27696 Oregon Rd #120 · Rossford, OH 43551

$105,000

3 bd · 2.0 ba · 1,216 sqft · Manufactured · 78 Days on market

Built 2024 Good condition

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Why this score? — see what drove the B 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.0/10.0
• ARV discount +7.5/15.0
• Rent growth +4.3/5.0
• Schools +4.0/10.0
• Condition / age +4.0/5.0
• Livability +3.6/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to your 2024-built home featuring an open-concept layout designed for functional everyday living. The interior includes a kitchen with a large center island, providing additional workspace and seating, along with designated connections for ceiling fans in each room. Energy-conscious features include an Eco-Bee smart system, vinyl windows, and solar panel readiness, offering flexibility for future energy enhancements. This home is located within a community that includes access to a clubhouse, pool, dog park, and basketball courts, providing a variety of recreational options. The property also includes a transferable multi-year manufacturer warranty, offering added value and peace of mind.

Key facts

• 2 parking spots
• Built 2024
• Listed 78 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $105k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $438 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $99k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.3% vs local median 5.5% in Rossford — 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 71/100 on livability (#417 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment A; Watch: amenities F, commute F, health & safety F.
• Rossford Exempted Village (suburban): math 44% / reading 50% proficiency, ranked #476 of 656 in OH (top 73%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+7.3%/yr); 235 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 493 units permitted in Wood County in 2024 (48 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $726 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Wood County population projected at +14% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 7.3% rent growth), your $29k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 78 days — a 6% lower offer ($99k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 24y ago; this cycle's ask has dropped $10k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $98,700 (6.0% below list)

Questions for the listing agent

1. It's been on market 78 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 B-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. 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.
6. 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.
7. 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: 1.40% ✓
• Cap rate: 11.30%
• Cash-on-cash: 17.87%
• DSCR: 1.80
• GRM: 5.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 7.34% rent growth · sell at horizon

5-year hold

• IRR: 14.2%
• Equity multiple: 1.60×
• Total profit: $17,609
• Equity at exit: $15,656

10-year hold

• IRR: 26.1%
• Equity multiple: 3.77×
• Total profit: $81,463
• Equity at exit: $9,078

Cash invested: $29,400 (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 43551

• Rents YoY: 7.3%
• Active inventory: 235
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,473 high
• Mortgage (P&I): −$551
• Tax est. 1.5%: −$131 /mo · $1,575/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$309
• Net cashflow: $438

Break-even live

Break-even rent $919

Max offer price $105,000

Occupancy floor 65%

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
27696 Oregon Rd Perrysburg, OH	2.0–3.0	2.0	924	$1,000	$1.08	14d	1	0.12mi
28776 Starbright Blvd Perrysburg, OH	3.0	1.5	1242	$1,500	$1.21	23d	1	1.02mi
28820 Oregon Rd Perrysburg, OH	2.0	1.0	920	$1,250	$1.36	14d	1	1.11mi
28863 Oregon Rd Perrysburg, OH	2.0	2.0	1161	$1,772	$1.53	14d	7	1.15mi
7451 Lunitas Ln Perrysburg, OH	1.0–2.0	1.0	670	$1,059	$1.58	14d	1	1.27mi
29256 Oregon Rd Perrysburg, OH	1.0–3.0	1.0–2.0	1124	$2,675	$2.38	14d	26	1.48mi

Listing history 27 events

1. 2026-06-18
   days on market $105,000 Active 78 DOM
2. 2026-06-17
   days on market $105,000 Active 77 DOM
3. 2026-06-16
   days on market $105,000 Active 76 DOM
4. 2026-06-15
   days on market $105,000 Active 75 DOM
5. 2026-06-14
   days on market $105,000 Active 73 DOM
6. 2026-06-13
   days on market $105,000 Active 72 DOM
7. 2026-06-10
   days on market $105,000 Active 70 DOM
8. 2026-06-09
   days on market $105,000 Active 69 DOM
9. 2026-06-08
   days on market $105,000 Active 68 DOM
10. 2026-06-07
    days on market $105,000 Active 67 DOM
11. 2026-06-03
    days on market $105,000 Active 63 DOM
12. 2026-06-02
    days on market $105,000 Active 62 DOM
13. 2026-06-01
    days on market $105,000 Active 61 DOM
14. 2026-05-31
    days on market $105,000 Active 60 DOM
15. 2026-05-30
    days on market $105,000 Active 59 DOM
16. 2026-05-04
    price $105,000 705-char remark

    Show marketing remark (705 chars)

    Welcome to your 2024-built home featuring an open-concept layout designed for functional everyday living. The interior includes a kitchen with a large center island, providing additional workspace and seating, along with designated connections for ceiling fans in each room. Energy-conscious features include an Eco-Bee smart system, vinyl windows, and solar panel readiness, offering flexibility for future energy enhancements. This home is located within a community that includes access to a clubhouse, pool, dog park, and basketball courts, providing a variety of recreational options. The property also includes a transferable multi-year manufacturer warranty, offering added value and peace of mind.

17. 2026-04-01
    listed $115,000 Active 705-char remark

    Show marketing remark (705 chars)

    Welcome to your 2024-built home featuring an open-concept layout designed for functional everyday living. The interior includes a kitchen with a large center island, providing additional workspace and seating, along with designated connections for ceiling fans in each room. Energy-conscious features include an Eco-Bee smart system, vinyl windows, and solar panel readiness, offering flexibility for future energy enhancements. This home is located within a community that includes access to a clubhouse, pool, dog park, and basketball courts, providing a variety of recreational options. The property also includes a transferable multi-year manufacturer warranty, offering added value and peace of mind.

18. 2026-03-20
    historical
19. 2025-10-30
    price $105,000
20. 2025-08-08
    price $115,000
21. 2025-03-17
    listed $120,000 Active
22. 2025-03-14
    historical
23. 2024-11-08
    price $125,000
24. 2024-09-21
    listed $130,000 Active
25. 2024-09-15
    historical
26. 2002-07-16
    historical
27. 2002-04-07
    listed $33,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $17,674
• − Mortgage interest: −$5,882
• − Property taxes: −$1,575
• − Insurance: −$525
• − Repairs & maintenance: −$1,414
• − Management: −$1,414
• − Depreciation: −$3,055
• Taxable income: $3,810
• Est. tax owed @ 24.0%: −$914
• After-tax cash flow: $4,340/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 · 12 photos

Good 80/100 None rehab

This 2024-built manufactured home is in excellent condition with modern amenities and a good location. It is move-in ready with minor maintenance needs and potential for value-adding improvements.

Value-add opportunities

• Both Landscaping improvements — Enhances curb appeal and adds value for both resale and rental.
• Both Addition of ceiling fans in each room — Improves comfort and energy efficiency, appealing to buyers and renters.
• Both Upgrade to smart home system — Enhances convenience and energy efficiency, attracting buyers and renters.
• Both Addition of solar panels — Reduces energy costs and appeals to eco-conscious buyers and renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping improvements — Enhances curb appeal and adds value for both resale and rental. ↑
• Both Addition of ceiling fans in each room — Improves comfort and energy efficiency, appealing to buyers and renters. ↑
• Both Upgrade to smart home system — Enhances convenience and energy efficiency, attracting buyers and renters. ↑
• Both Addition of solar panels — Reduces energy costs and appeals to eco-conscious buyers and renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Rossford Exempted Village
• NCES district ID: 3904560
• Math proficiency: 44% ▼ -13.00%
• Reading proficiency: 50% ▼ -13.00%
• Median HH income: $50,587
• Composite: 40.34/100
• National rank: #3744
• State rank: #476 of 656 in OH

Livability — Rossford

• Score: 71/100
• State rank: #417
• US rank: #6855

Category grades

Amenities F Commute F Cost of living A+ Crime A- Employment A Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Wood County · 75,163 people
• City population: 6,157
• Metro: Toledo, OH
• Population (ZIP): 43,770
• Household income: $95,846
• Rent vs Own: 34.9% rent · 65.1% own
• Severe rent burden: 1027.0

Population outlook (Wood County) Hauer SSP2

• Today (2025): 138,744 people
• By 2030: 143,189 · +3.2%
• By 2040: 150,896 · +8.8%
• By 2050: 158,589 · +14.3%
• By 2075: 182,166 · +31.3%
• By 2100: 196,533 · +41.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Two or more races 7% Hispanic / Latino 5% Asian 4% Black 2%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Romanian 12% Lithuanian 3% Slovak 2%
• Foreign-born: 5% · Canada, China, Jamaica
• Languages at home: 93% English-only · Other Indo-European 2% Spanish 2% Other Asian/Pacific 1%

Political lean MEDSL · Wood

• 2024 margin: R (+10.2) · D 44.4% · R 54.6%
• 2008→2024 swing: -17.3pp toward R · 2008: 7.1pp · 2024: -10.2pp
• All cycles: 2024: R+10.2 2020: R+7.6 2016: R+8.5 2012: D+4.2 2008: D+7.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -153.34%
• Current HPI: 200.788
• Rent YoY: ▲ 7.34%
• 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

+218.2% since first listed

12 events — show timeline

• 2026-05-04 Price Changed $105,000 NORIS
• 2026-04-01 Listed $115,000 NORIS
• 2026-03-20 Listing Removed — NORIS
• 2025-10-30 Price Changed $105,000 NORIS
• 2025-08-08 Price Changed $115,000 NORIS
• 2025-03-17 Listed $120,000 NORIS
• 2025-03-14 Listing Removed — NORIS
• 2024-11-08 Price Changed $125,000 NORIS
• 2024-09-21 Listed $130,000 NORIS
• 2024-09-15 Coming Soon — NORIS
• 2002-07-16 Listing Removed — NORIS
• 2002-04-07 Listed $33,000 NORIS