425 Southview Dr · Toledo, OH 43609

$49,000

3 bd · 1.0 ba · 1,006 sqft · SingleFamily public records · 16 Days on market

Built 1958 6,000 sqft lot $49/sqft · 47% below area Est $93k · 47% 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

Absolute Auction! Thursday, May 28th 2015 at 5:30 pm. Clean, nice 3 bedroom family home w/great fenced in backyard. Garage has attached workshop. Nice Location!

Key facts

• Slab foundations
• Updated interiors
• Full basement

Tags

• UPDATED INTERIORS
• FULL BASEMENT
• DETACHED GARAGES
• SLAB FOUNDATIONS

Property features AI

Exterior

• Parking: Detached garage; Driveway; Approximately 1.5 garage spaces
• Utilities: Electricity connected; Natural gas connected; Public water; Public sewer
• Home design: Single‑family house; One story; No common walls; Not attached
• Construction: Vinyl siding; Slab foundation; Built as residential single family
• Exterior features: Shingle roof

Interior

• Kitchen: Kitchen (Main): 12 x 10
• Bedrooms: Bedroom (Main): 14 x 12; Bedroom (Main): 12 x 10; Bedroom (Main): 11 x 10
• Flooring: Other flooring
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating; Natural gas heating; Has heating
• Interior features: Five total rooms; Other interior features
• Laundry & utility: Laundry on 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 $528 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $49k).
• Recommended offer: $48k (1.5% below list) — sets the bar for market timing.
• Cap rate 19.2% 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

• It's been on market 16 days — a 2% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 11y 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.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; built in 1958 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $48,265 (1.5% below list)

Questions for the listing agent

1. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 2.36% ✓
• Cap rate: 19.23%
• Cash-on-cash: 46.20%
• DSCR: 3.06
• GRM: 3.5

CMA / ARV

• ARV (median comp): $93,038
• List price: $49,000
• Delta: -47.33%
• 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
532 Colima Dr	0.10mi	3/1.0	1,052 (+5%)	4mo	$56,500	$54	84
576 Bronx Dr	0.20mi	3/1.0	1,016 (+1%)	8mo	$64,350	$63	83
2244 Dunham St	0.42mi	3/1.0	1,028 (+2%)	9mo	$95,000	$92	69
535 Thad St	0.18mi	3/1.0	1,096 (+9%)	10mo	$45,000	$41	69
601 Colima Dr	0.21mi	3/1.0	1,092 (+8%)	11mo	$101,000	$92	67
2333 Dana St	0.30mi	2/1.0 (-1)	968 (-4%)	10mo	$69,475	$72	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	0.22mi	3/1.5	1,146 (+14%)	10mo	$127,000	$111	56
424 Mayberry St	0.50mi	2/1.0 (-1)	920 (-8%)	5mo	$58,740	$64	54
725 S Westwood Ave	0.31mi	3/2.0	1,148 (+14%)	9mo	$125,000	$109	51
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: 53.5%
• Equity multiple: 3.91×
• Total profit: $39,871
• Equity at exit: $16,092

10-year hold

• IRR: 57.4%
• Equity multiple: 9.26×
• Total profit: $113,265
• 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: −$109 /mo · $1,304/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $528

Break-even live

Break-even rent $489

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 3 events

1. 2026-05-11
   listed $49,000 Active 1103-char remark
2. 2015-06-25
   soldstatus $26,400 163-char remark

   Show marketing remark (163 chars)

   Absolute Auction! Thursday, May 28th 2015 at 5:30 pm. Clean, nice 3 bedroom family home w/great fenced in backyard. Garage has attached workshop. Nice Location!

3. 2015-04-20
   listed $26,400 163-char remark

   Show marketing remark (163 chars)

   Absolute Auction! Thursday, May 28th 2015 at 5:30 pm. Clean, nice 3 bedroom family home w/great fenced in backyard. Garage has attached workshop. Nice Location!

ⓘ 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: $1,304 · $109/mo
• Projected year-2 tax: $1,304 · $109/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: −$1,304
• − Insurance: −$245
• − Repairs & maintenance: −$1,111
• − Management: −$1,111
• − Depreciation: −$1,425
• Taxable income: $5,947
• Est. tax owed @ 24.0%: −$1,427
• After-tax cash flow: $4,912/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

+184.1% since first listed

5 events — show timeline

• 2026-06-08 Sold (MLS) $75,000 NORIS
• 2026-05-28 Pending — NORIS
• 2026-05-11 Listed $49,000 NORIS
• 2015-06-25 Sold (MLS) $26,400 NORIS
• 2015-04-20 Listed $26,400 NORIS

Property tax history

+6.1%/yr

Latest (2025): $1,304 · +0.9% YoY. Source: county tax records.