1014 Evesham Ave · Toledo, OH 43607

$54,900

2 bd · 1.0 ba · 1,109 sqft · SingleFamily public records · 56 Days on market

Built 1907 3,600 sqft lot $50/sqft · 34% below area Est $83k · 34% under

---

Why this score? — see what drove the B+ 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
• Rent growth +4.5/5.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Key facts

• 3,600 sq ft lot
• Built 1907
• Listed 56 days

Property features AI

Finance

• Other: Lot size approximately 0.08 acres

Exterior

• Parking: Concrete driveway
• Utilities: Electricity connected; Natural gas connected; Public water; Public sewer
• Home design: Single family residence; Residential property; Two levels (2 stories); No attached units; No common walls; Facing entry level information not provided
• Construction: Vinyl siding; Block foundation; Has a basement (unfinished, block)
• Exterior features: Shingle roof

Interior

• Kitchen: Kitchen (included as a room)
• Flooring: Carpet flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Wall unit(s) for cooling; Has heating and cooling
• Interior features: Walk-in closets; Ceiling fans
• Laundry & utility: Laundry area (other)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $458 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Recommended offer: $53k (3.0% below list) — sets the bar for market timing.
• Cap rate 16.3% 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: Robinson Elementary School (math 2% / reading 2%, grade F, #1,580 of 1,584 statewide, top 100%, 358 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.
• Zoned-school proficiency averages 7% at this address vs 20% district-wide (-12 pts) — the specific schools serving this property underperform the Toledo City average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+8.2%/yr); 83 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 76% 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 32% of the median local income ($41k/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 $380 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $15k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($53k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1907 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $53,253 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 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 1907 — 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: 1.98% ✓
• Cap rate: 16.31%
• Cash-on-cash: 35.77%
• DSCR: 2.59
• GRM: 4.2

CMA / ARV

• ARV (median comp): $83,071
• List price: $54,900
• Delta: -33.91%
• 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
1211 Woodstock Ave	0.12mi	3/1.0 (+1)	1,188 (+7%)	2mo	$101,500	$85	76
1211 Manila St	0.35mi	3/1.0 (+1)	1,159 (+4%)	3mo	$45,000	$39	69
1019 Woodstock Ave	0.04mi	3/1.0 (+1)	1,272 (+15%)	2mo	$21,100	$17	67
1004 Waverly Ave	0.17mi	3/1.0 (+1)	1,241 (+12%)	2mo	$58,500	$47	66
742 Marmion Ave	0.20mi	3/1.5 (+1)	1,202 (+8%)	4mo	$95,000	$79	66
1723 Evansdale Ave	0.57mi	3/1.0 (+1)	1,160 (+5%)	2mo	$144,000	$124	60
1814 Alvin St	0.66mi	3/1.0 (+1)	1,126 (+2%)	3mo	$109,900	$98	59
508 Ascot Ave	0.72mi	3/2.0 (+1)	1,102 (-1%)	2mo	$140,888	$128	55
1408 Roosevelt Ave	0.59mi	3/1.0 (+1)	1,196 (+8%)	3mo	$50,000	$42	52
1702 Alvin St	0.59mi	2/1.0	990 (-11%)	4mo	$98,000	$99	51
336 Conrad Ave	0.73mi	3/1.0 (+1)	1,170 (+6%)	2mo	$134,900	$115	51
1917 Alvin St	0.74mi	3/1.0 (+1)	1,198 (+8%)	4mo	$105,000	$88	44

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 37.2%
• Equity multiple: 2.70×
• Total profit: $26,060
• Equity at exit: $8,186

10-year hold

• IRR: 46.3%
• Equity multiple: 6.63×
• Total profit: $86,535
• Equity at exit: $4,747

Cash invested: $15,372 (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 43607

• Home prices YoY: -27.5%
• Rents YoY: 8.2%
• Active inventory: 83
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,087 high
• Mortgage (P&I): −$288
• Tax from tax record: −$90 /mo · $1,077/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$228
• Net cashflow: $458

Break-even live

Break-even rent $507

Max offer price $54,900

Occupancy floor 53%

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: $13,725
• Closing costs: $1,647
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
915 Woodstock Ave Toledo, OH	3.0	1.5	1500	$1,100	$0.73	23d	1	0.07mi
1133 Parkside Blvd Toledo, OH	2.0	1.0	960	$850	$0.89	43d	1	0.16mi
1785 Tecumseh St Toledo, OH	2.0	1.0	930	$900	$0.97	43d	1	0.55mi
319 N Detroit Ave Toledo, OH	3.0	1.0	1341	$845	$0.63	43d	1	0.68mi
2037 Alvin St Toledo, OH	3.0	1.0	1260	$1,175	$0.93	43d	1	0.85mi
2030 Wyndhurst Rd Toledo, OH	2.0	1.0	1042	$950	$0.91	43d	1	0.86mi
932 Turner Ave Toledo, OH	2.0	1.0	960	$1,295	$1.35	13d	1	0.92mi
2117 Clinton St Toledo, OH	3.0	1.0	1256	$1,115	$0.89	43d	1	0.97mi
2637 Greenway St Toledo, OH	2.0	1.0	1082	$900	$0.83	43d	1	0.98mi
2535 W Bancroft St Unit 8 Toledo, OH	2.0	1.0	900	$895	$0.99	43d	1	1.04mi
2314 Airline Ave Toledo, OH	3.0	1.0	1123	$1,478	$1.32	23d	1	1.09mi
307 Danberry St Toledo, OH	2.0	1.0	988	$950	$0.96	43d	1	1.11mi
1140 Palmwood Ave Toledo, OH	3.0	1.0	1292	$1,500	$1.16	43d	1	1.21mi
2322 Upton Ave Toledo, OH	3.0	1.0	1000	$1,300	$1.30	43d	1	1.22mi
1738 Milburn Ave Toledo, OH	2.0	1.0	1016	$650	$0.64	23d	1	1.25mi
2356 Torrey Hill Dr Unit 11 Toledo, OH	2.0	1.0	1050	$800	$0.76	43d	1	1.27mi
1919 Ottawa Dr Unit 7 Toledo, OH	2.0	1.0	900	$800	$0.89	43d	1	1.28mi
2347 Rosedale Ave Toledo, OH	2.0	1.0	767	$875	$1.14	43d	1	1.31mi
1521 Emma St Unit LABS 1521 Emma St, B 43051619729 Toledo, OH	1.0	1.0	975	$900	$0.92	43d	1	1.37mi
1026 Oakwood Ave Toledo, OH	2.0	1.0	1100	$850	$0.77	43d	1	1.46mi
1700 Secor Rd Toledo, OH	1.0–2.0	1.0	790	$1,199	$1.52	13d	1	1.46mi

Listing history 18 events

1. 2026-06-18
   days on market $54,900 Active 56 DOM
2. 2026-06-17
   days on market $54,900 Active 55 DOM
3. 2026-06-16
   days on market $54,900 Active 54 DOM
4. 2026-06-15
   days on market $54,900 Active 53 DOM
5. 2026-06-14
   days on market $54,900 Active 51 DOM
6. 2026-06-10
   days on market $54,900 Active 48 DOM
7. 2026-06-09
   days on market $54,900 Active 47 DOM
8. 2026-06-08
   days on market $54,900 Active 46 DOM
9. 2026-06-07
   pricedays on market $54,900 Active 45 DOM
10. 2026-06-05
    days on market $60,000 Active 42 DOM
11. 2026-06-03
    days on market $60,000 Active 41 DOM
12. 2026-06-02
    days on market $60,000 Active 40 DOM
13. 2026-06-01
    days on market $60,000 Active 39 DOM
14. 2026-05-31
    days on market $60,000 Active 38 DOM
15. 2026-05-30
    days on market $60,000 Active 37 DOM
16. 2026-04-23
    listed $60,000 Active 401-char remark
17. 2014-07-21
    soldstatus $48,000
18. 1996-08-05
    soldstatus $15,800

ⓘ 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: $1,077 · $90/mo
• Projected year-2 tax: $1,077 · $90/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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,044
• − Mortgage interest: −$3,075
• − Property taxes: −$1,077
• − Insurance: −$274
• − Repairs & maintenance: −$1,043
• − Management: −$1,043
• − Depreciation: −$1,597
• Taxable income: $4,933
• Est. tax owed @ 24.0%: −$1,184
• After-tax cash flow: $4,314/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): 19,469
• Household income: $41,335
• Rent vs Own: 50.8% rent · 49.2% own
• Severe rent burden: 1157.0

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 0.57)
• Race & ethnicity: Black 59% White 27% Two or more races 6% Hispanic / Latino 6% Asian 3%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2%
• Common ancestry: Lithuanian 2% Romanian 2% Slovak 1%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Other Indo-European 1% Spanish 1% Russian/Polish/Slavic 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: ▼ -66.58%
• Current HPI: 175.2772
• Rent YoY: ▲ 8.19%
• 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

+247.5% since first listed

4 events — show timeline

• 2026-06-05 Price Changed $54,900 NORIS
• 2026-04-23 Listed $60,000 NORIS
• 2014-07-21 Sold (Public Records) $48,000 Public Records
• 1996-08-05 Sold (Public Records) $15,800 Public Records

Property tax history

+3.8%/yr

Latest (2025): $1,077 · +5.1% YoY. Source: county tax records.