CLAYTON ADRENALINE "C" Plan · Toledo, OH 43615

$49,900

3 bd · 2.0 ba · 990 sqft · SingleFamily · 359 Days on market

Fair condition

---

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 +23.5/30.0
• DSCR +7.5/10.0
• ARV discount +7.5/15.0
• 1% rule +6.1/10.0
• Schools +4.9/10.0
• Livability +3.3/5.0
• Rent growth +3.1/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Lot 201 is a 3-bedroom, 2-bath manufactured home located in Royal Village, Toledo. With 990 sq. ft. of well-designed living space, this Clayton Adrenaline model offers a modern kitchen, comfortable layout, and updated finishes throughout. From a sparkling pool to pet-friendly areas and helpful conveniences, Royal Village delivers a safe, comfortable lifestyle for everyone. A fantastic opportunity for buyers seeking quality and convenience in a move-in ready home.

Key facts

• Listed 359 days

🏗️ New construction. The $49,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $115,467.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $50k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $215 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $44k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.5% vs local median 6.9% in Toledo — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 6 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 $799 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 ($44k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.5% of price.

Recommended offer $43,912 (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. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.11% ✓
• Cap rate: 8.52%
• Cash-on-cash: 7.96%
• DSCR: 1.35
• GRM: 7.5

CMA / ARV

• ARV (median comp): $115,467
• List price: $49,900
• Delta: -56.78%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1145 Joyce Ln	1.38mi	3/1.0	1,008 (+2%)	19mo	$160,000	$159	42
2504 Centennial Rd	1.41mi	2/1.0 (-1)	938 (-5%)	21mo	$150,500	$160	30
6820 Cloister Ct	1.02mi	2/2.0 (-1)	1,220 (+23%)	8mo	$240,000	$197	28
2617 Shetland Rd	1.23mi	3/1.0	1,152 (+16%)	14mo	$262,000	$227	24
7856 W Bancroft St	0.81mi	2/1.0 (-1)	1,230 (+24%)	28mo	$110,000	$89	11

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: -4.6%
• Equity multiple: 0.83×
• Total profit: $-5,556
• Equity at exit: $17,217

10-year hold

• IRR: 4.6%
• Equity multiple: 1.33×
• Total profit: $10,690
• Equity at exit: $9,984

Cash invested: $32,331 (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: 33 active · 2 under contract
• Median asking: $49,900 ($49/sqft)
• Median days on market: 161 d
• This list price: 36% of active listings are priced below it
• ARV vs active asking: +136.5% 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: $1,282 high
• Mortgage (P&I): −$606
• Tax est. 1.5%: −$144 /mo · $1,732/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$269
• Net cashflow: $215

Break-even live

Break-even rent $1,010

Max offer price $115,467

Occupancy floor 78%

Sensitivity live

Price	-10% $294	-5% $254	+0% $215	+5% $175	+10% $135
Rent	-10% $113	-5% $164	+0% $215	+5% $265	+10% $316
Rate	-1.0pp $273	-0.5pp $244	base $215	+0.5pp $185	+1.0pp $154

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: $28,867
• Closing costs: $3,464
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 6 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
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: Address: 7519 Dorr St, Toledo OH 43615Model/Plan inventory type
• Financial info: List price $49,900

Exterior

• Utilities: Natural gasForced air heatingCooling present (unspecified)
• Home design: Plan: CLAYTON ADRENALINE "C"Active listing
• Construction: Living area approximately 990
• Exterior features: Other roof type

Interior

• Bedrooms: 3 bedrooms
• Heating & cooling: Natural gas forced-air heatingHas cooling (type not specified)
• Interior features: 2 total bathrooms

Listing history 50 events

1. 2026-09-23
   days on market $49,900 Active 359 DOM
2. 2026-09-22
   days on market $49,900 Active 358 DOM
3. 2026-09-21
   days on market $49,900 Active 357 DOM
4. 2026-09-20
   days on market $49,900 Active 356 DOM
5. 2026-09-19
   days on market $49,900 Active 355 DOM
6. 2026-09-18
   days on market $49,900 Active 354 DOM
7. 2026-09-17
   days on market $49,900 Active 353 DOM
8. 2026-09-16
   days on market $49,900 Active 352 DOM
9. 2026-09-15
   days on market $49,900 Active 351 DOM
10. 2026-09-14
    days on market $49,900 Active 350 DOM
11. 2026-09-13
    days on market $49,900 Active 349 DOM
12. 2026-09-12
    days on market $49,900 Active 348 DOM
13. 2026-09-11
    days on market $49,900 Active 347 DOM
14. 2026-09-05
    days on market $49,900 Active 341 DOM
15. 2026-09-04
    days on market $49,900 Active 340 DOM
16. 2026-09-03
    days on market $49,900 Active 339 DOM
17. 2026-08-31
    days on market $49,900 Active 336 DOM
18. 2026-08-30
    days on market $49,900 Active 335 DOM
19. 2026-08-29
    days on market $49,900 Active 334 DOM
20. 2026-08-28
    days on market $49,900 Active 333 DOM
21. 2026-08-27
    days on market $49,900 Active 332 DOM
22. 2026-08-26
    days on market $49,900 Active 331 DOM
23. 2026-08-25
    days on market $49,900 Active 330 DOM
24. 2026-08-24
    days on market $49,900 Active 329 DOM
25. 2026-08-23
    days on market $49,900 Active 328 DOM
26. 2026-08-22
    days on market $49,900 Active 327 DOM
27. 2026-08-21
    days on market $49,900 Active 326 DOM
28. 2026-08-20
    days on market $49,900 Active 325 DOM
29. 2026-08-19
    days on market $49,900 Active 324 DOM
30. 2026-08-18
    days on market $49,900 Active 323 DOM
31. 2026-08-17
    days on market $49,900 Active 322 DOM
32. 2026-08-16
    days on market $49,900 Active 321 DOM
33. 2026-08-15
    days on market $49,900 Active 320 DOM
34. 2026-08-15
    days on market $49,900 Active 319 DOM
35. 2026-08-13
    days on market $49,900 Active 318 DOM
36. 2026-08-12
    days on market $49,900 Active 317 DOM
37. 2026-08-11
    days on market $49,900 Active 316 DOM
38. 2026-08-10
    days on market $49,900 Active 315 DOM
39. 2026-08-09
    days on market $49,900 Active 314 DOM
40. 2026-08-08
    days on market $49,900 Active 313 DOM
41. 2026-08-07
    days on market $49,900 Active 312 DOM
42. 2026-08-06
    days on market $49,900 Active 311 DOM
43. 2026-08-05
    days on market $49,900 Active 310 DOM
44. 2026-08-04
    days on market $49,900 Active 309 DOM
45. 2026-08-03
    days on market $49,900 Active 308 DOM
46. 2026-07-31
    days on market $49,900 Active 305 DOM
47. 2026-07-30
    days on market $49,900 Active 304 DOM
48. 2026-07-29
    days on market $49,900 Active 303 DOM
49. 2026-07-27
    days on market $49,900 Active 301 DOM
50. 2026-07-25
    days on market $49,900 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: $15,379
• − Mortgage interest: −$6,468
• − Property taxes: −$1,732
• − Insurance: −$577
• − Repairs & maintenance: −$1,230
• − Management: −$1,230
• − Depreciation: −$3,359
• Taxable income: $782
• Est. tax owed @ 24.0%: −$188
• After-tax cash flow: $2,386/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 · 3 photos

Fair 45/100 Cosmetic rehab Est. rehab $4,950–$14,850 screening

This Clayton Adrenaline manufactured home is in fair condition with cosmetic repairs needed, particularly to the exterior siding. Painting and landscaping improvements can enhance its resale and rental value.

Deferred maintenance Est. $30,000–$90,000 screening

• Major Roof (roof) — The roof appears to be missing or damaged, indicating a major issue that needs immediate attention.
• Major Windows (windows) — The windows are not visible in the photos, but given the condition of the roof, it's likely that the windows are also in poor condition.
• Major Exterior (exterior) — The siding appears to be peeling or damaged, indicating a major issue that needs immediate attention.

Repairs flagged

• Major exterior siding — Significant wear and tear on the siding
• Minor landscaping — Some areas of the lawn appear uneven

Value-add opportunities

• Resale paint exterior siding — Fresh paint can significantly improve curb appeal ↑
• Rental landscaping — Well-maintained landscaping can attract more renters ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

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

---

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

Property features AI

Finance

• Other: Address: 7519 Dorr St, Toledo OH 43615Model/Plan inventory type
• Financial info: List price $49,900

Exterior

• Utilities: Natural gasForced air heatingCooling present (unspecified)
• Home design: Plan: CLAYTON ADRENALINE "C"Active listing
• Construction: Living area approximately 990
• Exterior features: Other roof type

Interior

• Bedrooms: 3 bedrooms
• Heating & cooling: Natural gas forced-air heatingHas cooling (type not specified)
• Interior features: 2 total bathrooms