420 E Oakland St · Toledo, OH 43608

$70,000

3 bd · 1.0 ba · 1,188 sqft · SingleFamily public records · 27 Days on market

Built 1913 3,800 sqft lot Est $56k · 25% over

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Why this score? — see what drove the C+ 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
• DSCR +10.0/10.0
• 1% rule +9.8/10.0
• Rent growth +3.5/5.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Solid two-story home with a covered front porch. This freshly painted residence features beautiful hardwood floors throughout. The kitchen offers excellent cabinet space and a spacious walk-in pantry, perfect for storage and organization. The primary bedroom includes a walk-in closet and a private balcony overlooking the fenced backyard—an ideal spot to relax and unwind.

Key facts

• Covered front porch
• Walk-in closet
• Private balcony

Tags

• COVERED FRONT PORCH
• HARDWOOD FLOORS
• EXCELLENT CABINET SPACE
• SPACIOUS WALK-IN PANTRY
• WALK-IN CLOSET
• PRIVATE BALCONY

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $317 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $69k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.7% 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-, schools D-, crime 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.
• Market conditions: Rents rising (+3.9%/yr); 58 active listings in the ZIP; 29 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 42% of the median local income ($29k/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 $484 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 + 3.9% rent growth), your $20k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($69k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $5k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1913 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $68,950 (1.5% below list)

Questions for the listing agent

1. Built in 1913 — 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: 1.48% ✓
• Cap rate: 11.73%
• Cash-on-cash: 19.43%
• DSCR: 1.86
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $55,836
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3118 Elm St	0.20mi	3/1.0	1,140 (-4%)	4mo	$50,000	$44	81
330 E Lake St	0.23mi	3/2.0	1,211 (+2%)	3mo	$72,000	$59	80
235 Bronson Ave	0.36mi	3/2.0	1,104 (-7%)	2mo	$48,000	$43	66
3550 Wersell Ave	0.35mi	3/1.0	1,054 (-11%)	3mo	$48,000	$46	63
532 Dexter St	0.40mi	3/1.5	1,307 (+10%)	2mo	$62,000	$47	61
307 Majestic Dr	0.39mi	3/2.0	1,309 (+10%)	3mo	$91,000	$70	58
910 Woodward Ave	0.55mi	3/2.0	1,104 (-7%)	4mo	$34,000	$31	55
414 Palmer St	0.65mi	2/1.0 (-1)	1,239 (+4%)	3mo	$65,000	$52	55
255 E Pearl St	0.30mi	4/2.0 (+1)	1,360 (+14%)	1mo	$97,000	$71	52
150 W Park St	0.73mi	2/1.0 (-1)	1,124 (-5%)	4mo	$12,000	$11	49
1101 Ketcham Ave	0.69mi	3/1.0	1,068 (-10%)	3mo	$25,850	$24	48
1102 Woodward Ave	0.68mi	3/1.0	1,041 (-12%)	4mo	$62,000	$60	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 · 3.89% rent growth · sell at horizon

5-year hold

• IRR: 12.5%
• Equity multiple: 1.50×
• Total profit: $9,833
• Equity at exit: $10,437

10-year hold

• IRR: 22.1%
• Equity multiple: 2.97×
• Total profit: $38,609
• Equity at exit: $6,052

Cash invested: $19,600 (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 43608

• Home prices YoY: -21.3%
• Rents YoY: 3.9%
• Active inventory: 58
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,036 high
• Mortgage (P&I): −$367
• Tax from tax record: −$105 /mo · $1,259/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$218
• Net cashflow: $317

Break-even live

Break-even rent $634

Max offer price $70,000

Occupancy floor 64%

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
516 E Hudson St Toledo, OH	3.0	1.0	1204	$1,098	$0.91	14d	1	0.11mi
524 E Hudson St Toledo, OH	2.0	1.0	1050	$825	$0.79	43d	1	0.12mi
524 E Hudson St Toledo, OH	3.0	1.0	1150	$895	$0.78	21d	1	0.12mi
424 E Lake St Toledo, OH	3.0	1.0	1228	$1,075	$0.88	14d	1	0.20mi
333 E Lake St Toledo, OH	2.0	1.0	800	$495	$0.62	23d	1	0.27mi
405 E Manhattan Blvd Toledo, OH	2.0	1.0	1000	$900	$0.90	14d	1	0.31mi
319 Dexter St Toledo, OH	2.0	1.0	990	$1,005	$1.02	43d	1	0.36mi
710 E Lake St Toledo, OH	3.0	1.0	1242	$1,000	$0.81	14d	1	0.39mi
420 Everett St Toledo, OH	2.0	1.0	1000	$975	$0.97	23d	1	0.42mi
227 Everett St Toledo, OH	2.0	1.0	914	$850	$0.93	43d	1	0.43mi
59 E Hudson St Toledo, OH	3.0	1.0	1368	$1,100	$0.80	43d	1	0.46mi
329 Mettler St Toledo, OH	2.0	1.0	908	$975	$1.07	14d	1	0.47mi
830 Homer Ave Toledo, OH	3.0	1.0	1208	$895	$0.74	43d	1	0.52mi
2621 Chestnut St Toledo, OH	3.0	1.0	1444	$1,250	$0.87	43d	1	0.58mi
31 W Oakland St Toledo, OH	4.0	1.0	1188	$1,249	$1.05	23d	1	0.63mi
225 Palmer St Toledo, OH	2.0	1.0	924	$895	$0.97	43d	1	0.69mi
152 Austin St Toledo, OH	4.0	1.5	1370	$1,150	$0.84	23d	1	0.70mi
1337 Moore St Toledo, OH	3.0	1.5	1194	$995	$0.83	21d	1	0.74mi
3474 Maher St Toledo, OH	2.0	1.0	736	$1,125	$1.53	43d	1	0.81mi
3439 Jeannette Ave Toledo, OH	3.0	1.0	1098	$1,095	$1.00	43d	1	0.82mi
3405 Beaumont Dr Toledo, OH	2.0	1.0	855	$745	$0.87	14d	1	0.89mi
425 Boston Pl Unit A Toledo, OH	2.0	1.0	1200	$895	$0.75	23d	1	1.08mi
610 Cadillac Ct Toledo, OH	3.0	1.0	1409	$1,050	$0.75	23d	1	1.18mi
2907 Rockwood Pl Toledo, OH	3.0	1.0	1494	$1,100	$0.74	14d	1	1.28mi
426 Beacon St Toledo, OH	1.0–2.0	1.0–1.5	809	$882	$1.09	14d	10	1.38mi
1031 N Michigan St Toledo, OH	3.0	2.0	1488	$1,195	$0.80	23d	1	1.39mi
2131 Franklin Ave Toledo, OH	2.0	2.0	1255	$900	$0.72	43d	1	1.40mi
3950 Woodhaven Dr Toledo, OH	2.0	1.0	1072	$745	$0.69	23d	1	1.40mi
4140 Caroline Ave Toledo, OH	3.0	1.5	1378	$1,650	$1.20	23d	1	1.48mi

Listing history 20 events

1. 2026-06-18
   days on market $70,000 Active 27 DOM
2. 2026-06-17
   days on market $70,000 Active 26 DOM
3. 2026-06-16
   days on market $70,000 Active 25 DOM
4. 2026-06-15
   days on market $70,000 Active 24 DOM
5. 2026-06-14
   days on market $70,000 Active 22 DOM
6. 2026-06-10
   days on market $70,000 Active 19 DOM
7. 2026-06-09
   days on market $70,000 Active 18 DOM
8. 2026-06-08
   days on market $70,000 Active 17 DOM
9. 2026-06-07
   days on market $70,000 Active 16 DOM
10. 2026-06-05
    days on market $70,000 Active 13 DOM
11. 2026-06-03
    days on market $70,000 Active 12 DOM
12. 2026-06-02
    days on market $70,000 Active 11 DOM
13. 2026-06-01
    days on market $70,000 Active 10 DOM
14. 2026-05-31
    days on market $70,000 Active 9 DOM
15. 2026-05-30
    days on market $70,000 Active 8 DOM
16. 2026-04-10
    status Active
17. 2026-04-02
    status Pending
18. 2026-04-02
    historical
19. 2026-03-04
    historical Contingent
20. 2025-12-17
    listed $75,000 Active

ⓘ 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: $1,259 · $105/mo
• Projected year-2 tax: $1,259 · $105/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 ≥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: $12,433
• − Mortgage interest: −$3,921
• − Property taxes: −$1,259
• − Insurance: −$350
• − Repairs & maintenance: −$995
• − Management: −$995
• − Depreciation: −$2,036
• Taxable income: $2,878
• Est. tax owed @ 24.0%: −$691
• After-tax cash flow: $3,118/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): 13,593
• Household income: $29,275
• Rent vs Own: 44.6% rent · 55.4% own
• Severe rent burden: 911.0

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 0.60)
• Race & ethnicity: Black 57% White 25% Two or more races 9% Hispanic / Latino 8% Asian 2%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Romanian 4% Lithuanian 2% Slovak 1%
• Foreign-born: 4% · Canada, China
• Languages at home: 91% English-only · Spanish 7%

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: ▼ -37.73%
• Current HPI: 139.4964
• Rent YoY: ▲ 3.89%
• 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

5 events — show timeline

• 2026-04-10 Relisted — NORIS
• 2026-04-02 Pending — NORIS
• 2026-04-02 Listing Removed — NORIS
• 2026-03-04 Contingent — NORIS
• 2025-12-17 Listed $75,000 NORIS

Property tax history

+4.8%/yr

Latest (2025): $1,259 · +7.0% YoY. Source: county tax records.