7519 Dorr St #196 · Toledo, OH 43615

$5,500

2 bd · 2.0 ba · 1,150 sqft · SingleFamily · 64 Days on market

Built 2026

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +4.5/10.0
• Livability +3.3/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This 2-bedroom, 2-bathroom manufactured home in Royal Village in Toledo, Ohio is a great opportunity for the right buyer looking for a fixer-upper. Built in 1988, this Beacon Prestige model offers solid potential for renovation and customization. With two full bathrooms and a functional layout, this home provides a strong foundation for someone handy or an investor looking to add value. It is being offered as-is and will require repairs and updates, making it an ideal handyman special at an affordable price point. Located in the Royal Village community, this property offers convenient access to local shopping, dining, and major roadways in Toledo, OH. If you're looking for a project with up

Key facts

• Strong foundation
• Convenient access
• Built 2026

Tags

• STRONG FOUNDATION
• ROYAL VILLAGE COMMUNITY
• CONVENIENT ACCESS

Property features AI

Finance

• Other: Address: 7519 Dorr St #196, Toledo, OH 43615
• Financial info: List price: 5,500

Exterior

• Utilities: Has heating
• Home design: Manufactured home model: Cavco Beacon Prestige; Spec inventory unit
• Construction: Living area approximately 1,150 (interior size provided)
• Exterior features: Shake roof

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 2 bathrooms (total)
• Heating & cooling: Forced air heating; Other heating type
• Interior features: Active listing (spec new construction model: Cavco Beacon Prestige)

🏷️ Possibly a rental listed for sale. The $5,500 price doesn't fit this home's estimated sale value (~$151,800) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $6k.

Deal economics

• At list price, monthly cash flow is $864 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $6k).
• Recommended offer: $5k (6.0% below list) — sets the bar for market timing.
• Cap rate 194.8% vs local median 7.6% in Toledo — 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 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-, schools D-, crime 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.
• Market conditions: Rents rising (+2.6%/yr); 114 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 14d 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 $38 of loan paydown is wiped out by about $165 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 $2k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 64 days — a 6% lower offer ($5k) is reasonable based on typical stale-listing flexibility.

Recommended offer $5,170 (6.0% below list)

Questions for the listing agent

1. It's been on market 64 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 20.76% ✓
• Cap rate: 194.79%
• Cash-on-cash: 673.22%
• DSCR: 30.95
• GRM: 0.4

CMA / ARV

• ARV (on-the-fly): $151,800
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
250 Bonaparte Dr	0.69mi	3/1.5 (+1)	1,152 (+0%)	4mo	$172,900	$150	57
216 Bonaparte Dr	0.70mi	2/1.0	1,104 (-4%)	1mo	$146,000	$132	56
6339 Hill Ave	0.69mi	2/1.0	1,100 (-4%)	4mo	$125,000	$114	53
34 Hilton Dr	0.61mi	3/1.5 (+1)	1,176 (+2%)	23mo	$175,000	$149	42
247 Deigle Dr	0.72mi	2/1.0	1,000 (-13%)	2mo	$112,500	$113	39
6348 Hill Ave	0.66mi	2/1.0	1,288 (+12%)	15mo	$168,000	$130	33
28 Hilton Dr	0.62mi	3/1.0 (+1)	1,290 (+12%)	14mo	$170,000	$132	30
116 Lancaster Ave	0.71mi	2/1.0	1,296 (+13%)	17mo	$93,800	$72	27

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: —
• Equity multiple: 35.86×
• Total profit: $53,683
• Equity at exit: $820

10-year hold

• IRR: —
• Equity multiple: 76.17×
• Total profit: $115,763
• Equity at exit: $476

Cash invested: $1,540 (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: 114
• Price-to-rent: 0.4×

Monthly cashflow live

• Estimated rent: $1,142 high
• Mortgage (P&I): −$29
• Tax est. 1.5%: −$7 /mo · $82/yr
• Insurance: −$2
• HOA: −$0
• Vacancy / Maint / Mgmt: −$240
• Net cashflow: $864

Break-even live

Break-even rent $48

Max offer price $5,500

Occupancy floor 19%

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: $1,375
• Closing costs: $165
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6535 Dorr St Toledo, OH	1.0–2.0	1.0–2.0	895	$1,000	$1.12	21d	1	0.72mi
1210 Country View Pl Toledo, OH	2.0	1.0–2.0	966	$1,130	$1.17	13d	1	0.75mi
1800 N McCord Rd Toledo, OH	2.0	1.0	934	$900	$0.96	13d	1	0.98mi
2150 N McCord Rd Toledo, OH	1.0–2.0	1.0	765	$1,315	$1.72	13d	6	1.01mi
6633 W Bancroft St Toledo, OH	1.0–3.0	1.0	941	$954	$1.01	13d	1	1.11mi
2130 Country Trace Pl Toledo, OH	2.0	1.0–2.0	917	$1,050	$1.14	13d	1	1.12mi
1230 Bedford Woods Dr Unit DR-8 Toledo, OH	2.0	1.0	756	$850	$1.12	43d	1	1.17mi
1009 N Holland Sylvania Rd Toledo, OH	2.0–3.0	1.0–2.0	1130	$1,271	$1.12	13d	21	1.20mi

Listing history 13 events

1. 2026-06-17
   days on market $5,500 Active 64 DOM
2. 2026-06-16
   days on market $5,500 Active 63 DOM
3. 2026-06-15
   days on market $5,500 Active 62 DOM
4. 2026-06-14
   days on market $5,500 Active 60 DOM
5. 2026-06-10
   days on market $5,500 Active 57 DOM
6. 2026-06-09
   days on market $5,500 Active 56 DOM
7. 2026-06-08
   days on market $5,500 Active 55 DOM
8. 2026-06-07
   days on market $5,500 Active 54 DOM
9. 2026-06-03
   days on market $5,500 Active 50 DOM
10. 2026-06-02
    days on market $5,500 Active 49 DOM
11. 2026-06-01
    days on market $5,500 Active 48 DOM
12. 2026-05-31
    days on market $5,500 Active 47 DOM
13. 2026-05-30
    days on market $5,500 Active 46 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 1/10 Low FEMA zone X (unshaded) · 0% 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,701
• − Mortgage interest: −$308
• − Property taxes: −$82
• − Insurance: −$28
• − Repairs & maintenance: −$1,096
• − Management: −$1,096
• − Depreciation: −$160
• Taxable income: $10,931
• Est. tax owed @ 24.0%: −$2,623
• After-tax cash flow: $7,744/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: 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

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 · 380,724 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: 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