5927 Greenacre Rd · Sylvania, OH 43615

$100,000

3 bd · 1.0 ba · 1,428 sqft · SingleFamily public records · 5 Days on market

Built 1950 0.45 ac lot

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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 +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity awaits with this 3-bedroom ranch home in a desirable location close to schools, parks, restaurants, and everyday conveniences. While the home could benefit from some updating, it is move-in ready and offers a solid foundation for its next owner to add their personal touches. Features include comfortable living spaces, a functional layout, and great potential for future value. Minimum Bid Auction on July 13th at 4:00 PM. Preview and registration will begin at 3:00 PM. Don't miss your chance to bid on this well-located property!

Key facts

• Close to parks
• Move-in ready
• Close to schools

Tags

• DESIRABLE LOCATION
• CLOSE TO SCHOOLS
• CLOSE TO PARKS
• CLOSE TO RESTAURANTS
• MOVE-IN READY
• SOLID FOUNDATION

Property features AI

Exterior

• Parking: Detached garage; Two garage spaces; Driveway; Asphalt and concrete surfaces
• Utilities: Electricity connected; Natural gas connected; Public water; Public sewer
• Home design: Single-family residence; One-story house; One level; No attached units; No common walls
• Construction: Vinyl siding; Crawl space foundation; Shingle roof; Residential structure
• Exterior features: Rear patio

Interior

• Kitchen: Main-level kitchen (approx. 10' x 12')
• Bedrooms: Three bedrooms on the main level (approx. sizes: 14' x 10'; 8' x 12'; 8' x 10')
• Flooring: Carpet; Laminate
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating; Natural gas
• Interior features: Six total rooms; Other interior features
• Laundry & utility: Laundry on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $546 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Cap rate 12.8% 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: Stranahan Elementary School (math 52% / reading 63%, grade C+, #721 of 1,584 statewide, top 46%, 528 students, 32% FRL); Sylvania Southview High School (math 53% / reading 74%, grade B-, #196 of 781 statewide, top 25%, 1,107 students, 22% FRL).
• Market conditions: Rents rising (+2.6%/yr); 115 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 415 units permitted in Lucas County in 2024 (122 in 5+ unit buildings).
• This rent runs 38% of the median local income ($58k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 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.
• At projected returns (-3.0% appreciation + 2.6% rent growth), your $28k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $76k; 32% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 3.8% of price; built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $100,000

Questions for the listing agent

1. Built in 1950 — 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: 1.81% ✓
• Cap rate: 12.84%
• Cash-on-cash: 23.39%
• DSCR: 2.04
• GRM: 4.6

CMA / ARV

• ARV (on-the-fly): $219,912
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3237 Waldmar Rd	0.38mi	3/1.0	1,442 (+1%)	1mo	$199,900	$139	80
6020 Greenacre Rd	0.11mi	3/1.5	1,348 (-6%)	13mo	$225,000	$167	73
6006 Westacre Ln	0.16mi	3/1.0	1,295 (-9%)	7mo	$190,000	$147	71
5934 Whiteacre Rd	0.20mi	3/1.0	1,300 (-9%)	14mo	$220,000	$169	64
6119 Greenacre Rd	0.24mi	3/1.0	1,272 (-11%)	11mo	$210,000	$165	62
5652 Goodhue Dr	0.49mi	3/1.0	1,297 (-9%)	3mo	$176,500	$136	60
3223 Knoll Ave	0.57mi	3/1.5	1,471 (+3%)	12mo	$170,000	$116	57
3210 Fairbanks Ave	0.46mi	3/1.5	1,268 (-11%)	2mo	$200,000	$158	56
6217 Greenacre Rd	0.42mi	4/1.5 (+1)	1,428 (0%)	21mo	$181,000	$127	56
5970 Whiteacre Rd	0.25mi	3/1.0	1,250 (-12%)	19mo	$192,400	$154	52
3331 Elmont Rd	0.42mi	4/1.0 (+1)	1,527 (+7%)	20mo	$266,000	$174	47
3131 Van Fleet Pkwy	0.53mi	3/1.0	1,218 (-15%)	6mo	$180,000	$148	46

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: 16.0%
• Equity multiple: 1.64×
• Total profit: $17,958
• Equity at exit: $14,910

10-year hold

• IRR: 24.3%
• Equity multiple: 3.07×
• Total profit: $57,962
• Equity at exit: $8,646

Cash invested: $28,000 (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 43615

• Home prices YoY: -31.9%
• Rents YoY: 2.6%
• Active inventory: 115
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,808 high
• Mortgage (P&I): −$524
• Tax from tax record: −$316 /mo · $3,794/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$380
• Net cashflow: $546

Break-even live

Break-even rent $1,117

Max offer price $100,000

Occupancy floor 65%

Sensitivity live

Price	-10% $602	-5% $574	+0% $546	+5% $517	+10% $489
Rent	-10% $403	-5% $474	+0% $546	+5% $617	+10% $689
Rate	-1.0pp $596	-0.5pp $571	base $546	+0.5pp $520	+1.0pp $493

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3238 Van Fleet Pkwy Toledo, OH	3.0	2.0	1725	$1,985	$1.15	45d	1	0.47mi
4312 N Holland Sylvania Rd Toledo, OH	1.0–2.0	1.0–2.0	950	$1,399	$1.47	45d	1	0.79mi
6537 Woodhall Dr Sylvania, OH	2.0	2.0	1036	$1,300	$1.25	45d	1	0.91mi
4056 N McCord Rd Sylvania, OH	2.0	2.5	1450	$2,350	$1.62	15d	1	1.08mi
6718 Worth Ave Unit 6720 Sylvania, OH	2.0	2.0	1400	$1,495	$1.07	24d	1	1.15mi
2854 N McCord Rd Toledo, OH	2.0	2.0	1215	$1,897	$1.56	15d	1	1.16mi
4215 N McCord Rd Sylvania, OH	3.0	2.5	1770	$2,550	$1.44	15d	1	1.21mi
2704 Westmar Ct Toledo, OH	1.0–2.0	1.0–1.5	944	$1,599	$1.69	15d	1	1.22mi
4411 N McCord Rd Sylvania, OH	2.0	2.0	1238	$2,000	$1.62	15d	1	1.30mi

Listing history 4 events

1. 2026-06-21
   days on market $100,000 Active 5 DOM
2. 2026-06-18
   days on market $100,000 Active 2 DOM
3. 2026-06-16
   remarks 544-char remark
4. 2026-06-16
   listed $100,000 Active 1 DOM

ⓘ 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: $3,794 · $316/mo
• Projected year-2 tax: $3,794 · $316/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 5/10 Major FEMA zone X (unshaded) · 66% 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: $21,691
• − Mortgage interest: −$5,602
• − Property taxes: −$3,794
• − Insurance: −$500
• − Repairs & maintenance: −$1,735
• − Management: −$1,735
• − Depreciation: −$2,909
• Taxable income: $5,416
• Est. tax owed @ 24.0%: −$1,300
• After-tax cash flow: $5,249/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): 40,146
• Household income: $57,713
• Rent vs Own: 46.0% rent · 54.0% own
• Severe rent burden: 1683.0

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: 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%

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

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

+47.1% since first listed

3 events — show timeline

• 2026-06-15 Listed $100,000 NORIS
• 1998-03-03 Sold (Public Records) $75,900 Public Records
• 1996-09-16 Sold (Public Records) $68,000 Public Records

Property tax history

+2.3%/yr

Latest (2025): $3,794 · +3.5% YoY. Source: county tax records.