None · Toledo, OH 43604

$84,900

3 bd · 1.0 ba · 1,194 sqft · SingleFamily · 7 Days on market

Built 1915 Fair condition 6,800 sqft lot Est $73k · 17% over

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +6.2/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +1.6/10.0
• ARV discount +0.0/15.0

Listing remarks

Income-Producing Single-Family Home - Strong Cash Flow & Long-Term Tenant Great opportunity to add a stable, income-producing property to your investment portfolio. This single-family home is currently rented for $1,000 per month with a long-term lease in place through March 2027, providing immediate cash flow and predictable income. Recent capital improvements include a new roof installed in 2024 and a new refrigerator and stove installed in 2025, helping reduce maintenance concerns and enhance the property's long-term value. With dependable rental income, a secured lease term, and recent updates already completed, this turnkey investment is ideal for both seasoned and new investors

Key facts

• Strong cash flow
• Long term tenant
• New stove

Tags

• INCOME PRODUCING
• STRONG CASH FLOW
• LONG TERM TENANT
• NEW ROOF
• NEW REFRIGERATOR
• NEW STOVE

Property features AI

Exterior

• Parking: Other parking
• Utilities: Electricity connected; Public water; Public sewer
• Home design: Single-family residence; Residential property; Two levels / 2 stories; Not attached / no common walls; Entry level: Main; Facing direction: Not specified
• Construction: Vinyl siding; Other foundation
• Exterior features: Shingle roof

Interior

• Kitchen: Kitchen on main level (11 x 10); Appliances: Other
• Bedrooms: Upper-level bedroom (13 x 12); Upper-level bedroom (10 x 9); Upper-level bedroom (10 x 9)
• Flooring: Carpet flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Natural gas heating
• Interior features: 7 total rooms; Other interior features
• Laundry & utility: Laundry features: Other

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $85k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $435 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Cap rate 12.4% 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: Riverside Elementary School (math 8% / reading 12%, grade F, #1,471 of 1,584 statewide, top 95%, 361 students, 0% FRL); Woodward High School (math 2% / reading 22%, grade F, #726 of 781 statewide, top 94%, 672 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: 16 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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).
• At $1,293/mo this rent would consume 75% of the median local household income ($21k/yr) (locally 693% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $3k of equity ($587 loan paydown + $2k appreciation (2.4% 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 (2.4% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1915 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $84,900

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1915 — 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: 1.52% ✓
• Cap rate: 12.44%
• Cash-on-cash: 21.95%
• DSCR: 1.98
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $72,834
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
836 City Park Park	0.75mi	3/1.5	1,280 (+7%)	1mo	$124,000	$97	50
2129 Franklin Ave	0.64mi	3/1.5	1,254 (+5%)	16mo	$90,000	$72	47
2131 Franklin Ave	0.64mi	2/1.5 (-1)	1,254 (+5%)	16mo	$77,000	$61	42
2133 Franklin Ave	0.65mi	2/1.5 (-1)	1,254 (+5%)	16mo	$77,000	$61	41
566 Palmwood Ave	0.69mi	3/1.0	1,036 (-13%)	12mo	$55,000	$53	36

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

Projected returns pro-forma

2.35% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 26.9%
• Equity multiple: 2.47×
• Total profit: $35,058
• Equity at exit: $35,112

10-year hold

• IRR: 28.1%
• Equity multiple: 4.77×
• Total profit: $89,714
• Equity at exit: $51,842

Cash invested: $23,772 (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 43604

• Home prices YoY: 2.1%
• Active inventory: 16
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,293 high
• Mortgage (P&I): −$445
• Tax est. 1.5%: −$106 /mo · $1,274/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$272
• Net cashflow: $435

Break-even live

Break-even rent $743

Max offer price $84,900

Occupancy floor 61%

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: $21,225
• Closing costs: $2,547
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
322 14th St Apt 203 Toledo, OH	3.0	1.5	1065	$1,000	$0.94	13d	1	0.16mi
332 14th St Unit 303 Toledo, OH	3.0	1.5	1040	$1,000	$0.96	43d	1	0.16mi
513 Adams St Toledo, OH	1.0–2.0	1.0	1175	$1,424	$1.21	13d	11	0.43mi
200 N St Clair St Toledo, OH	2.0	1.0–2.0	835	$2,550	$3.05	13d	15	0.52mi
426 Beacon St Toledo, OH	1.0–2.0	1.0–1.5	809	$882	$1.09	13d	10	0.61mi
2131 Franklin Ave Toledo, OH	2.0	2.0	1255	$900	$0.72	43d	1	0.66mi
626 Walnut St Toledo, OH	3.0	1.0	1088	$995	$0.91	43d	1	0.75mi
401 W Bancroft St Toledo, OH	4.0	1.0	927	$865	$0.93	23d	1	0.82mi
409 W Bancroft St Toledo, OH	2.0	1.0	730	$880	$1.21	43d	1	0.82mi
337 Broadway St Unit 201 Toledo, OH	2.0	1.0	1455	$1,650	$1.13	23d	1	0.94mi
1031 N Michigan St Toledo, OH	3.0	2.0	1488	$1,195	$0.80	23d	1	0.98mi
625 Riverside Dr Toledo, OH	1.0–2.0	1.0–2.0	860	$1,767	$2.05	13d	37	1.00mi
1119 N Summit St Toledo, OH	2.0	2.0	1226	$1,750	$1.43	23d	1	1.08mi
1119 N Summit St Toledo, OH	2.0	2.0	1500	$1,890	$1.26	43d	1	1.08mi
1119 N Summit St Toledo, OH	1.0–2.0	1.0–2.0	1023	$1,750	$1.71	13d	2	1.08mi
625 Virginia St Toledo, OH	2.0	1.0	1000	$850	$0.85	13d	1	1.10mi
625 Virginia St Toledo, OH	2.0	1.0	1000	$800	$0.80	43d	1	1.10mi
20 Greenwood Ave Toledo, OH	3.0	1.0	1496	$1,150	$0.77	13d	1	1.12mi
470 2nd St Unit 1 Toledo, OH	2.0	1.0	950	$799	$0.84	43d	1	1.20mi
630 Mulberry St Toledo, OH	2.0	1.0	1000	$950	$0.95	23d	1	1.20mi
1026 Oakwood Ave Toledo, OH	2.0	1.0	1100	$850	$0.77	43d	1	1.22mi
225 Palmer St Toledo, OH	2.0	1.0	924	$895	$0.97	43d	1	1.30mi
152 Austin St Toledo, OH	4.0	1.5	1370	$1,150	$0.84	23d	1	1.32mi
414 Platt St Unit ST-3 Toledo, OH	3.0	1.0	1500	$1,150	$0.77	23d	1	1.37mi
420 Platt St Toledo, OH	2.0	1.0	1499	$685	$0.46	21d	1	1.38mi
1449 N Huron St Toledo, OH	4.0	2.0	1430	$1,045	$0.73	13d	1	1.39mi
537 Potter St Toledo, OH	2.0	1.0	1200	$625	$0.52	23d	1	1.39mi
1140 Palmwood Ave Toledo, OH	3.0	1.0	1292	$1,500	$1.16	43d	1	1.41mi
2621 Chestnut St Toledo, OH	3.0	1.0	1444	$1,250	$0.87	43d	1	1.43mi
1337 Moore St Toledo, OH	3.0	1.5	1194	$995	$0.83	21d	1	1.45mi
29 Garfield Pl Toledo, OH	4.0	2.0	1300	$1,250	$0.96	13d	1	1.47mi

Listing history 6 events

1. 2026-06-18
   days on market $84,900 Coming Soon 7 DOM
2. 2026-06-17
   days on market $84,900 Coming Soon 6 DOM
3. 2026-06-16
   days on market $84,900 Coming Soon 5 DOM
4. 2026-06-15
   days on market $84,900 Coming Soon 4 DOM
5. 2026-06-14
   remarks 695-char remark
6. 2026-06-14
   listed $84,900 Coming Soon 2 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $15,516
• − Mortgage interest: −$4,756
• − Property taxes: −$1,274
• − Insurance: −$424
• − Repairs & maintenance: −$1,241
• − Management: −$1,241
• − Depreciation: −$2,470
• Taxable income: $4,110
• Est. tax owed @ 24.0%: −$986
• After-tax cash flow: $4,231/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.

Condition & rehab AI · 2 photos

Fair 45/100 Moderate rehab

This single-family home requires significant repairs and maintenance, including a new roof, exterior siding, flooring, and windows. Improvements to the HVAC system and landscaping would also significantly increase its value.

Repairs flagged

• Major roof — Significant wear and tear, likely requiring replacement.
• Major exterior siding — Severe discoloration and peeling paint, indicating extensive damage.
• Major flooring — Worn and damaged, likely requiring replacement.
• Major interior walls — Significant wear and discoloration, indicating extensive damage.
• Major windows — Old and possibly in need of replacement or repair.
• Major HVAC system — Old and likely in need of replacement or repair.
• Major landscaping — Sparse and overgrown, requiring significant maintenance and improvement.

Value-add opportunities

• Both New roof — A new roof would significantly improve the home's appearance and increase its value.
• Both New exterior siding — New siding would improve the home's curb appeal and increase its value.
• Both New flooring — New flooring would improve the home's appearance and increase its value.
• Both New interior paint — New paint would improve the home's appearance and increase its value.
• Both New windows — New windows would improve the home's energy efficiency and increase its value.
• Both New HVAC system — A new HVAC system would improve the home's comfort and increase its value.
• Both Landscaping — Improved landscaping would enhance the home's curb appeal and increase its value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Significant wear and tear, likely requiring replacement.	Major	$15,000–50,000
exterior siding · Severe discoloration and peeling paint, indicating extensive damage.	Major	$15,000–50,000
flooring · Worn and damaged, likely requiring replacement.	Major	$15,000–50,000
interior walls · Significant wear and discoloration, indicating extensive damage.	Major	$15,000–50,000
windows · Old and possibly in need of replacement or repair.	Major	$15,000–50,000
HVAC system · Old and likely in need of replacement or repair.	Major	$15,000–50,000
landscaping · Sparse and overgrown, requiring significant maintenance and improvement.	Major	$15,000–50,000
Total estimated repair cost · 7 items		$105,000–350,000

Value-add ROI direction

• Both New roof — A new roof would significantly improve the home's appearance and increase its value. ↑
• Both New exterior siding — New siding would improve the home's curb appeal and increase its value. ↑
• Both New flooring — New flooring would improve the home's appearance and increase its value. ↑
• Both New interior paint — New paint would improve the home's appearance and increase its value. ↑
• Both New windows — New windows would improve the home's energy efficiency and increase its value. ↑
• Both New HVAC system — A new HVAC system would improve the home's comfort and increase its value. ↑
• Both Landscaping — Improved landscaping would enhance the home's curb appeal and increase its value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 9,594
• Household income: $20,734
• Rent vs Own: 80.5% rent · 19.5% own
• Severe rent burden: 693.0

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 0.61)
• Race & ethnicity: Black 51% White 34% Two or more races 9% Hispanic / Latino 9%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Romanian 2% Slovak 1% Lithuanian 1%
• Foreign-born: 4% · Canada, South Korea, China
• Languages at home: 95% English-only · Spanish 3% Arabic 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: ▲ 2.35%
• Current HPI: 111.6154
• Rent YoY: —
• 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

1 event — show timeline

• 2026-06-11 Coming Soon $84,900 NORIS