CLAYTON PULSE - B Plan · Toledo, OH 43615

$57,900

2 bd · 2.0 ba · 910 sqft · SingleFamily · 290 Days on market

Good condition

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Why this score? — see what drove the F 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 +7.5/15.0
• Cash flow +7.1/30.0
• Schools +4.9/10.0
• Condition / age +4.0/5.0
• Livability +3.3/5.0
• Rent growth +3.1/5.0
• 1% rule +2.0/10.0
• DSCR +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to your new beginning in Royal Village! This 2 bedroom, 2 bathroom mobile home for sale offers a fresh, modern interior with a spacious layout, brand-new appliances, and washer/dryer hookups. It's the ideal home for families or anyone looking for extra space and convenience. From a sparkling pool to pet-friendly areas and helpful conveniences, Royal Village delivers a safe, comfortable lifestyle for everyone. Located in the sought-after Springfield School District, this move-in-ready home is part of a growing, newly improved community in Toledo.

Key facts

• Modern interior
• Brand new appliances
• Washer dryer hookups

Tags

• MODERN INTERIOR
• BRAND NEW APPLIANCES
• WASHER DRYER HOOKUPS
• MOVE IN READY

🏗️ New construction. The $57,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $164,510.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $58k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-231 ($-3k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $58k).
• Recommended offer: $51k (12.0% below list) — sets the bar for market timing.
• Cap rate 4.6% vs local median 6.9% in Toledo — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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; 6 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 $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 290 days — a 12% lower offer ($51k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 4.3% of price.

Recommended offer $50,952 (12.0% 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 290 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.70% ✗
• Cap rate: 4.60%
• Cash-on-cash: -6.03%
• DSCR: 0.73
• GRM: 12.0

CMA / ARV

• ARV (median comp): $164,510
• List price: $57,900
• Delta: -64.80%
• Verdict: UNDERPRICED
• Comps: 13 within 2.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1625 Brooklynn Park E	1.75mi	2/2.0	1,170 (+29%)	0mo	$185,000	$158	40
1633 Brooklynn Park	1.75mi	2/2.0	1,118 (+23%)	2mo	$215,000	$192	38
6802 Woodmeadow Dr	1.97mi	2/2.0	1,168 (+28%)	2mo	$178,000	$152	38
6804 Woodmeadow Dr	1.97mi	2/2.0	1,168 (+28%)	3mo	$202,000	$173	38
1613 E Brooklynn Park	1.74mi	2/2.0	1,170 (+29%)	4mo	$185,000	$158	37
6035 Red Oak Dr	2.22mi	2/2.0	1,118 (+23%)	4mo	$134,000	$120	37
5874 Hill Ave	2.16mi	2/1.0	682 (-25%)	1mo	$135,000	$198	35
1818 Raynor Dr	1.66mi	3/1.0 (+1)	1,009 (+11%)	4mo	$174,000	$172	34
2521 Orchard Hills Blvd	1.87mi	3/1.5 (+1)	1,040 (+14%)	0mo	$180,000	$173	34
1031 Eton Rd	2.22mi	3/1.5 (+1)	1,048 (+15%)	0mo	$196,000	$187	33
216 Bonaparte Dr	1.67mi	2/1.0	1,104 (+21%)	4mo	$146,000	$132	33
3335 Indian Oaks Ln	2.20mi	3/2.0 (+1)	1,112 (+22%)	4mo	$257,000	$231	31

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: -27.1%
• Equity multiple: 0.09×
• Total profit: $-41,853
• Equity at exit: $24,529

10-year hold

• IRR: -26.4%
• Equity multiple: -0.24×
• Total profit: $-57,273
• Equity at exit: $14,224

Cash invested: $46,063 (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: 27 active · 1 under contract
• Median asking: $49,900 ($50/sqft)
• Median days on market: 161 d
• This list price: 63% of active listings are priced below it
• ARV vs active asking: +258.7% 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: 4.2×

Monthly cashflow live

• Estimated rent: $1,146 high
• Mortgage (P&I): −$863
• Tax est. 1.5%: −$206 /mo · $2,468/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$241
• Net cashflow: $-231

Break-even live

Break-even rent $1,439

Max offer price $131,018

Occupancy floor —

Sensitivity live

Price	-10% $-118	-5% $-175	+0% $-231	+5% $-288	+10% $-345
Rent	-10% $-322	-5% $-277	+0% $-231	+5% $-186	+10% $-141
Rate	-1.0pp $-149	-0.5pp $-190	base $-231	+0.5pp $-274	+1.0pp $-317

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: $41,127
• Closing costs: $4,935
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 6 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
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	$954	$1.01	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

• Financial info: List price: $57,900

Exterior

• Utilities: Has heatingHas cooling
• Home design: Plan-type property located at 7519 Dorr St, Toledo OH 43615
• Exterior features: Plan: CLAYTON PULSE - B

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heatingOther cooling
• Interior features: Living area of 910

Listing history 50 events

1. 2026-09-23
   days on market $57,900 Active 290 DOM
2. 2026-09-22
   days on market $57,900 Active 289 DOM
3. 2026-09-21
   days on market $57,900 Active 288 DOM
4. 2026-09-20
   days on market $57,900 Active 287 DOM
5. 2026-09-19
   days on market $57,900 Active 286 DOM
6. 2026-09-18
   days on market $57,900 Active 285 DOM
7. 2026-09-17
   days on market $57,900 Active 284 DOM
8. 2026-09-16
   days on market $57,900 Active 283 DOM
9. 2026-09-15
   days on market $57,900 Active 282 DOM
10. 2026-09-14
    days on market $57,900 Active 281 DOM
11. 2026-09-13
    days on market $57,900 Active 280 DOM
12. 2026-09-12
    days on market $57,900 Active 279 DOM
13. 2026-09-11
    days on market $57,900 Active 278 DOM
14. 2026-09-05
    days on market $57,900 Active 272 DOM
15. 2026-09-04
    days on market $57,900 Active 271 DOM
16. 2026-09-03
    days on market $57,900 Active 270 DOM
17. 2026-08-31
    days on market $57,900 Active 267 DOM
18. 2026-08-30
    days on market $57,900 Active 266 DOM
19. 2026-08-29
    days on market $57,900 Active 265 DOM
20. 2026-08-28
    days on market $57,900 Active 264 DOM
21. 2026-08-27
    days on market $57,900 Active 263 DOM
22. 2026-08-26
    days on market $57,900 Active 262 DOM
23. 2026-08-25
    days on market $57,900 Active 261 DOM
24. 2026-08-24
    days on market $57,900 Active 260 DOM
25. 2026-08-23
    days on market $57,900 Active 259 DOM
26. 2026-08-22
    days on market $57,900 Active 258 DOM
27. 2026-08-21
    days on market $57,900 Active 257 DOM
28. 2026-08-20
    days on market $57,900 Active 256 DOM
29. 2026-08-19
    days on market $57,900 Active 255 DOM
30. 2026-08-18
    days on market $57,900 Active 254 DOM
31. 2026-08-17
    days on market $57,900 Active 253 DOM
32. 2026-08-16
    days on market $57,900 Active 252 DOM
33. 2026-08-15
    days on market $57,900 Active 251 DOM
34. 2026-08-15
    days on market $57,900 Active 250 DOM
35. 2026-08-13
    days on market $57,900 Active 249 DOM
36. 2026-08-12
    days on market $57,900 Active 248 DOM
37. 2026-08-11
    days on market $57,900 Active 247 DOM
38. 2026-08-10
    days on market $57,900 Active 246 DOM
39. 2026-08-09
    days on market $57,900 Active 245 DOM
40. 2026-08-08
    days on market $57,900 Active 244 DOM
41. 2026-08-07
    days on market $57,900 Active 243 DOM
42. 2026-08-06
    days on market $57,900 Active 242 DOM
43. 2026-08-05
    days on market $57,900 Active 241 DOM
44. 2026-08-04
    days on market $57,900 Active 240 DOM
45. 2026-08-03
    days on market $57,900 Active 239 DOM
46. 2026-07-31
    days on market $57,900 Active 236 DOM
47. 2026-07-30
    days on market $57,900 Active 235 DOM
48. 2026-07-29
    days on market $57,900 Active 234 DOM
49. 2026-07-27
    days on market $57,900 Active 232 DOM
50. 2026-07-25
    days on market $57,900 Active 230 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: $13,753
• − Mortgage interest: −$9,215
• − Property taxes: −$2,468
• − Insurance: −$823
• − Repairs & maintenance: −$1,100
• − Management: −$1,100
• − Depreciation: −$4,786
• Taxable loss: −$5,738
• Est. tax savings @ 24.0%: +$1,377
• After-tax cash flow: $-1,400/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 $4,550–$13,650 screening

This move-in-ready Clayton Pulse B Plan mobile home in Royal Village offers a fresh, modern interior with a spacious layout and brand-new appliances. The home is in good condition with minimal maintenance required.

Value-add opportunities

• Resale Paint exterior siding — Fresh paint can enhance curb appeal and home value ↑
• Rental Clean gutters — Clean gutters improve drainage and reduce maintenance costs ↑

ⓘ 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

• Financial info: List price: $57,900

Exterior

• Utilities: Has heatingHas cooling
• Home design: Plan-type property located at 7519 Dorr St, Toledo OH 43615
• Exterior features: Plan: CLAYTON PULSE - B

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heatingOther cooling
• Interior features: Living area of 910