5622 Rudyard Rd · Sylvania, OH 43560

$49,000

2 bd · 1.0 ba · 667 sqft · SingleFamily public records · 23 Days on market

Built 1943 5,400 sqft lot $73/sqft · 59% below area

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

2 BEDROOM CREAMPUFF IN SYLVANIA! NEW CARPET AND PAINT THROUGHOUT! LARGE FENCED REAR YARD! TOTALLY NEW KITCHEN AND REMODELED BATHROOM! UPDATED ELECTRICAL - 2004! UPDATED WINDOWS AND GOOD ROOF!LARGE WOOD PATIO/DECK (14X14)! MOVE-IN CONDITION! SMALL FINISHED AREA IN BASEMENT. ABSOLUTE TURN KEY CONDITION!

Key facts

• Insulated garage
• Fenced backyard
• 5,400 sq ft lot

Tags

• DETACHED BLOCK GARAGE
• COMPLETELY RENOVATED GARAGE
• INSULATED GARAGE
• FENCED BACKYARD
• 8 FOOT PRIVACY FENCING
• BASEMENT PLUMBED FOR BATHROOM

Property features AI

Exterior

• Parking: Detached garage; Driveway; 6 total parking spaces (including garage); Approximately 1.5 garage spaces
• Utilities: Electricity connected; Natural gas connected; Public water; Septic tank
• Home design: Single-family house; One story
• Construction: Vinyl siding construction; Other foundation
• Exterior features: Shingle roof; Vinyl siding

Interior

• Kitchen: Kitchen on the main level (approx. 11 x 10)
• Bedrooms: Bedroom on the main level (approx. 14 x 11)
• Flooring: Other flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating
• Interior features: Partial basement; Fireplace in the living room; Main-level laundry; 4 total rooms; Other interior finishes
• Laundry & utility: Laundry located on the main level

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $49k.

Deal economics

• At list price, monthly cash flow is $538 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $49k).
• Recommended offer: $48k (1.5% below list) — sets the bar for market timing.
• Cap rate 19.5% 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 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; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 415 units permitted in Lucas County in 2024 (122 in 5+ unit buildings).
• This rent is only 13% 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 $339 of loan paydown is wiped out by about $1k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 20y 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: property tax is 3.9% of price; built in 1943 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $48,265 (1.5% below list)

Questions for the listing agent

1. Built in 1943 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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.
6. 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.
7. 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: 2.51% ✓
• Cap rate: 19.47%
• Cash-on-cash: 47.05%
• DSCR: 3.09
• GRM: 3.3

CMA / ARV

• ARV (median comp): $119,726
• List price: $49,000
• Delta: -17.31%
• Verdict: UNDERPRICED
• Comps: 17 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5160 Estess Ave	0.61mi	2/1.0	720 (+8%)	8mo	$100,000	$139	52
5161 Langham Dr	0.46mi	2/1.0	760 (+14%)	9mo	$127,500	$168	48

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: 44.5%
• Equity multiple: 2.92×
• Total profit: $26,397
• Equity at exit: $7,306

10-year hold

• IRR: 50.4%
• Equity multiple: 5.91×
• Total profit: $67,417
• Equity at exit: $4,237

Cash invested: $13,720 (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: 3.3×

Monthly cashflow live

• Estimated rent: $1,231 high
• Mortgage (P&I): −$257
• Tax from tax record: −$158 /mo · $1,890/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $538

Break-even live

Break-even rent $551

Max offer price $49,000

Occupancy floor 51%

Sensitivity live

Price	-10% $566	-5% $552	+0% $538	+5% $524	+10% $510
Rent	-10% $441	-5% $489	+0% $538	+5% $587	+10% $635
Rate	-1.0pp $563	-0.5pp $550	base $538	+0.5pp $525	+1.0pp $512

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: $12,250
• Closing costs: $1,470
• Reserves months: —
• Total cash needed: —

Rent comps 7 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	16d	1	0.16mi
5301 Alexis Rd Sylvania, OH	1.0–2.0	1.0	685	$875	$1.28	16d	1	0.26mi
5942 Cushman Rd Unit 2 Sylvania, OH	1.0	1.0	700	$899	$1.28	46d	1	0.73mi
5360 Monroe St Toledo, OH	1.0–2.0	1.0	729	$900	$1.23	46d	1	1.25mi
6455 Monroe St Sylvania, OH	1.0–2.0	1.0–2.5	744	$2,567	$3.45	16d	16	1.28mi
4994 Main St Sylvania, OH	1.0	1.0	700	$915	$1.31	46d	1	1.32mi
6632 Maplewood Ave Sylvania, OH	2.0	1.0	875	$1,068	$1.22	16d	7	1.47mi

Listing history 26 events

1. 2026-06-21
   days on market $49,000 Active 23 DOM
2. 2026-06-18
   days on market $49,000 Active 20 DOM
3. 2026-06-17
   days on market $49,000 Active 19 DOM
4. 2026-06-16
   days on market $49,000 Active 18 DOM
5. 2026-06-15
   days on market $49,000 Active 17 DOM
6. 2026-06-14
   days on market $49,000 Active 15 DOM
7. 2026-06-13
   days on market $49,000 Active 14 DOM
8. 2026-06-10
   days on market $49,000 Active 12 DOM
9. 2026-06-09
   days on market $49,000 Active 11 DOM
10. 2026-06-08
    days on market $49,000 Active 10 DOM
11. 2026-06-07
    days on market $49,000 Active 9 DOM
12. 2026-06-03
    days on market $49,000 Active 5 DOM
13. 2026-06-02
    days on market $49,000 Active 4 DOM
14. 2026-06-01
    days on market $49,000 Active 3 DOM
15. 2026-05-31
    days on market $49,000 Active 2 DOM
16. 2026-05-30
    pricedays on marketlisting id $49,000 Active 1 DOM
17. 2026-04-15
    listed $99,000 Active 1234-char remark
18. 2025-10-09
    price $72,000 302-char remark

    Show marketing remark (302 chars)

    2 BEDROOM CREAMPUFF IN SYLVANIA! NEW CARPET AND PAINT THROUGHOUT! LARGE FENCED REAR YARD! TOTALLY NEW KITCHEN AND REMODELED BATHROOM! UPDATED ELECTRICAL - 2004! UPDATED WINDOWS AND GOOD ROOF!LARGE WOOD PATIO/DECK (14X14)! MOVE-IN CONDITION! SMALL FINISHED AREA IN BASEMENT. ABSOLUTE TURN KEY CONDITION!

19. 2020-12-11
    soldstatus $55,200
20. 2007-04-24
    soldstatus $72,000
21. 2007-04-16
    soldstatus $72,000 302-char remark

    Show marketing remark (302 chars)

    2 BEDROOM CREAMPUFF IN SYLVANIA! NEW CARPET AND PAINT THROUGHOUT! LARGE FENCED REAR YARD! TOTALLY NEW KITCHEN AND REMODELED BATHROOM! UPDATED ELECTRICAL - 2004! UPDATED WINDOWS AND GOOD ROOF!LARGE WOOD PATIO/DECK (14X14)! MOVE-IN CONDITION! SMALL FINISHED AREA IN BASEMENT. ABSOLUTE TURN KEY CONDITION!

22. 2006-01-04
    listed $74,900 302-char remark

    Show marketing remark (302 chars)

    2 BEDROOM CREAMPUFF IN SYLVANIA! NEW CARPET AND PAINT THROUGHOUT! LARGE FENCED REAR YARD! TOTALLY NEW KITCHEN AND REMODELED BATHROOM! UPDATED ELECTRICAL - 2004! UPDATED WINDOWS AND GOOD ROOF!LARGE WOOD PATIO/DECK (14X14)! MOVE-IN CONDITION! SMALL FINISHED AREA IN BASEMENT. ABSOLUTE TURN KEY CONDITION!

23. 1999-12-14
    soldstatus $66,000
24. 1997-09-17
    soldstatus $48,000
25. 1989-06-26
    soldstatus $29,500
26. 1978-12-19
    soldstatus $25,000

ⓘ 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: $1,890 · $158/mo
• Projected year-2 tax: $1,890 · $158/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: $14,777
• − Mortgage interest: −$2,745
• − Property taxes: −$1,890
• − Insurance: −$245
• − Repairs & maintenance: −$1,182
• − Management: −$1,182
• − Depreciation: −$1,425
• Taxable income: $6,107
• Est. tax owed @ 24.0%: −$1,466
• After-tax cash flow: $4,989/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

• 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

+96.0% since first listed

12 events — show timeline

• 2026-05-28 Listing Removed — NORIS
• 2026-05-27 Listed $49,000 NORIS
• 2026-04-15 Listed $99,000 NORIS
• 2025-10-09 Price Changed $72,000 NORIS
• 2020-12-11 Sold (Public Records) $55,200 Public Records
• 2007-04-24 Sold (Public Records) $72,000 Public Records
• 2007-04-16 Sold (MLS) $72,000 NORIS
• 2006-01-04 Listed $74,900 NORIS
• 1999-12-14 Sold (Public Records) $66,000 Public Records
• 1997-09-17 Sold (Public Records) $48,000 Public Records
• 1989-06-26 Sold (Public Records) $29,500 Public Records
• 1978-12-19 Sold (Public Records) $25,000 Public Records

Property tax history

+2.5%/yr

Latest (2025): $1,890 · +3.8% YoY. Source: county tax records.