-20
    listed $134,900

ⓘ 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: $3,423 · $285/mo
• Projected year-2 tax: $3,423 · $285/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: $25,458
• − Mortgage interest: −$9,691
• − Property taxes: −$3,423
• − Insurance: −$865
• − Repairs & maintenance: −$2,037
• − Management: −$2,037
• − Depreciation: −$5,033
• Taxable income: $2,373
• Est. tax owed @ 24.0%: −$570
• After-tax cash flow: $4,367/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

+28.2% since first listed

15 events — show timeline

• 2026-04-29 Pending — NORIS
• 2026-04-24 Listed $173,000 NORIS
• 2025-10-14 Price Changed $164,200 NORIS
• 2025-10-13 Price Changed $110,000 NORIS
• 2019-04-05 Sold (Public Records) $214,200 Public Records
• 2019-03-25 Sold (MLS) $164,200 NORIS
• 2019-02-04 Listed $164,900 NORIS
• 2011-12-06 Sold (Public Records) $110,000 Public Records
• 2011-11-30 Sold (MLS) $110,000 NORIS
• 2011-10-21 Price Changed $122,000 NORIS
• 2011-10-10 Listed $122,000 NORIS
• 2011-09-30 Listing Removed — NORIS
• 2011-03-31 Listed $122,000 NORIS
• 2011-03-20 Listing Removed — NORIS
• 2010-04-20 Listed $134,900 NORIS

Property tax history

+1.5%/yr

Latest (2025): $3,423 · +3.1% YoY. Source: county tax records.