2757 Sweetbriar Ct · Toledo, OH 43615

$159,000

3 bd · 1.5 ba · 1,356 sqft · Townhouse · 86 Days on market

Built 1988 Fair condition Garage $117/sqft · 10% below area Est $176k · 10% under $150/mo HOA · 10% of rent

---

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 +12.6/30.0
• ARV discount +11.8/15.0
• Schools +6.2/10.0
• 1% rule +4.8/10.0
• DSCR +3.8/10.0
• Livability +3.3/5.0
• Rent growth +3.1/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

VERY CLEAN AND SPACIOUS TOWNHOUSE. NEUTRAL DECOR, PRIVATE PATIO, WELL-LANDSCAPED, QUIET SETTING / OPEN GRASSY AREAS. GOOD PARKING. ALL APPLIANCES INCLUDED. MUST SELL. EASY TO SHOW.

Key facts

• Open-concept layout
• $150 HOA
• Garage

Tags

• OPEN-CONCEPT LAYOUT
• SYLVANIA SCHOOL DISTRICT

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath townhouse listed at $159k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-21 ($-246/yr) — negative.
• To cash-flow at today's rent, offer at most $156k (1.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $155k (2.2% below list).
• Recommended offer: $149k (6.0% below list) — sets the bar for market timing.

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.
• 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: Stranahan Elementary School (math 52% / reading 63%, grade C+, #721 of 1,584 statewide, top 46%, 528 students, 32% FRL); Sylvania Timberstone Junior High School (math 56% / reading 72%, grade B+, #221 of 654 statewide, top 35%, 600 students, 24% FRL); Sylvania Southview High School (math 53% / reading 74%, grade B-, #196 of 781 statewide, top 25%, 1,107 students, 22% FRL).
• Market conditions: Rents rising (+2.6%/yr); 234 active listings in the ZIP; 21 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).
• This rent runs 32% of the median local income ($58k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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 86 days — a 6% lower offer ($149k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 18y 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.
• Current owner paid $60k; list at $159k implies a 165% gain — meaningful room to come down on a strong offer.

Recommended offer $149,460 (6.0% 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 86 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
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 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: 0.98% ✗
• Cap rate: 6.14%
• Cash-on-cash: -0.55%
• DSCR: 0.98
• GRM: 8.5

CMA / ARV

• ARV (median comp): $175,745
• List price: $159,000
• Delta: -9.53%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2766 Sweetbriar Ct	0.05mi	3/1.5	1,356 (0%)	7mo	$165,000	$122	92
2753 Sweetbriar Ct #2753	0.01mi	3/1.5	1,356 (0%)	15mo	$164,900	$122	87
2776 Sweetbriar Ct	0.05mi	2/2.0 (-1)	1,413 (+4%)	20mo	$175,750	$124	67
6029 Red Oak Dr #6029	0.23mi	3/2.0	1,388 (+2%)	20mo	$110,000	$79	66
2412 Mckivett Dr #2412	0.71mi	2/2.0 (-1)	1,455 (+7%)	9mo	$227,000	$156	40
6636 Regents Park Blvd #6636	0.73mi	2/2.0 (-1)	1,413 (+4%)	15mo	$250,000	$177	40
2408 Mckivett Dr	0.71mi	2/2.0 (-1)	1,537 (+13%)	0mo	$250,000	$163	37
2421 Mckivett Dr #2421	0.72mi	2/2.0 (-1)	1,469 (+8%)	15mo	$230,000	$157	33
2408 Mckivett Dr #2408	0.71mi	2/2.0 (-1)	1,537 (+13%)	16mo	$240,000	$156	25

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: -17.6%
• Equity multiple: 0.38×
• Total profit: $-27,596
• Equity at exit: $23,707

10-year hold

• IRR: -10.5%
• Equity multiple: 0.37×
• Total profit: $-27,844
• Equity at exit: $13,747

Cash invested: $44,520 (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 →

Seller's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 0 active · 8 under contract
• Months of supply: 0.0 mo

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: 8.5×

Monthly cashflow live

• Estimated rent: $1,555 high
• Mortgage (P&I): −$834
• Tax est. 1.5%: −$199 /mo · $2,385/yr
• Insurance: −$66
• HOA: −$150
• Vacancy / Maint / Mgmt: −$327
• Net cashflow: $-21

Break-even live

Break-even rent $1,581

Max offer price $156,028

Occupancy floor 96%

Sensitivity live

Price	-10% $89	-5% $34	+0% $-21	+5% $-75	+10% $-130
Rent	-10% $-143	-5% $-82	+0% $-21	+5% $41	+10% $102
Rate	-1.0pp $60	-0.5pp $20	base $-21	+0.5pp $-62	+1.0pp $-104

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: $39,750
• Closing costs: $4,770
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2755 Scarlet Oak Dr Unit 2757 Toledo, OH	2.0	1.5	1200	$1,249	$1.04	0d	1	0.20mi
6016 Black Oak Dr Unit 6020 Toledo, OH	3.0	1.5	1480	$1,449	$0.98	3d	1	0.28mi
6028 E Pembridge Dr Toledo, OH	4.0	1.5	1472	$1,900	$1.29	0d	1	0.29mi
2854 N McCord Rd Toledo, OH	2.0	2.0	1215	$1,897	$1.56	6d	1	0.55mi
2411 N Holland Sylvania Rd Toledo, OH	2.0	2.0	1100	$1,650	$1.50	0d	1	0.61mi
6134 W Bancroft St Toledo, OH	3.0	1.0	920	$1,300	$1.41	0d	1	0.72mi
2161 Orchard Lakes Pl E Toledo, OH	1.0–2.0	1.0–2.0	865	$1,458	$1.68	0d	15	0.77mi
3238 Van Fleet Pkwy Toledo, OH	3.0	2.0	1725	$1,985	$1.15	139d	1	0.79mi
5601 Goodhue Rd Toledo, OH	2.0	1.0	980	$1,100	$1.12	0d	1	0.96mi
2130 Country Trace Pl Toledo, OH	2.0	1.0–2.0	917	$1,050	$1.14	0d	1	1.00mi
6633 W Bancroft St Toledo, OH	1.0–3.0	1.0	941	$1,179	$1.25	0d	1	1.04mi
2704 Westmar Ct Toledo, OH	2.0	1.0	882	$1,029	$1.17	0d	5	1.09mi
3233 Percentum Rd Toledo, OH	2.0	2.0	1150	$1,833	$1.59	0d	1	1.14mi
1800 N McCord Rd Toledo, OH	2.0	1.0	934	$938	$1.00	0d	1	1.15mi
6951 W Bancroft St Toledo, OH	2.0	2.0	1150	$1,731	$1.51	0d	1	1.26mi
5344 Claxton St Toledo, OH	3.0	1.0	1234	$1,445	$1.17	139d	1	1.26mi
6537 Woodhall Dr Sylvania, OH	2.0	2.0	1036	$1,300	$1.25	139d	1	1.39mi
6535 Dorr St Toledo, OH	1.0–2.0	1.0–2.0	895	$1,000	$1.12	116d	1	1.41mi
5739 Dorr St Toledo, OH	1.0–2.0	1.0	800	$850	$1.06	0d	1	1.45mi
4056 N McCord Rd Sylvania, OH	2.0	2.5	1450	$2,350	$1.62	109d	1	1.49mi
4056 N McCord Rd Sylvania, OH	2.0	2.5	1450	$2,350	$1.62	6d	1	1.49mi

Property features AI

Finance

• Other: Located in the Hidden Woods subdivision, Lucas CountyAddress: 2757 Sweetbriar Ct, Toledo, OH 43615
• HOA & community: Association with monthly fee of $150Association covers snow removal and lawn carePets allowed (birds, cats, dogs; size limit applies)Community features include curbs, street lights and sidewalks

Exterior

• Parking: Attached garage with garage door openerShared drivewayAsphalt parkingTotal 3 parking spaces (including 1 garage space)
• Security: Carbon monoxide detectorsFire alarm
• Utilities: Public waterPublic sewer100 amp electrical serviceNatural gas available and connectedElectricity connectedCable, internet and WiFi available
• Home design: Residential condominiumTownhouse with attached structureTwo levels (two stories)Common walls on two or more sides; no one above or below
• Construction: Brick and wood siding exteriorShingle roofCrawl space foundationBuilt year from public records
• Exterior features: Private courtyardDeckPrivacy fenceCul-de-sac settingCorner lotWooded lot surroundingsAsphalt road frontage

Interior

• Kitchen: PantryElectric ovenDishwasherDisposalRefrigerator
• Bedrooms: Three bedrooms on the upper level (each with ceiling fan)
• Flooring: CarpetCeramic tileVinyl
• Bathrooms: One full bathroomOne half bathroom
• Heating & cooling: Forced air heatingCentral air conditioning
• Interior features: Entrance foyer and open floorplanPantry and additional storageCeiling fans throughoutWindow screens
• Laundry & utility: Washer and dryer includedLaundry located on the main levelWater heater

Listing history 50 events

1. 2026-09-23
   days on market $159,000 Active 86 DOM
2. 2026-09-22
   days on market $159,000 Active 85 DOM
3. 2026-09-21
   days on market $159,000 Active 84 DOM
4. 2026-09-20
   days on market $159,000 Active 83 DOM
5. 2026-09-19
   days on market $159,000 Active 82 DOM
6. 2026-09-18
   days on market $159,000 Active 81 DOM
7. 2026-09-17
   days on market $159,000 Active 80 DOM
8. 2026-09-16
   days on market $159,000 Active 79 DOM
9. 2026-09-15
   days on market $159,000 Active 78 DOM
10. 2026-09-14
    days on market $159,000 Active 77 DOM
11. 2026-09-13
    days on market $159,000 Active 76 DOM
12. 2026-09-12
    days on market $159,000 Active 75 DOM
13. 2026-09-11
    days on market $159,000 Active 74 DOM
14. 2026-09-05
    days on market $159,000 Active 68 DOM
15. 2026-09-04
    days on market $159,000 Active 67 DOM
16. 2026-09-03
    days on market $159,000 Active 66 DOM
17. 2026-08-31
    days on market $159,000 Active 63 DOM
18. 2026-08-30
    days on market $159,000 Active 62 DOM
19. 2026-08-29
    days on market $159,000 Active 61 DOM
20. 2026-08-28
    days on market $159,000 Active 60 DOM
21. 2026-08-27
    days on market $159,000 Active 59 DOM
22. 2026-08-26
    days on market $159,000 Active 58 DOM
23. 2026-08-25
    days on market $159,000 Active 57 DOM
24. 2026-08-24
    days on market $159,000 Active 56 DOM
25. 2026-08-23
    days on market $159,000 Active 55 DOM
26. 2026-08-22
    days on market $159,000 Active 54 DOM
27. 2026-08-21
    days on market $159,000 Active 53 DOM
28. 2026-08-20
    days on market $159,000 Active 52 DOM
29. 2026-08-19
    days on market $159,000 Active 51 DOM
30. 2026-08-18
    days on market $159,000 Active 50 DOM
31. 2026-08-17
    days on market $159,000 Active 49 DOM
32. 2026-08-16
    days on market $159,000 Active 48 DOM
33. 2026-08-15
    days on market $159,000 Active 47 DOM
34. 2026-08-15
    days on market $159,000 Active 46 DOM
35. 2026-08-13
    days on market $159,000 Active 45 DOM
36. 2026-08-12
    days on market $159,000 Active 44 DOM
37. 2026-08-11
    days on market $159,000 Active 43 DOM
38. 2026-08-10
    days on market $159,000 Active 42 DOM
39. 2026-08-09
    days on market $159,000 Active 41 DOM
40. 2026-08-08
    days on market $159,000 Active 40 DOM
41. 2026-08-07
    days on market $159,000 Active 39 DOM
42. 2026-08-06
    days on market $159,000 Active 38 DOM
43. 2026-08-05
    days on market $159,000 Active 37 DOM
44. 2026-08-04
    days on market $159,000 Active 36 DOM
45. 2026-07-31
    days on market $159,000 Active 32 DOM
46. 2026-07-30
    days on market $159,000 Active 31 DOM
47. 2026-07-29
    days on market $159,000 Active 30 DOM
48. 2026-07-27
    days on market $159,000 Active 28 DOM
49. 2026-07-25
    days on market $159,000 Active 26 DOM
50. 2026-07-24
    days on market $159,000 Active 25 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,657
• − Mortgage interest: −$8,906
• − Property taxes: −$2,385
• − Insurance: −$795
• − Repairs & maintenance: −$1,493
• − Management: −$1,493
• − HOA: −$1,800
• − Depreciation: −$4,625
• Taxable loss: −$2,840
• Est. tax savings @ 24.0%: +$682
• After-tax cash flow: $435/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

Fair 45/100 Cosmetic rehab Est. rehab $6,780–$20,340 screening

This updated condo is move-in ready with modern finishes, but minor repairs and maintenance are needed to enhance its curb appeal and property value.

Repairs flagged

• Minor exterior door — slightly worn
• Minor interior door — slightly worn
• Minor ceiling fans — slightly worn

Value-add opportunities

• Both paint interior walls — fresh paint enhances curb appeal and interior aesthetics ↑
• Both landscaping — improved landscaping enhances curb appeal and property value ↑
• Both ceiling fans — replacing worn fans improves comfort and energy efficiency ↑

ⓘ 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.

C Composite school gradezoned avg 62/100

Zoned Schools

Elementary Stranahan Elementary School C+ OH #721/1,584 Nat'l #8,415/41,679 Middle Sylvania Timberstone Junior High School B+ OH #221/654 Nat'l #1,362/14,009 High Sylvania Southview High School B- OH #196/781 Nat'l #3,101/17,239

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

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: Located in the Hidden Woods subdivision, Lucas CountyAddress: 2757 Sweetbriar Ct, Toledo, OH 43615
• HOA & community: Association with monthly fee of $150Association covers snow removal and lawn carePets allowed (birds, cats, dogs; size limit applies)Community features include curbs, street lights and sidewalks

Exterior

• Parking: Attached garage with garage door openerShared drivewayAsphalt parkingTotal 3 parking spaces (including 1 garage space)
• Security: Carbon monoxide detectorsFire alarm
• Utilities: Public waterPublic sewer100 amp electrical serviceNatural gas available and connectedElectricity connectedCable, internet and WiFi available
• Home design: Residential condominiumTownhouse with attached structureTwo levels (two stories)Common walls on two or more sides; no one above or below
• Construction: Brick and wood siding exteriorShingle roofCrawl space foundationBuilt year from public records
• Exterior features: Private courtyardDeckPrivacy fenceCul-de-sac settingCorner lotWooded lot surroundingsAsphalt road frontage

Interior

• Kitchen: PantryElectric ovenDishwasherDisposalRefrigerator
• Bedrooms: Three bedrooms on the upper level (each with ceiling fan)
• Flooring: CarpetCeramic tileVinyl
• Bathrooms: One full bathroomOne half bathroom
• Heating & cooling: Forced air heatingCentral air conditioning
• Interior features: Entrance foyer and open floorplanPantry and additional storageCeiling fans throughoutWindow screens
• Laundry & utility: Washer and dryer includedLaundry located on the main levelWater heater

Price history

+89.3% since first listed

18 events — show timeline

• 2026-06-29 Listed $159,000 NORIS
• 2026-05-20 Listing Removed — NORIS
• 2026-04-07 Price Changed $162,000 NORIS
• 2026-01-14 Listed $168,000 NORIS
• 2025-10-13 Price Changed $45,000 NORIS
• 2014-06-13 Sold (MLS) $59,999 NORIS
• 2014-01-28 Listed $59,999 NORIS
• 2011-09-20 Sold (MLS) $45,000 NORIS
• 2011-09-11 Price Changed $71,900 NORIS
• 2011-06-01 Listed $71,900 NORIS
• 2011-05-31 Listing Removed — NORIS
• 2010-11-29 Listed $77,900 NORIS
• 2010-11-26 Listing Removed — NORIS
• 2010-05-26 Listed $84,900 NORIS
• 2010-02-14 Listing Removed — NORIS
• 2009-08-15 Listed $79,900 NORIS
• 2009-08-14 Listing Removed — NORIS
• 2008-08-14 Listed $84,000 NORIS