Clayton Adrenaline D Plan · Toledo, OH 43615

$52,900

3 bd · 2.0 ba · 1,120 sqft · SingleFamily · 359 Days on market

Good condition

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Why this score? — see what drove the C+ 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 +25.9/30.0
• DSCR +8.7/10.0
• ARV discount +7.5/15.0
• 1% rule +6.8/10.0
• 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 359 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 — $115,463.

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 $283 ($3k/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 9.2% 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); 234 active listings in the ZIP; 7 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 $798 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 359 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 359 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: 1.18% ✓
• Cap rate: 9.23%
• Cash-on-cash: 10.50%
• DSCR: 1.47
• GRM: 7.0

CMA / ARV

• ARV (median comp): $115,463
• List price: $52,900
• Delta: -54.18%
• 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%)	14mo	$262,000	$227	45
6820 Cloister Ct	1.02mi	2/2.0 (-1)	1,220 (+9%)	8mo	$240,000	$197	38
2235 Whispering Pines Dr	0.62mi	2/2.0 (-1)	1,336 (+19%)	9mo	$265,500	$199	34
1145 Joyce Ln	1.38mi	3/1.0	1,008 (-10%)	19mo	$160,000	$159	29
6268 Timberside Dr	1.49mi	2/2.0 (-1)	1,382 (+23%)	10mo	$230,000	$166	27
809 Saturn Dr	1.47mi	4/2.0 (+1)	1,350 (+20%)	14mo	$135,000	$100	24
2263 Whispering Pines Dr Unit 4-2263	0.66mi	2/2.0 (-1)	1,336 (+19%)	20mo	$250,000	$187	22
1110 Saturn Dr	1.47mi	4/1.5 (+1)	1,386 (+24%)	14mo	$145,000	$105	21
2243 Whispering Pines Dr Unit 5-2243	0.62mi	2/2.0 (-1)	1,336 (+19%)	26mo	$245,000	$183	21
1224 Joyce Ln	1.42mi	3/1.0	1,383 (+24%)	19mo	$93,000	$67	20
2360 Manoa Ln #2360	1.30mi	2/2.0 (-1)	1,354 (+21%)	19mo	$245,000	$181	19
2504 Centennial Rd	1.41mi	2/1.0 (-1)	938 (-16%)	21mo	$150,500	$160	14

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: -1.0%
• Equity multiple: 0.96×
• Total profit: $-1,240
• Equity at exit: $17,216

10-year hold

• IRR: 8.2%
• Equity multiple: 1.62×
• Total profit: $19,908
• Equity at exit: $9,983

Cash invested: $32,330 (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: 31 active · 4 under contract
• Median asking: $49,900 ($50/sqft)
• Median days on market: 161 d
• This list price: 61% of active listings are priced below it
• ARV vs active asking: +106.6% 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: 3.2×

Monthly cashflow live

• Estimated rent: $1,368 high
• Mortgage (P&I): −$606
• Tax est. 1.5%: −$144 /mo · $1,732/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$287
• Net cashflow: $283

Break-even live

Break-even rent $1,010

Max offer price $115,463

Occupancy floor 74%

Sensitivity live

Price	-10% $363	-5% $323	+0% $283	+5% $243	+10% $203
Rent	-10% $175	-5% $229	+0% $283	+5% $337	+10% $391
Rate	-1.0pp $341	-0.5pp $312	base $283	+0.5pp $253	+1.0pp $222

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: $28,866
• Closing costs: $3,464
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 7 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
6951 W Bancroft St Toledo, OH	2.0	2.0	1150	$1,731	$1.51	0d	1	0.79mi
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	$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	116d	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. 2026-09-23
   days on market $52,900 Active 359 DOM
2. 2026-09-22
   days on market $52,900 Active 358 DOM
3. 2026-09-21
   days on market $52,900 Active 357 DOM
4. 2026-09-20
   days on market $52,900 Active 356 DOM
5. 2026-09-19
   days on market $52,900 Active 355 DOM
6. 2026-09-18
   days on market $52,900 Active 354 DOM
7. 2026-09-17
   days on market $52,900 Active 353 DOM
8. 2026-09-16
   days on market $52,900 Active 352 DOM
9. 2026-09-15
   days on market $52,900 Active 351 DOM
10. 2026-09-14
    days on market $52,900 Active 350 DOM
11. 2026-09-13
    days on market $52,900 Active 349 DOM
12. 2026-09-12
    days on market $52,900 Active 348 DOM
13. 2026-09-11
    days on market $52,900 Active 347 DOM
14. 2026-09-05
    days on market $52,900 Active 341 DOM
15. 2026-09-04
    days on market $52,900 Active 340 DOM
16. 2026-09-03
    days on market $52,900 Active 339 DOM
17. 2026-08-31
    days on market $52,900 Active 336 DOM
18. 2026-08-30
    days on market $52,900 Active 335 DOM
19. 2026-08-29
    days on market $52,900 Active 334 DOM
20. 2026-08-28
    days on market $52,900 Active 333 DOM
21. 2026-08-27
    days on market $52,900 Active 332 DOM
22. 2026-08-26
    days on market $52,900 Active 331 DOM
23. 2026-08-25
    days on market $52,900 Active 330 DOM
24. 2026-08-24
    days on market $52,900 Active 329 DOM
25. 2026-08-23
    days on market $52,900 Active 328 DOM
26. 2026-08-22
    days on market $52,900 Active 327 DOM
27. 2026-08-21
    days on market $52,900 Active 326 DOM
28. 2026-08-20
    days on market $52,900 Active 325 DOM
29. 2026-08-19
    days on market $52,900 Active 324 DOM
30. 2026-08-18
    days on market $52,900 Active 323 DOM
31. 2026-08-17
    days on market $52,900 Active 322 DOM
32. 2026-08-16
    days on market $52,900 Active 321 DOM
33. 2026-08-15
    days on market $52,900 Active 320 DOM
34. 2026-08-15
    days on market $52,900 Active 319 DOM
35. 2026-08-13
    days on market $52,900 Active 318 DOM
36. 2026-08-12
    days on market $52,900 Active 317 DOM
37. 2026-08-11
    days on market $52,900 Active 316 DOM
38. 2026-08-10
    days on market $52,900 Active 315 DOM
39. 2026-08-09
    days on market $52,900 Active 314 DOM
40. 2026-08-08
    days on market $52,900 Active 313 DOM
41. 2026-08-07
    days on market $52,900 Active 312 DOM
42. 2026-08-06
    days on market $52,900 Active 311 DOM
43. 2026-08-05
    days on market $52,900 Active 310 DOM
44. 2026-08-04
    days on market $52,900 Active 309 DOM
45. 2026-08-03
    days on market $52,900 Active 308 DOM
46. 2026-07-31
    days on market $52,900 Active 305 DOM
47. 2026-07-30
    days on market $52,900 Active 304 DOM
48. 2026-07-29
    days on market $52,900 Active 303 DOM
49. 2026-07-27
    days on market $52,900 Active 301 DOM
50. 2026-07-25
    days on market $52,900 Active 299 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: $16,416
• − Mortgage interest: −$6,468
• − Property taxes: −$1,732
• − Insurance: −$577
• − Repairs & maintenance: −$1,313
• − Management: −$1,313
• − Depreciation: −$3,359
• Taxable income: $1,654
• Est. tax owed @ 24.0%: −$397
• After-tax cash flow: $2,997/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%
• 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

• 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