401 Victoria Pl · Toledo, OH 43610

$65,000

3 bd · 1.0 ba · 2,000 sqft · SingleFamily public records · 45 Days on market

Built 1906 8,700 sqft lot $32/sqft · 21% below area Est $82k · 21% under ↓ 13% since listing

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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 +7.3/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0

Listing remarks

Step into this Architectural Gem, where the heavy lifting has already been done for you. 401 Victoria Place offers the rare trifecta of historic integrity, modern efficiency, and security. The standout feature? Brand-new Renewal by Andersen windows, with a transferable warranty. The home's infrastructure has been thoughtfully modernized with updated electrical and a comprehensive alarm system. Inside, high ceilings are complemented by brand-new fans, blending classic aesthetics with contemporary comfort. Speaking of confront draws me to mention the large wrap around front porch that's perfect for all year around.

Key facts

• 8,700 sq ft lot
• Garage
• Built 1906

Property features AI

Finance

• Other: Lot approximately 0.2 acre

Exterior

• Parking: Detached garage; Driveway; 1 garage space
• Utilities: Electricity available and connected; Natural gas available and connected; Public water; Public sewer (available and connected)
• Home design: Single-family residence; Two levels (2 stories); No attached neighbors / no common walls
• Construction: Brick construction; Block foundation; Built with a basement
• Exterior features: Shingle roof

Interior

• Kitchen: Kitchen on main level
• Bedrooms: Bedroom 2 on upper level; Bedroom 3 on upper level
• Flooring: Hardwood floors
• Bathrooms: 1 full bathroom
• Heating & cooling: Boiler heating
• Interior features: Entrance foyer; Ceiling fan(s); Has basement (block foundation)
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $419 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $63k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.0% 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: Rosa Parks Elementary School (math 2% / reading 8%, grade F, #1,554 of 1,584 statewide, top 100%, 263 students, 0% FRL); Jesup W. Scott High School (math 8% / reading 17%, grade F, #726 of 781 statewide, top 94%, 736 students, 0% FRL) — zoned schools average 0% FRL vs 72% district-wide (72 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 30 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 415 units permitted in Lucas County in 2024 (122 in 5+ unit buildings).
• This rent runs 36% of the median local income ($38k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $3k of equity ($449 loan paydown + $3k appreciation (4.7% 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 (4.7% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($63k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1906 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $63,050 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1906 — 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 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?
5. 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?
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: 1.75% ✓
• Cap rate: 14.04%
• Cash-on-cash: 27.66%
• DSCR: 2.23
• GRM: 4.8

CMA / ARV

• ARV (median comp): $82,201
• List price: $65,000
• Delta: -20.93%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
411 W Central Ave	0.08mi	4/1.5 (+1)	2,074 (+4%)	9mo	$125,000	$60	75
343 Melrose Ave	0.36mi	4/1.5 (+1)	2,040 (+2%)	1mo	$120,000	$59	72
427 W Delaware Ave	0.43mi	3/1.0	1,879 (-6%)	4mo	$6,888	$4	67
4 Birckhead Pl	0.44mi	3/1.5	2,005 (+0%)	13mo	$120,300	$60	66
2712 Robinwood Ave	0.42mi	3/1.0	1,901 (-5%)	11mo	$20,000	$11	63
20 Melrose Ave	0.46mi	4/2.0 (+1)	2,028 (+1%)	8mo	$132,500	$65	60
512 Nottingham Ter	0.16mi	4/1.5 (+1)	1,749 (-13%)	10mo	$60,500	$35	56
335 Rockingham St	0.23mi	3/1.5	1,775 (-11%)	17mo	$130,000	$73	54
519 Nottingham Ter	0.18mi	4/1.5 (+1)	1,709 (-14%)	8mo	$125,000	$73	53
2615 Scottwood	0.43mi	4/1.0 (+1)	2,094 (+5%)	18mo	$112,100	$54	52
129 E Delaware Ave	0.68mi	3/2.0	1,917 (-4%)	17mo	$26,000	$14	43
534 Acklin Ave	0.70mi	3/1.0	1,804 (-10%)	11mo	$82,500	$46	42

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

Projected returns pro-forma

4.65% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 36.5%
• Equity multiple: 3.22×
• Total profit: $40,432
• Equity at exit: $35,449

10-year hold

• IRR: 35.1%
• Equity multiple: 6.49×
• Total profit: $99,850
• Equity at exit: $60,065

Cash invested: $18,200 (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 43610

• Home prices YoY: 3.8%
• Active inventory: 30
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,138 high
• Mortgage (P&I): −$341
• Tax from tax record: −$112 /mo · $1,342/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$239
• Net cashflow: $419

Break-even live

Break-even rent $607

Max offer price $65,000

Occupancy floor 58%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2907 Rockwood Pl Toledo, OH	3.0	1.0	1494	$1,100	$0.74	14d	1	0.30mi
610 Cadillac Ct Toledo, OH	3.0	1.0	1409	$1,050	$0.75	23d	1	0.39mi
614 Cadillac Ct Toledo, OH	3.0	1.0	1581	$1,075	$0.68	23d	1	0.39mi
119 Winthrop St Toledo, OH	3.0	1.0	1734	$1,350	$0.78	23d	1	0.69mi
2447 Maplewood Ave Toledo, OH	2.0	1.0	1538	$897	$0.58	44d	1	0.76mi
2621 Chestnut St Toledo, OH	3.0	1.0	1444	$1,250	$0.87	44d	1	0.97mi
3905 Peru St Toledo, OH	4.0	3.0	1548	$1,300	$0.84	21d	1	1.08mi
1436 Palmetto Ave Toledo, OH	3.0	1.0	1678	$1,400	$0.83	23d	1	1.34mi

Listing history 16 events

1. 2026-06-18
   days on market $65,000 Active 45 DOM
2. 2026-06-17
   days on market $65,000 Active 44 DOM
3. 2026-06-16
   days on market $65,000 Active 43 DOM
4. 2026-06-15
   days on market $65,000 Active 42 DOM
5. 2026-06-14
   pricedays on market $65,000 Active 40 DOM
6. 2026-06-10
   days on market $75,000 Active 37 DOM
7. 2026-06-09
   days on market $75,000 Active 36 DOM
8. 2026-06-08
   days on market $75,000 Active 35 DOM
9. 2026-06-07
   days on market $75,000 Active 34 DOM
10. 2026-06-05
    days on market $75,000 Active 31 DOM
11. 2026-06-03
    days on market $75,000 Active 30 DOM
12. 2026-06-02
    days on market $75,000 Active 29 DOM
13. 2026-06-01
    days on market $75,000 Active 28 DOM
14. 2026-05-31
    days on market $75,000 Active 27 DOM
15. 2026-05-30
    days on market $75,000 Active 26 DOM
16. 2026-05-04
    listed $75,000 Active 621-char remark

ⓘ 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: $1,342 · $112/mo
• Projected year-2 tax: $1,342 · $112/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 6/10 Major FEMA zone X (unshaded) · 73% 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,660
• − Mortgage interest: −$3,641
• − Property taxes: −$1,342
• − Insurance: −$325
• − Repairs & maintenance: −$1,093
• − Management: −$1,093
• − Depreciation: −$1,891
• Taxable income: $4,275
• Est. tax owed @ 24.0%: −$1,026
• After-tax cash flow: $4,008/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 · 437,818 people
• City population: 280,811
• Metro: Toledo, OH
• Population (ZIP): 4,057
• Household income: $38,369
• Rent vs Own: 41.4% rent · 58.6% own
• Severe rent burden: 15.7

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 Black (64%)
• Race & ethnicity: Black 64% White 29% Hispanic / Latino 4% Two or more races 4%
• Common ancestry: Romanian 5% Iranian 3% Slovak 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 2%

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: ▲ 4.65%
• Current HPI: 126.1457
• Rent YoY: —
• Metro: —
• 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

-13.3% since first listed

2 events — show timeline

• 2026-06-12 Price Changed $65,000 NORIS
• 2026-05-04 Listed $75,000 NORIS

Property tax history

+3.1%/yr

Latest (2025): $1,342 · +2.6% YoY. Source: county tax records.