419 Southview Dr · Toledo, OH 43609

$49,000

3 bd · 1.0 ba · 1,006 sqft · SingleFamily public records · 8 Days on market

Built 1958 6,000 sqft lot Est $75k · 35% under

---

Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +5.4/10.0
• Rent growth +4.5/5.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0

Listing remarks MLS

Very good, well priced home being sold to settle estate. Efficient floor plan. Great 23x10 sunroom and covered open front porch. New gas furnace in 2006. Replacement windows. All appliances stay. Seller will consider including home warranty. Quiet private neighborhood. Close to UTMC.

Key facts

• Updated interiors
• Full basement
• Detached garages

Tags

• STRONG RENTAL MARKET
• WELL-MAINTAINED LAYOUTS
• UPDATED INTERIORS
• FULL BASEMENT
• CENTRAL AIR
• DETACHED GARAGES

Property features AI

Exterior

• Parking: Driveway
• Utilities: Electricity connected; Natural gas connected; Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: Vinyl siding; Slab foundation
• Exterior features: Shingle roof

Interior

• Kitchen: Eat-in kitchen (approx. 12 x 11)
• Bedrooms: Bedroom 2 on the main level (approx. 11 x 10); Bedroom 3 on the main level (approx. 12 x 9)
• Flooring: Carpet
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); Has heating
• Interior features: Eat-in kitchen; Ceiling fan(s)
• Laundry & utility: Laundry on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $49k.

Deal economics

• At list price, monthly cash flow is $536 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $49k).
• Cap rate 19.4% 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-, crime F, commute F.
• Toledo City (urban): math 15% / reading 24% proficiency, ranked #634 of 656 in OH (top 97%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 72% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Burroughs Elementary School (math 12% / reading 22%, grade F, #1,337 of 1,584 statewide, top 86%, 311 students, 0% FRL); Bowsher High School (math 23% / reading 45%, grade F, #596 of 781 statewide, top 76%, 1,240 students, 49% FRL) — zoned schools average 25% FRL vs 72% district-wide (47 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+7.8%/yr); 99 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 41% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 415 units permitted in Lucas County in 2024 (122 in 5+ unit buildings).
• This rent runs 33% of the median local income ($42k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $706 of equity ($339 loan paydown + $367 appreciation (0.8% local appreciation)).
• Lucas County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (0.8% appreciation + 7.8% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 12y 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 $30k; list at $49k implies a 63% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $49,000

Questions for the listing agent

1. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 2.36% ✓
• Cap rate: 19.43%
• Cash-on-cash: 46.91%
• DSCR: 3.09
• GRM: 3.5

CMA / ARV

• ARV (on-the-fly): $75,450
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
532 Colima Dr	0.11mi	3/1.0	1,052 (+5%)	4mo	$56,500	$54	84
576 Bronx Dr	0.21mi	3/1.0	1,016 (+1%)	8mo	$64,350	$63	82
2244 Dunham St	0.41mi	3/1.0	1,028 (+2%)	9mo	$95,000	$92	70
535 Thad St	0.19mi	3/1.0	1,096 (+9%)	10mo	$45,000	$41	68
2333 Dana St	0.30mi	2/1.0 (-1)	968 (-4%)	10mo	$69,475	$72	67
601 Colima Dr	0.22mi	3/1.0	1,092 (+8%)	11mo	$101,000	$92	67
2813 Airport Hwy	0.28mi	3/1.0	912 (-9%)	9mo	$68,000	$75	64
248 Kenmore Ave	0.41mi	3/1.0	936 (-7%)	10mo	$99,900	$107	61
551 Andora Dr	0.23mi	3/1.5	1,146 (+14%)	10mo	$127,000	$111	56
424 Mayberry St	0.49mi	2/1.0 (-1)	920 (-8%)	5mo	$58,740	$64	54
725 S Westwood Ave	0.32mi	3/2.0	1,148 (+14%)	9mo	$125,000	$109	50
638 Foredale Ave	0.72mi	3/1.0	1,078 (+7%)	8mo	$75,000	$70	48

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

0.75% appreciation · 7.8% rent growth · sell at horizon

5-year hold

• IRR: 54.2%
• Equity multiple: 3.94×
• Total profit: $40,381
• Equity at exit: $16,092

10-year hold

• IRR: 58.0%
• Equity multiple: 9.33×
• Total profit: $114,353
• Equity at exit: $20,901

Cash invested: $13,720 (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 43609

• Home prices YoY: 0.3%
• Rents YoY: 7.8%
• Active inventory: 99
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $1,157 high
• Mortgage (P&I): −$257
• Tax from tax record: −$101 /mo · $1,207/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $536

Break-even live

Break-even rent $478

Max offer price $49,000

Occupancy floor 49%

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: $12,250
• Closing costs: $1,470
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
569 Colima Dr Toledo, OH	3.0	1.0	1253	$1,300	$1.04	23d	1	0.19mi
581 Colima Dr Toledo, OH	2.0	1.0	900	$1,100	$1.22	14d	1	0.20mi
619 Durango Dr Toledo, OH	3.0	1.0	1276	$1,350	$1.06	43d	1	0.23mi
2314 Airline Ave Toledo, OH	3.0	1.0	1123	$1,478	$1.32	23d	1	0.43mi
307 Danberry St Toledo, OH	2.0	1.0	988	$950	$0.96	43d	1	0.53mi
2044 Arlington Ave Toledo, OH	2.0	1.0	800	$825	$1.03	21d	1	0.84mi
3349 Airport Hwy Toledo, OH	1.0–2.0	1.0	791	$885	$1.12	43d	1	1.07mi
3406 Gibraltar Heights Dr Toledo, OH	2.0	1.0–2.0	678	$919	$1.35	14d	14	1.08mi
3310 Arlington Ave Unit 4 Toledo, OH	2.0	1.0	850	$795	$0.94	43d	1	1.12mi
3310 Arlington Ave Unit 8 Toledo, OH	2.0	1.0	850	$850	$1.00	14d	1	1.12mi
3320 Arlington Ave Apt 2 Toledo, OH	2.0	1.0	850	$795	$0.94	23d	1	1.15mi
3313 Arlington Ave Toledo, OH	1.0–2.0	1.0	778	$900	$1.16	14d	8	1.19mi
3348 Arlington Ave Apt 10 Toledo, OH	2.0	1.0	900	$795	$0.88	43d	1	1.19mi
1734 Arlington Ave Toledo, OH	2.0	1.0	700	$800	$1.14	14d	1	1.20mi
916 S Byrne Rd Toledo, OH	2.0	1.0	900	$899	$1.00	21d	1	1.21mi
1255 S Byrne Rd Toledo, OH	1.0–3.0	1.0–2.0	1080	$1,529	$1.42	14d	1	1.24mi
1223 Oak Hill Ct Toledo, OH	1.0–2.0	1.0	800	$989	$1.24	14d	1	1.33mi
932 Turner Ave Toledo, OH	2.0	1.0	960	$1,295	$1.35	14d	1	1.35mi
1510 Watova Rd Toledo, OH	3.0	1.0	1197	$1,495	$1.25	21d	1	1.36mi
1785 Tecumseh St Toledo, OH	2.0	1.0	930	$900	$0.97	43d	1	1.38mi
523 Nicholas St Toledo, OH	3.0	1.0	1290	$1,350	$1.05	14d	1	1.40mi
705 Nicholas St Toledo, OH	2.0	1.0	1037	$900	$0.87	43d	1	1.42mi
532 Carlton St Toledo, OH	3.0	1.0	1130	$1,050	$0.93	43d	1	1.43mi
319 N Detroit Ave Toledo, OH	3.0	1.0	1341	$845	$0.63	43d	1	1.43mi
3776 Hill Ave Toledo, OH	1.0–2.0	1.0	650	$735	$1.13	43d	1	1.44mi
915 Woodstock Ave Toledo, OH	3.0	1.5	1500	$1,100	$0.73	23d	1	1.46mi
724 Spencer St Toledo, OH	3.0	1.5	1127	$1,100	$0.98	43d	1	1.49mi

Listing history 9 events

1. 2026-05-19
   listed $49,000 Active
2. 2025-10-13
   price $30,000 284-char remark

   Show marketing remark (284 chars)

   Very good, well priced home being sold to settle estate. Efficient floor plan. Great 23x10 sunroom and covered open front porch. New gas furnace in 2006. Replacement windows. All appliances stay. Seller will consider including home warranty. Quiet private neighborhood. Close to UTMC.

3. 2015-05-08
   soldstatus $30,000 284-char remark

   Show marketing remark (284 chars)

   Very good, well priced home being sold to settle estate. Efficient floor plan. Great 23x10 sunroom and covered open front porch. New gas furnace in 2006. Replacement windows. All appliances stay. Seller will consider including home warranty. Quiet private neighborhood. Close to UTMC.

4. 2015-04-23
   price $35,000 284-char remark

   Show marketing remark (284 chars)

   Very good, well priced home being sold to settle estate. Efficient floor plan. Great 23x10 sunroom and covered open front porch. New gas furnace in 2006. Replacement windows. All appliances stay. Seller will consider including home warranty. Quiet private neighborhood. Close to UTMC.

5. 2015-02-18
   listed $35,000 284-char remark

   Show marketing remark (284 chars)

   Very good, well priced home being sold to settle estate. Efficient floor plan. Great 23x10 sunroom and covered open front porch. New gas furnace in 2006. Replacement windows. All appliances stay. Seller will consider including home warranty. Quiet private neighborhood. Close to UTMC.

6. 2015-02-09
   historical
7. 2014-05-01
   listed $37,500
8. 1988-10-20
   soldstatus $35,000
9. 1979-02-09
   soldstatus $27,000

ⓘ 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: $1,207 · $101/mo
• Projected year-2 tax: $1,207 · $101/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 ≥101°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: $13,888
• − Mortgage interest: −$2,745
• − Property taxes: −$1,207
• − Insurance: −$245
• − Repairs & maintenance: −$1,111
• − Management: −$1,111
• − Depreciation: −$1,425
• Taxable income: $6,044
• Est. tax owed @ 24.0%: −$1,451
• After-tax cash flow: $4,986/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: Toledo City
• NCES district ID: 3904490
• Math proficiency: 15% ▼ -16.00%
• Reading proficiency: 24% ▼ -13.00%
• Median HH income: $32,137
• Composite: 15.76/100
• National rank: #9276
• State rank: #634 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

• Census place: Toledo, OH
• County: Lucas County · 380,724 people
• City population: 280,811
• Metro: Toledo, OH
• Population (ZIP): 21,404
• Household income: $42,313
• Rent vs Own: 55.7% rent · 44.3% own
• Severe rent burden: 1603.0

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: Diverse neighborhood (Simpson 0.66)
• Race & ethnicity: White 47% Black 29% Hispanic / Latino 17% Two or more races 9%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Romanian 5% Lithuanian 2% Italian 1%
• Foreign-born: 4% · Canada, China
• Languages at home: 92% English-only · Spanish 5% Arabic 1% French/Haitian/Cajun 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: ▲ 0.75%
• Current HPI: 235.2515
• Rent YoY: ▲ 7.80%
• 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

+81.5% since first listed

9 events — show timeline

• 2026-05-19 Listed $49,000 NORIS
• 2025-10-13 Price Changed $30,000 NORIS
• 2015-05-08 Sold (MLS) $30,000 NORIS
• 2015-04-23 Price Changed $35,000 NORIS
• 2015-02-18 Listed $35,000 NORIS
• 2015-02-09 Listing Removed — NORIS
• 2014-05-01 Listed $37,500 NORIS
• 1988-10-20 Sold (Public Records) $35,000 Public Records
• 1979-02-09 Sold (Public Records) $27,000 Public Records

Property tax history

+6.6%/yr

Latest (2025): $1,207 · +1.1% YoY. Source: county tax records.