28665 Georgia Rd · Perrysburg, OH 43551

$215,000

3 bd · 1.0 ba · 1,080 sqft · SingleFamily public records · 55 Days on market

Built 1948 0.31 ac lot $199/sqft · 19% above area Est $180k · 19% over

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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 +14.5/30.0
• Schools +7.1/10.0
• Livability +4.5/5.0
• DSCR +4.4/10.0
• Rent growth +4.3/5.0
• 1% rule +3.5/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Take advantage of this fantastic opportunity in Perrysburg! This 3-bedroom home is selling at live auction on October 27th at 4 PM with a low minimum bid of just $90,000. The property does need repairs but is located in a great area within a desirable school district, making it a prime investment or renovation project. Preview and registration will begin at 3 PM. 3 Parcels included.

Key facts

• Move-in ready
• Renovated
• Large lot

Tags

• MODERN FINISHES
• MAJOR UPDATES
• LARGE LOT
• MOVE-IN READY
• RENOVATED

Property features AI

Exterior

• Parking: Detached 2-car garage; Driveway (unpaved)
• Utilities: Public water; Sanitary sewer; Electricity connected (100 Amp service); Cable available; Internet available
• Home design: Single-family house; One story
• Construction: Brick and vinyl siding; Block foundation with crawl space
• Exterior features: Shingle roof; Additional parcels included

Interior

• Kitchen: Dishwasher; Electric oven; Microwave; Refrigerator
• Bedrooms: Three main-level bedrooms (sizes approx. 13x11, 13x9, 10x9)
• Flooring: Carpet; Tile; Vinyl
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Ceiling fans throughout; Partial basement
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $49 ($589/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $182k (15.2% below list).
• Recommended offer: $182k (15.2% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 2.3% in Perrysburg — 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 91/100 on livability (#6 in OH, #52 nationally) — a professional / high-income tenant draw. Strengths: crime A+, amenities A+, employment A+; Watch: commute F.
• Perrysburg Exempted Village (suburban): math 79% / reading 83% proficiency, ranked #41 of 656 in OH (top 6%) — strong family-tenant draw, lease renewals of 3-5y typical; only 8% free/reduced lunch — higher-income household profile.
• Zoned schools: Woodland Elementary School (math 77% / reading 82%, grade A, #173 of 1,584 statewide, top 12%, 576 students, 12% FRL); Perrysburg Junior High School (math 82% / reading 85%, grade A+, #25 of 654 statewide, top 4%, 833 students, 10% FRL); Perrysburg High School (math 69% / reading 83%, grade A-, #63 of 781 statewide, top 8%, 1,636 students, 9% FRL) — zoned schools at 10% FRL track the district average.
• Market conditions: Rents rising fast (+7.3%/yr); 231 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $1k of loan paydown is wiped out by about $6k 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.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($209k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $35k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $121k; list at $215k implies a 78% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $182,279 (15.2% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
2. Built in 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.85% ✗
• Cap rate: 6.57%
• Cash-on-cash: 0.98%
• DSCR: 1.04
• GRM: 9.8

CMA / ARV

• ARV (median comp): $180,200
• List price: $215,000
• Delta: 19.31%
• Verdict: OVERPRICED
• Comps: 15 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
28536 Mccarty Dr	0.24mi	2/1.0 (-1)	1,123 (+4%)	4mo	$180,200	$160	74
29058 White Rd	0.54mi	3/2.0	1,152 (+7%)	13mo	$266,500	$231	49

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 · 7.34% rent growth · sell at horizon

5-year hold

• IRR: -10.3%
• Equity multiple: 0.61×
• Total profit: $-23,437
• Equity at exit: $32,057

10-year hold

• IRR: 4.0%
• Equity multiple: 1.35×
• Total profit: $20,779
• Equity at exit: $18,589

Cash invested: $60,200 (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: 231
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,823 medium
• Mortgage (P&I): −$1,127
• Tax from tax record: −$174 /mo · $2,086/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$383
• Net cashflow: $49

Break-even live

Break-even rent $1,761

Max offer price $215,000

Occupancy floor 92%

Sensitivity live

Price	-10% $171	-5% $110	+0% $49	+5% $-12	+10% $-73
Rent	-10% $-95	-5% $-23	+0% $49	+5% $121	+10% $193
Rate	-1.0pp $157	-0.5pp $104	base $49	+0.5pp $-7	+1.0pp $-63

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10477 Mandell Rd Perrysburg, OH	3.0	2.0	1472	$1,695	$1.15	45d	1	0.50mi
27661 Simmons Rd Perrysburg, OH	2.0	2.0	1162	$1,850	$1.59	16d	1	0.94mi
436 E 5th St Perrysburg, OH	3.0	1.0	1175	$1,700	$1.45	45d	1	1.11mi

Listing history 23 events

1. 2026-06-22
   days on market $215,000 Active 55 DOM
2. 2026-06-18
   days on market $215,000 Active 52 DOM
3. 2026-06-17
   days on market $215,000 Active 51 DOM
4. 2026-06-16
   days on market $215,000 Active 50 DOM
5. 2026-06-15
   days on market $215,000 Active 49 DOM
6. 2026-06-14
   days on market $215,000 Active 47 DOM
7. 2026-06-10
   days on market $215,000 Active 44 DOM
8. 2026-06-09
   days on market $215,000 Active 43 DOM
9. 2026-06-08
   days on market $215,000 Active 42 DOM
10. 2026-06-07
    days on market $215,000 Active 41 DOM
11. 2026-06-05
    days on market $215,000 Active 38 DOM
12. 2026-06-03
    pricedays on market $215,000 Active 37 DOM
13. 2026-06-02
    days on market $225,000 Active 36 DOM
14. 2026-06-01
    days on market $225,000 Active 35 DOM
15. 2026-05-31
    statusdays on market $225,000 Active 34 DOM
16. 2026-05-30
    days on market $225,000 Contingent 33 DOM
17. 2026-05-16
    price $225,000 502-char remark
18. 2026-05-03
    price $235,000 502-char remark
19. 2026-04-27
    listed $249,900 Active 502-char remark
20. 2026-01-07
    soldstatus $121,000
21. 2026-01-06
    soldstatus $121,000 Closed 385-char remark

    Show marketing remark (385 chars)

    Take advantage of this fantastic opportunity in Perrysburg! This 3-bedroom home is selling at live auction on October 27th at 4 PM with a low minimum bid of just $90,000. The property does need repairs but is located in a great area within a desirable school district, making it a prime investment or renovation project. Preview and registration will begin at 3 PM. 3 Parcels included.

22. 2025-10-29
    status Pending 385-char remark

    Show marketing remark (385 chars)

    Take advantage of this fantastic opportunity in Perrysburg! This 3-bedroom home is selling at live auction on October 27th at 4 PM with a low minimum bid of just $90,000. The property does need repairs but is located in a great area within a desirable school district, making it a prime investment or renovation project. Preview and registration will begin at 3 PM. 3 Parcels included.

23. 2025-09-12
    listed $90,000 Active 385-char remark

    Show marketing remark (385 chars)

    Take advantage of this fantastic opportunity in Perrysburg! This 3-bedroom home is selling at live auction on October 27th at 4 PM with a low minimum bid of just $90,000. The property does need repairs but is located in a great area within a desirable school district, making it a prime investment or renovation project. Preview and registration will begin at 3 PM. 3 Parcels included.

ⓘ 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: $2,086 · $174/mo
• Projected year-2 tax: $2,720 · $227/mo
• Expected delta: +$634/yr (+$53/mo · 30.4%)

ⓘ 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 · 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: $21,873
• − Mortgage interest: −$12,043
• − Property taxes: −$2,086
• − Insurance: −$1,075
• − Repairs & maintenance: −$1,750
• − Management: −$1,750
• − Depreciation: −$6,255
• Taxable loss: −$3,085
• Est. tax savings @ 24.0%: +$741
• After-tax cash flow: $1,329/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: Perrysburg Exempted Village
• NCES district ID: 3904558
• Math proficiency: 79% ▼ -8.00%
• Reading proficiency: 83% ▼ -4.00%
• Median HH income: $76,626
• Composite: 71.03/100
• National rank: #242
• State rank: #41 of 656 in OH

Livability — Perrysburg

• Score: 91/100
• State rank: #6
• US rank: #52

Category grades

Amenities A+ 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: Wood County · 75,163 people
• City population: 43,770
• 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

+138.9% since first listed

10 events — show timeline

• 2026-06-03 Price Changed $215,000 NORIS
• 2026-05-30 Relisted — NORIS
• 2026-05-26 Contingent — NORIS
• 2026-05-16 Price Changed $225,000 NORIS
• 2026-05-03 Price Changed $235,000 NORIS
• 2026-04-27 Listed $249,900 NORIS
• 2026-01-07 Sold (Public Records) $121,000 Public Records
• 2026-01-06 Sold (MLS) $121,000 NORIS
• 2025-10-29 Pending — NORIS
• 2025-09-12 Listed $90,000 NORIS

Property tax history

-2.4%/yr

Latest (2025): $2,086 · +18.2% YoY. Source: county tax records.