Clayton Adrenaline D Plan · Toledo, OH 43615

$52,900

3 bd · 2.0 ba · 1,120 sqft · SingleFamily · 404 Days on market

Good condition

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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 +26.5/30.0
• DSCR +9.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.1/10.0
• 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

Now available in Royal Village, this 2025 manufactured home by Clayton offers 3 bedrooms, 2 bathrooms, and 1,073 sq. ft. of well-designed living space. With a spacious 16×70 layout and modern touches throughout, this home is perfect for families looking for comfort, quality, and a great community in Toledo. From a sparkling pool to pet-friendly areas and helpful conveniences, Royal Village delivers a safe, comfortable lifestyle for everyone. A move-in ready opportunity you won't want to miss.

Key facts

• Listed 403 days

🏗️ New construction. The $52,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $115,229.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $53k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $305 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $53k).
• Recommended offer: $47k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.5% 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); 289 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals leasing fast (median 1d 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 $797 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 404 days — a 12% lower offer ($47k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.3% of price.

Recommended offer $46,552 (12.0% below list)

Questions for the listing agent

1. It's been on market 404 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: 1.21% ✓
• Cap rate: 9.47%
• Cash-on-cash: 11.34%
• DSCR: 1.50
• GRM: 6.9

CMA / ARV

• ARV (median comp): $115,229
• List price: $52,900
• Delta: -54.09%
• 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 (+3%)	15mo	$262,000	$227	43
6820 Cloister Ct	1.02mi	2/2.0 (-1)	1,220 (+9%)	10mo	$240,000	$197	37
2235 Whispering Pines Dr	0.62mi	2/2.0 (-1)	1,336 (+19%)	10mo	$265,500	$199	32
1145 Joyce Ln	1.38mi	3/1.0	1,008 (-10%)	20mo	$160,000	$159	28
6268 Timberside Dr	1.49mi	2/2.0 (-1)	1,382 (+23%)	12mo	$230,000	$166	25
809 Saturn Dr	1.47mi	4/2.0 (+1)	1,350 (+20%)	15mo	$135,000	$100	22
2263 Whispering Pines Dr Unit 4-2263	0.66mi	2/2.0 (-1)	1,336 (+19%)	22mo	$250,000	$187	21
2243 Whispering Pines Dr Unit 5-2243	0.62mi	2/2.0 (-1)	1,336 (+19%)	28mo	$245,000	$183	21
1110 Saturn Dr	1.47mi	4/1.5 (+1)	1,386 (+24%)	15mo	$145,000	$105	20
1224 Joyce Ln	1.42mi	3/1.0	1,383 (+24%)	20mo	$93,000	$67	19
2360 Manoa Ln #2360	1.30mi	2/2.0 (-1)	1,354 (+21%)	20mo	$245,000	$181	18
2504 Centennial Rd	1.41mi	2/1.0 (-1)	938 (-16%)	22mo	$150,500	$160	12

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: 0.2%
• Equity multiple: 1.01×
• Total profit: $189
• Equity at exit: $17,181

10-year hold

• IRR: 9.4%
• Equity multiple: 1.71×
• Total profit: $22,917
• Equity at exit: $9,963

Cash invested: $32,264 (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 · 4 under contract
• Median asking: $49,900 ($50/sqft)
• Median days on market: 207 d
• This list price: 59% of active listings are priced below it
• ARV vs active asking: +105.1% 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: 289
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $1,394 high
• Mortgage (P&I): −$604
• Tax est. 1.5%: −$144 /mo · $1,728/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $305

Break-even live

Break-even rent $1,008

Max offer price $115,229

Occupancy floor 73%

Sensitivity live

Price	-10% $384	-5% $345	+0% $305	+5% $265	+10% $225
Rent	-10% $195	-5% $250	+0% $305	+5% $360	+10% $415
Rate	-1.0pp $363	-0.5pp $334	base $305	+0.5pp $275	+1.0pp $245

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: $28,807
• Closing costs: $3,457
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 12 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
6955 Dorr St Toledo, OH	2.0	1.0	1132	$1,400	$1.24	10d	1	0.63mi
6955 Dorr St Toledo, OH	2.0	1.0	1132	$1,400	$1.24	1d	1	0.63mi
6939 Dorr St Toledo, OH	3.0	1.0	1200	$1,595	$1.33	20d	1	0.65mi
6955 Dorr St #70 Toledo, OH	2.0	1.0	1132	$1,400	$1.24	10d	1	0.65mi
6951 W Bancroft St Toledo, OH	2.0	2.0	1150	$1,731	$1.51	0d	1	0.79mi
2015 N McCord Rd Toledo, OH	2.0	1.0	864	$1,063	$1.23	6d	1	0.94mi
2150 N McCord Rd Toledo, OH	1.0–2.0	1.0	765	$1,315	$1.72	0d	8	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	0d	1	1.19mi

Property features AI

Finance

• Other: Listing status: ActiveAddress marketed as Clayton Adrenaline "B" Plan, Toledo, OH 43615
• Financial info: List price provided but excluded from this summary
• HOA & community: HOA/community details not provided

Exterior

• Parking: Parking details not provided
• Security: Security details not provided
• Utilities: Natural gasCooling utility presentOther utility details not provided
• Home design: Clayton Adrenaline "B" planNew construction plan
• Construction: Living area approximately 1,120 (living area provided)Construction year not providedConstruction materials not providedFoundation details not provided
• Exterior features: Roof type: Other

Interior

• Kitchen: Plan includes kitchen (specific appliances not provided)
• Bedrooms: 3 bedrooms
• Flooring: Flooring details not provided
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas forced-air heatingCooling system present (type not specified)
• Interior features: Open plan living area
• Laundry & utility: Laundry details not provided

Listing history 50 events

1. 2026-11-07
   days on market $52,900 Active 404 DOM
2. 2026-11-06
   days on market $52,900 Active 403 DOM
3. 2026-11-05
   days on market $52,900 Active 402 DOM
4. 2026-11-04
   days on market $52,900 Active 401 DOM
5. 2026-11-02
   days on market $52,900 Active 399 DOM
6. 2026-11-01
   days on market $52,900 Active 398 DOM
7. 2026-10-31
   days on market $52,900 Active 397 DOM
8. 2026-10-30
   days on market $52,900 Active 396 DOM
9. 2026-10-29
   days on market $52,900 Active 395 DOM
10. 2026-10-28
    days on market $52,900 Active 394 DOM
11. 2026-10-27
    days on market $52,900 Active 393 DOM
12. 2026-10-26
    days on market $52,900 Active 392 DOM
13. 2026-10-25
    days on market $52,900 Active 391 DOM
14. 2026-10-24
    days on market $52,900 Active 390 DOM
15. 2026-10-23
    days on market $52,900 Active 389 DOM
16. 2026-10-22
    days on market $52,900 Active 388 DOM
17. 2026-10-21
    days on market $52,900 Active 387 DOM
18. 2026-10-20
    days on market $52,900 Active 386 DOM
19. 2026-10-19
    days on market $52,900 Active 385 DOM
20. 2026-10-18
    days on market $52,900 Active 384 DOM
21. 2026-10-17
    days on market $52,900 Active 383 DOM
22. 2026-10-16
    days on market $52,900 Active 382 DOM
23. 2026-10-15
    days on market $52,900 Active 381 DOM
24. 2026-10-14
    days on market $52,900 Active 380 DOM
25. 2026-10-13
    days on market $52,900 Active 379 DOM
26. 2026-10-12
    days on market $52,900 Active 378 DOM
27. 2026-10-11
    days on market $52,900 Active 377 DOM
28. 2026-10-10
    days on market $52,900 Active 376 DOM
29. 2026-10-09
    days on market $52,900 Active 375 DOM
30. 2026-10-08
    days on market $52,900 Active 374 DOM
31. 2026-10-07
    days on market $52,900 Active 373 DOM
32. 2026-10-06
    days on market $52,900 Active 372 DOM
33. 2026-10-05
    days on market $52,900 Active 371 DOM
34. 2026-10-04
    days on market $52,900 Active 370 DOM
35. 2026-10-03
    days on market $52,900 Active 369 DOM
36. 2026-10-02
    days on market $52,900 Active 368 DOM
37. 2026-10-01
    days on market $52,900 Active 367 DOM
38. 2026-09-30
    days on market $52,900 Active 366 DOM
39. 2026-09-29
    days on market $52,900 Active 365 DOM
40. 2026-09-28
    days on market $52,900 Active 364 DOM
41. 2026-09-27
    days on market $52,900 Active 363 DOM
42. 2026-09-25
    days on market $52,900 Active 361 DOM
43. 2026-09-24
    days on market $52,900 Active 360 DOM
44. 2026-09-23
    days on market $52,900 Active 359 DOM
45. 2026-09-22
    days on market $52,900 Active 358 DOM
46. 2026-09-21
    days on market $52,900 Active 357 DOM
47. 2026-09-20
    days on market $52,900 Active 356 DOM
48. 2026-09-19
    days on market $52,900 Active 355 DOM
49. 2026-09-18
    days on market $52,900 Active 354 DOM
50. 2026-09-17
    days on market $52,900 Active 353 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: $16,726
• − Mortgage interest: −$6,455
• − Property taxes: −$1,728
• − Insurance: −$576
• − Repairs & maintenance: −$1,338
• − Management: −$1,338
• − Depreciation: −$3,352
• Taxable income: $1,938
• Est. tax owed @ 24.0%: −$465
• After-tax cash flow: $3,192/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 None rehab

This 2025 Clayton Adrenaline D Plan manufactured home is move-in ready with a good condition score and minimal repairs needed. It offers a spacious 16×70 layout and modern touches throughout, making it an attractive option for families looking for comfort and quality in Toledo.

Value-add opportunities

• Both Painting the exterior siding — Enhances curb appeal and can increase both resale and rental value. ↑
• Both Landscaping improvements — Enhances curb appeal and can increase both resale and rental value. ↑
• Resale New flooring in bathrooms — Modernizes the space and can increase resale value. ↑
• Resale Upgrading kitchen appliances — Modernizes the kitchen and can increase resale value. ↑
• Resale Upgrading bathroom fixtures — Modernizes the bathroom and can increase resale value. ↑

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%
• 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: Listing status: ActiveAddress marketed as Clayton Adrenaline "B" Plan, Toledo, OH 43615
• Financial info: List price provided but excluded from this summary
• HOA & community: HOA/community details not provided

Exterior

• Parking: Parking details not provided
• Security: Security details not provided
• Utilities: Natural gasCooling utility presentOther utility details not provided
• Home design: Clayton Adrenaline "B" planNew construction plan
• Construction: Living area approximately 1,120 (living area provided)Construction year not providedConstruction materials not providedFoundation details not provided
• Exterior features: Roof type: Other

Interior

• Kitchen: Plan includes kitchen (specific appliances not provided)
• Bedrooms: 3 bedrooms
• Flooring: Flooring details not provided
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas forced-air heatingCooling system present (type not specified)
• Interior features: Open plan living area
• Laundry & utility: Laundry details not provided