5679 Monroe St Unit 319 · Sylvania, OH 43560

$164,900

2 bd · 2.0 ba · 1,316 sqft · Condo public records · 63 Days on market

Built 1970 $411/mo HOA · 23% of rent

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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).

• Cash flow +7.9/30.0
• ARV discount +7.5/15.0
• 1% rule +6.1/10.0
• Schools +5.9/10.0
• Livability +4.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Perfect opportunity to bring your design ideas!! Seller has reduced asking price by $20K to account for any buyer desired updates and giving you INSTANT equity! Enjoy the simple life in this RARE and spacious 3rd-floor end unit condo with a tree lined view! 2BR, 2 full baths w/loads of natural light shining in TWO sliding doors with TWO balconies. BRAND NEW Range/oven and neutrally painted in many rooms and kitchen cabinets (2026). Convenient utility room inside condo w/washer and dryer (included) and pantry storage! There is also common laundry in building basement. All Frigidaire stainless steel kitchen appliances stay! Condo includes assigned parking space in underground garage. Generous closets inside (Primary BR has a walk-in closet and Primary bath has a large closet as well as a linen closet) or take elevator to your 4th floor storage locker. HOA fee includes inground pool, gas heat/water/sewer/refuse & more! HOA approval is required (55+ Community). Centrally located to just above everything!!

Key facts

• $411 HOA
• Garage
• Community pool

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $165k.

Deal economics

• At list price, monthly cash flow is $-174 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $134k (18.6% below list).
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $134k (18.6% below list) — sets the bar for cash-flow.
• Cap rate 5.0% 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: schools A+, crime A+, employment 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.
• Market conditions: 195 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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).

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

• It's been on market 63 days — a 6% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $102k; list at $165k implies a 62% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 23% of rent.

Recommended offer $134,167 (18.6% 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. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.11% ✓
• Cap rate: 5.03%
• Cash-on-cash: -4.52%
• DSCR: 0.80
• GRM: 7.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -23.7%
• Equity multiple: 0.19×
• Total profit: $-37,481
• Equity at exit: $24,587

10-year hold

• IRR: -17.9%
• Equity multiple: 0.01×
• Total profit: $-45,603
• Equity at exit: $14,258

Cash invested: $46,172 (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: 195
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,826 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$272 /mo · $3,265/yr
• Insurance: −$69
• HOA: −$411
• Vacancy / Maint / Mgmt: −$383
• Net cashflow: $-174

Break-even live

Break-even rent $2,046

Max offer price $134,167

Occupancy floor —

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: $41,225
• Closing costs: $4,947
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4828 Whiteford Rd Toledo, OH	2.0	2.0	1157	$1,947	$1.68	44d	1	0.61mi
4312 N Holland Sylvania Rd Toledo, OH	1.0–2.0	1.0–2.0	950	$1,399	$1.47	44d	1	1.10mi
4994 Main St Sylvania, OH	2.0	1.0	1110	$1,150	$1.04	23d	1	1.18mi
4842 Larkhaven Dr Toledo, OH	3.0	3.0	1594	$2,400	$1.51	23d	1	1.31mi
6455 Monroe St Sylvania, OH	1.0–2.0	1.0–2.5	744	$2,567	$3.45	14d	16	1.47mi

HOA detail condo

• Monthly dues: $411 · $4,932/yr
• Likely covers: watersewertrashgaspoolparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 5 events

1. 2026-04-07
   price $164,900 1020-char remark

   Show marketing remark (1020 chars)

   Perfect opportunity to bring your design ideas!! Seller has reduced asking price by $20K to account for any buyer desired updates and giving you INSTANT equity! Enjoy the simple life in this RARE and spacious 3rd-floor end unit condo with a tree lined view! 2BR, 2 full baths w/loads of natural light shining in TWO sliding doors with TWO balconies. BRAND NEW Range/oven and neutrally painted in many rooms and kitchen cabinets (2026). Convenient utility room inside condo w/washer and dryer (included) and pantry storage! There is also common laundry in building basement. All Frigidaire stainless steel kitchen appliances stay! Condo includes assigned parking space in underground garage. Generous closets inside (Primary BR has a walk-in closet and Primary bath has a large closet as well as a linen closet) or take elevator to your 4th floor storage locker. HOA fee includes inground pool, gas heat/water/sewer/refuse & more! HOA approval is required (55+ Community). Centrally located to just above everything!!

2. 2026-03-25
   listed $184,900 Active 1020-char remark

   Show marketing remark (1020 chars)

   Perfect opportunity to bring your design ideas!! Seller has reduced asking price by $20K to account for any buyer desired updates and giving you INSTANT equity! Enjoy the simple life in this RARE and spacious 3rd-floor end unit condo with a tree lined view! 2BR, 2 full baths w/loads of natural light shining in TWO sliding doors with TWO balconies. BRAND NEW Range/oven and neutrally painted in many rooms and kitchen cabinets (2026). Convenient utility room inside condo w/washer and dryer (included) and pantry storage! There is also common laundry in building basement. All Frigidaire stainless steel kitchen appliances stay! Condo includes assigned parking space in underground garage. Generous closets inside (Primary BR has a walk-in closet and Primary bath has a large closet as well as a linen closet) or take elevator to your 4th floor storage locker. HOA fee includes inground pool, gas heat/water/sewer/refuse & more! HOA approval is required (55+ Community). Centrally located to just above everything!!

3. 2026-03-05
   historical $184,900 1020-char remark

   Show marketing remark (1020 chars)

   Perfect opportunity to bring your design ideas!! Seller has reduced asking price by $20K to account for any buyer desired updates and giving you INSTANT equity! Enjoy the simple life in this RARE and spacious 3rd-floor end unit condo with a tree lined view! 2BR, 2 full baths w/loads of natural light shining in TWO sliding doors with TWO balconies. BRAND NEW Range/oven and neutrally painted in many rooms and kitchen cabinets (2026). Convenient utility room inside condo w/washer and dryer (included) and pantry storage! There is also common laundry in building basement. All Frigidaire stainless steel kitchen appliances stay! Condo includes assigned parking space in underground garage. Generous closets inside (Primary BR has a walk-in closet and Primary bath has a large closet as well as a linen closet) or take elevator to your 4th floor storage locker. HOA fee includes inground pool, gas heat/water/sewer/refuse & more! HOA approval is required (55+ Community). Centrally located to just above everything!!

4. 2007-03-01
   soldstatus $101,900
5. 1997-04-22
   soldstatus $90,000

ⓘ 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: $3,265 · $272/mo
• Projected year-2 tax: $3,265 · $272/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 · 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: $21,913
• − Mortgage interest: −$9,237
• − Property taxes: −$3,265
• − Insurance: −$824
• − Repairs & maintenance: −$1,753
• − Management: −$1,753
• − HOA: −$4,932
• − Depreciation: −$4,797
• Taxable loss: −$4,649
• Est. tax savings @ 24.0%: +$1,116
• After-tax cash flow: $-972/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

+83.2% since first listed

5 events — show timeline

• 2026-04-07 Price Changed $164,900 NORIS
• 2026-03-25 Listed $184,900 NORIS
• 2026-03-05 Coming Soon $184,900 NORIS
• 2007-03-01 Sold (Public Records) $101,900 Public Records
• 1997-04-22 Sold (Public Records) $90,000 Public Records

Property tax history

+6.1%/yr

Latest (2025): $3,265 · +3.3% YoY. Source: county tax records.