5810 Cushman Rd · Sylvania, OH 43560

$179,900

3 bd · 1.5 ba · 1,408 sqft · SingleFamily public records · 11 Days on market

Built 1966 0.32 ac lot Est $214k · 16% under

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Why this score? — see what drove the D+ 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 +14.7/15.0
• Cash flow +12.6/30.0
• Schools +5.9/10.0
• Livability +4.4/5.0
• DSCR +3.7/10.0
• 1% rule +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Brick ranch. Enter at your own risk-mold.Please provide proof of funds with offer.

Key facts

• One-level living
• Great location
• Fenced backyard

Tags

• ONE-LEVEL LIVING
• FENCED BACKYARD
• GREAT LOCATION

Property features AI

Exterior

• Parking: Driveway
• Utilities: Electricity connected; Natural gas connected; Public water; Sanitary sewer connected
• Home design: Single-family residence; One story
• Construction: Brick construction; Crawl space foundation; Built as a residential single family home
• Exterior features: Shingle roof

Interior

• Kitchen: Kitchen on the main level (11 x 11)
• Bedrooms: Bedroom 3 on the main level (12 x 10)
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom; 1 half bathroom (1.5 total)
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Open floorplan; 6 total rooms
• Laundry & utility: Laundry on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $-24 ($-286/yr) — negative.
• To cash-flow at today's rent, offer at most $176k (2.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $153k (14.7% below list).
• Recommended offer: $153k (14.7% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 415 units permitted in Lucas County in 2024 (122 in 5+ unit buildings).
• This rent is only 17% 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 $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

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 16y ago; this cycle's ask is 13% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $89k; list at $180k implies a 102% gain — meaningful room to come down on a strong offer.

Recommended offer $153,412 (14.7% 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. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
6. 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.
7. 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.
8. 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: 0.85% ✗
• Cap rate: 6.13%
• Cash-on-cash: -0.57%
• DSCR: 0.97
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $214,016
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5765 Acres Rd	0.13mi	3/1.5	1,341 (-5%)	2mo	$135,000	$101	84
5722 Balfour Rd	0.15mi	3/1.5	1,487 (+6%)	10mo	$275,000	$185	76
5643 Marshall Rd	0.43mi	3/1.5	1,440 (+2%)	9mo	$220,000	$153	69
5613 Marshall Rd	0.49mi	3/1.5	1,330 (-6%)	4mo	$220,100	$165	64
5904 Acres Rd	0.21mi	3/2.0	1,601 (+14%)	4mo	$164,095	$102	62
5660 Centerview Dr	0.50mi	4/1.5 (+1)	1,352 (-4%)	8mo	$220,000	$163	58
5711 Elliott Dr	0.34mi	3/2.0	1,586 (+13%)	8mo	$229,000	$144	55
5707 Roan Rd	0.52mi	3/1.5	1,584 (+12%)	1mo	$205,000	$129	54
5640 Dellbrook Dr	0.31mi	4/2.0 (+1)	1,595 (+13%)	5mo	$219,900	$138	52
5814 Summit St	0.72mi	3/1.0	1,264 (-10%)	2mo	$191,500	$152	46
5638 Northview Dr	0.45mi	4/2.0 (+1)	1,224 (-13%)	13mo	$210,000	$172	39
5728 Rudyard Rd	0.62mi	3/1.0	1,217 (-14%)	11mo	$155,000	$127	38

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: -17.2%
• Equity multiple: 0.39×
• Total profit: $-30,650
• Equity at exit: $26,824

10-year hold

• IRR: -9.2%
• Equity multiple: 0.43×
• Total profit: $-28,568
• Equity at exit: $15,554

Cash invested: $50,372 (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: 9.8×

Monthly cashflow live

• Estimated rent: $1,534 medium
• Mortgage (P&I): −$943
• Tax from tax record: −$217 /mo · $2,609/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$322
• Net cashflow: $-24

Break-even live

Break-even rent $1,564

Max offer price $175,691

Occupancy floor 97%

Sensitivity live

Price	-10% $78	-5% $27	+0% $-24	+5% $-75	+10% $-126
Rent	-10% $-145	-5% $-84	+0% $-24	+5% $37	+10% $97
Rate	-1.0pp $67	-0.5pp $22	base $-24	+0.5pp $-70	+1.0pp $-118

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6455 Monroe St Sylvania, OH	1.0–2.0	1.0–2.5	744	$2,567	$3.45	15d	16	0.73mi
6632 Maplewood Ave Sylvania, OH	2.0	1.0	875	$1,068	$1.22	15d	7	0.87mi
5716 Phillips Ave Unit 4 Sylvania, OH	2.0	1.0	900	$1,100	$1.22	15d	1	1.01mi
4994 Main St Sylvania, OH	2.0	1.0	1110	$1,150	$1.04	25d	1	1.09mi

Listing history 8 events

1. 2026-06-21
   days on market $179,900 Coming Soon 11 DOM
2. 2026-06-18
   days on market $179,900 Coming Soon 8 DOM
3. 2026-06-17
   days on market $179,900 Coming Soon 7 DOM
4. 2026-06-16
   days on market $179,900 Coming Soon 6 DOM
5. 2026-06-15
   days on market $179,900 Coming Soon 5 DOM
6. 2026-06-14
   days on market $179,900 Coming Soon 3 DOM
7. 2026-06-13
   remarks 444-char remark
8. 2026-06-13
   listed $179,900 Coming Soon 2 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: $2,609 · $217/mo
• Projected year-2 tax: $2,708 · $226/mo
• Expected delta: +$99/yr (+$8/mo · 3.8%)

ⓘ 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 · 15 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: $18,409
• − Mortgage interest: −$10,077
• − Property taxes: −$2,609
• − Insurance: −$900
• − Repairs & maintenance: −$1,473
• − Management: −$1,473
• − Depreciation: −$5,233
• Taxable loss: −$3,355
• Est. tax savings @ 24.0%: +$805
• After-tax cash flow: $519/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

• Census place: Sylvania, OH
• 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

+501.7% since first listed

18 events — show timeline

• 2026-06-10 Coming Soon $179,900 NORIS
• 2025-10-13 Price Changed $24,000 NORIS
• 2024-12-14 Listing Removed — NORIS
• 2024-12-06 Listed $159,900 NORIS
• 2024-11-19 Coming Soon — NORIS
• 2021-12-13 Listing Removed — NORIS
• 2021-12-10 Listed $119,900 NORIS
• 2021-11-21 Coming Soon — NORIS
• 2018-06-29 Sold (Public Records) $89,000 Public Records
• 2018-06-28 Sold (MLS) $89,000 NORIS
• 2018-01-22 Listed $89,000 NORIS
• 2014-04-11 Listing Removed — NORIS
• 2013-01-10 Listed $79,000 NORIS
• 2012-05-15 Listing Removed — NORIS
• 2011-08-05 Listed $39,900 NORIS
• 2010-11-01 Sold (MLS) $24,000 NORIS
• 2010-10-13 Price Changed $29,900 NORIS
• 2010-07-27 Listed $29,900 NORIS

Property tax history

+5.0%/yr

Latest (2025): $2,609 · +3.3% YoY. Source: county tax records.