9467 Morganhill Rd · Sylvania, OH 43560

$299,900

3 bd · 2.0 ba · 1,578 sqft · SingleFamily public records · 27 Days on market

Built 2003 10,013 sqft lot $190/sqft · 18% below area Est $364k · 18% under $14/mo HOA · 1% 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).

• ARV discount +15.0/15.0
• Cash flow +6.6/30.0
• Schools +5.9/10.0
• Livability +4.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• DSCR +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

"THE COTTONWOOD" COMBINES MODERN DESIGN, SPACIOUS SIZE AND ECONOMICAL PRICE INTO A NEW CONSTRUCTION PACKAGE THAT CAN'T BE BEAT! LARGE VAULTED GREAT RM WITH CORNER FIREPLACE IS THE CENTERPIECE OF THISBEAUTIFUL & PRACTICAL DESIGN. THIS PLAN OFFERS BOTH FORMAL & INFORMAL DINING, 1ST FLOOR LAUNDRY AND SIZEABLE BASEMENT!

Key facts

• 0.23 acre lot
• 2 garage spots
• Built 2003

Property features AI

Finance

• Other: Subdivision: Brookstone Village
• HOA & community: Homeowners association with an annual fee of $165

Exterior

• Parking: Attached 2-car garage; Asphalt driveway; Total parking for 2 vehicles
• Utilities: Public water; Sanitary and storm sewer; Electric with circuit breakers; Other utilities
• Home design: Single-family house; One story
• Construction: Brick and vinyl siding exterior; Shingle roof; Other foundation; Built (year per public records)
• Exterior features: Rear patio; Irregular lot

Interior

• Kitchen: Dishwasher; Gas range; Microwave; Refrigerator; Garbage disposal
• Bedrooms: Three bedrooms on the main level (one approx. 15' x 13', two approx. 11' x 10')
• Flooring: Carpet; Laminate; Tile; Vinyl
• Bathrooms: Two full bathrooms
• Heating & cooling: Forced air heating (natural gas); Central air conditioning; Ceiling fans
• Interior features: Eat-in kitchen; Ceiling fans; Cathedral ceilings; Partial basement with sump pump; Fireplace in family room
• Laundry & utility: Washer and dryer included; Electric dryer hookup on main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $-495 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $212k (29.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $210k (30.1% below list).
• Recommended offer: $210k (30.1% below list) — sets the bar for 1% rule.
• Cap rate 4.3% 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: Highland Elementary School (math 84% / reading 81%, grade A+, #106 of 1,584 statewide, top 7%, 659 students, 7% FRL); Sylvania Northview High School (math 59% / reading 78%, grade B, #130 of 781 statewide, top 17%, 1,352 students, 20% FRL) — zoned schools at 14% FRL track the district average.
• Market conditions: 195 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $2k of loan paydown is wiped out by about $9k 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 27 days — a 2% lower offer ($295k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 23y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $209,753 (30.1% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.70% ✗
• Cap rate: 4.31%
• Cash-on-cash: -7.07%
• DSCR: 0.69
• GRM: 11.9

CMA / ARV

• ARV (median comp): $364,411
• List price: $299,900
• Delta: -17.70%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5819 Sun Breeze Trl	0.13mi	3/2.5	1,548 (-2%)	14mo	$315,000	$203	77
6012 Brookestone Village Ln	0.14mi	3/2.0	1,396 (-12%)	1mo	$288,000	$206	74
5954 Secluded Ct	0.17mi	3/2.5	1,789 (+13%)	4mo	$340,000	$190	64
9160 Grande Ct	0.65mi	3/2.0	1,627 (+3%)	12mo	$442,759	$272	54
5443 Osprey Ln	0.71mi	3/2.5	1,634 (+4%)	8mo	$409,900	$251	52
5455 Osprey Ln	0.68mi	3/2.5	1,634 (+4%)	20mo	$389,900	$239	44
9842 Harrier Cir	0.63mi	3/2.0	1,719 (+9%)	21mo	$449,900	$262	38
5444 Country Ridge Ln	0.65mi	3/3.0	1,806 (+14%)	10mo	$515,000	$285	33

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: -28.5%
• Equity multiple: 0.05×
• Total profit: $-80,027
• Equity at exit: $44,716

10-year hold

• IRR: -27.8%
• Equity multiple: -0.31×
• Total profit: $-109,935
• Equity at exit: $25,930

Cash invested: $83,972 (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: 11.9×

Monthly cashflow live

• Estimated rent: $2,098 medium
• Mortgage (P&I): −$1,573
• Tax from tax record: −$440 /mo · $5,282/yr
• Insurance: −$125
• HOA: −$14
• Vacancy / Maint / Mgmt: −$440
• Net cashflow: $-495

Break-even live

Break-even rent $2,724

Max offer price $212,500

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: $74,975
• Closing costs: $8,997
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4922 Park Place Blvd Unit NA Sylvania, OH	2.0	2.0	1443	$2,500	$1.73	21d	1	1.35mi

HOA detail

• Monthly dues: $14 · $168/yr

Listing history 10 events

1. 2026-06-03
   status $299,900 Pending 27 DOM
2. 2026-06-02
   days on market $299,900 Contingent 27 DOM
3. 2026-06-01
   days on market $299,900 Contingent 26 DOM
4. 2026-05-31
   days on market $299,900 Contingent 25 DOM
5. 2026-05-30
   days on market $299,900 Contingent 24 DOM
6. 2026-05-08
   historical Contingent 1139-char remark
7. 2026-05-06
   listed $299,900 Active 1139-char remark
8. 2003-09-05
   soldstatus $178,200
9. 2003-09-04
   soldstatus $178,120 335-char remark

   Show marketing remark (335 chars)

   "THE COTTONWOOD" COMBINES MODERN DESIGN, SPACIOUS SIZE AND ECONOMICAL PRICE INTO A NEW CONSTRUCTION PACKAGE THAT CAN'T BE BEAT! LARGE VAULTED GREAT RM WITH CORNER FIREPLACE IS THE CENTERPIECE OF THISBEAUTIFUL & PRACTICAL DESIGN. THIS PLAN OFFERS BOTH FORMAL & INFORMAL DINING, 1ST FLOOR LAUNDRY AND SIZEABLE BASEMENT!

10. 2003-04-16
    listed $178,120 335-char remark

    Show marketing remark (335 chars)

    "THE COTTONWOOD" COMBINES MODERN DESIGN, SPACIOUS SIZE AND ECONOMICAL PRICE INTO A NEW CONSTRUCTION PACKAGE THAT CAN'T BE BEAT! LARGE VAULTED GREAT RM WITH CORNER FIREPLACE IS THE CENTERPIECE OF THISBEAUTIFUL & PRACTICAL DESIGN. THIS PLAN OFFERS BOTH FORMAL & INFORMAL DINING, 1ST FLOOR LAUNDRY AND SIZEABLE BASEMENT!

ⓘ 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: $5,282 · $440/mo
• Projected year-2 tax: $5,282 · $440/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 ≥99°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,170
• − Mortgage interest: −$16,799
• − Property taxes: −$5,282
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,014
• − Management: −$2,014
• − HOA: −$168
• − Depreciation: −$8,724
• Taxable loss: −$11,329
• Est. tax savings @ 24.0%: +$2,719
• After-tax cash flow: $-3,218/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): 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

+88.1% since first listed

7 events — show timeline

• 2026-06-08 Sold (MLS) $335,000 NORIS
• 2026-06-02 Pending — NORIS
• 2026-05-08 Contingent — NORIS
• 2026-05-06 Listed $299,900 NORIS
• 2003-09-05 Sold (Public Records) $178,200 Public Records
• 2003-09-04 Sold (MLS) $178,120 NORIS
• 2003-04-16 Listed $178,120 NORIS

Property tax history

+2.7%/yr

Latest (2025): $5,282 · +2.4% YoY. Source: county tax records.