3581 Doyle St · Toledo, OH 43608

$9,900

2 bd · 1.0 ba · 836 sqft · SingleFamily public records · 51 Days on market

Built 1917 6,098 sqft lot

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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
• ARV discount +7.5/15.0
• Rent growth +3.5/5.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

2 bedroom home coming up for auction May 13th at 4 PM. Preview and registration will begin at 3 PM. Minimum Bid of $9,900.

Key facts

• 6,098 sq ft lot
• 2 garage spots
• Built 1917

🔨 Auction listing. The $9,900 list price is a nominal opening bid, not a real ask — every metric below is computed on the estimated value $51,691 (ARV from comps), not the list price.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $10k.

Deal economics

• At list price, monthly cash flow is $354 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($900 rent vs $10k).
• Recommended offer: $10k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.5% 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; 17 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).
• This rent runs 37% 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 $358 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 $14k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($10k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $7k; 41% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 7.8% of price; built in 1917 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $9,603 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 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 1917 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.74% ✓
• Cap rate: 14.51%
• Cash-on-cash: 29.34%
• DSCR: 2.31
• GRM: 4.8

CMA / ARV

• ARV (median comp): $51,691
• List price: $9,900
• Delta: -80.85%
• 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
1019 E Manhattan Blvd	0.10mi	2/1.5	923 (+10%)	4mo	$67,000	$73	73
3410 Mulberry St	0.39mi	2/1.0	857 (+2%)	12mo	$40,300	$47	67
3449 Brigham St	0.21mi	3/1.0 (+1)	946 (+13%)	1mo	$54,000	$57	63
531 E Park St	0.71mi	2/1.0	819 (-2%)	5mo	$8,500	$10	59
3545 Dean Ave	0.70mi	2/1.0	816 (-2%)	6mo	$70,000	$86	59
3515 Wersell Ave	0.58mi	3/1.0 (+1)	864 (+3%)	7mo	$63,000	$73	57
3474 Maher St	0.24mi	2/1.0	736 (-12%)	15mo	$47,000	$64	56
1828 Homer Ave	0.66mi	2/1.0	850 (+2%)	17mo	$68,000	$80	52
3417 Mulberry St	0.41mi	3/1.0 (+1)	924 (+10%)	9mo	$86,000	$93	51
3245 Elm St	0.75mi	2/1.0	756 (-10%)	3mo	$33,000	$44	47
3220 Maher St	0.52mi	3/1.0 (+1)	952 (+14%)	4mo	$54,900	$58	45
1803 Homer Ave	0.61mi	2/1.0	728 (-13%)	9mo	$57,500	$79	43

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: 24.8%
• Equity multiple: 2.04×
• Total profit: $14,988
• Equity at exit: $7,707

10-year hold

• IRR: 33.1%
• Equity multiple: 4.15×
• Total profit: $45,526
• Equity at exit: $4,469

Cash invested: $14,474 (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: 0.9×

Monthly cashflow live

• Estimated rent: $900 high
• Mortgage (P&I): −$271
• Tax est. 1.5%: −$65 /mo · $775/yr
• Insurance: −$22
• HOA: −$0
• Vacancy / Maint / Mgmt: −$189
• Net cashflow: $354

Break-even live

Break-even rent $452

Max offer price $51,691

Occupancy floor 56%

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: $12,923
• Closing costs: $1,551
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3474 Maher St Toledo, OH	2.0	1.0	736	$1,125	$1.53	43d	1	0.23mi
3439 Jeannette Ave Toledo, OH	3.0	1.0	1098	$1,095	$1.00	43d	1	0.28mi
3405 Beaumont Dr Toledo, OH	2.0	1.0	855	$745	$0.87	13d	1	0.39mi
524 E Hudson St Toledo, OH	2.0	1.0	1050	$825	$0.79	43d	1	0.54mi
405 E Manhattan Blvd Toledo, OH	2.0	1.0	1000	$900	$0.90	13d	1	0.59mi
340 E Lake St Toledo, OH	2.0	1.0	683	$775	$1.13	23d	1	0.69mi
333 E Lake St Toledo, OH	2.0	1.0	800	$495	$0.62	23d	1	0.70mi
2807 Chestnut St Unit 2 Toledo, OH	1.0	1.0	745	$495	$0.66	21d	1	0.98mi
420 Everett St Toledo, OH	2.0	1.0	1000	$975	$0.97	23d	1	0.99mi
319 Dexter St Toledo, OH	2.0	1.0	990	$1,005	$1.02	43d	1	0.99mi
227 Everett St Toledo, OH	2.0	1.0	914	$850	$0.93	43d	1	1.07mi
329 Mettler St Toledo, OH	2.0	1.0	908	$975	$1.07	13d	1	1.07mi
3010 Warsaw St Toledo, OH	1.0	1.0	806	$525	$0.65	21d	1	1.17mi
225 Palmer St Toledo, OH	2.0	1.0	924	$895	$0.97	43d	1	1.29mi
413 Sandusky St Toledo, OH	2.0	1.0	900	$775	$0.86	23d	1	1.43mi
2932 N Ontario St Toledo, OH	2.0	1.0	750	$750	$1.00	23d	1	1.43mi
2023 N Erie St Toledo, OH	1.0	1.0	951	$685	$0.72	21d	1	1.46mi

Listing history 9 events

1. 2026-06-07
   statusdays on market $9,900 Pending 51 DOM
2. 2026-06-05
   days on market $9,900 Active 50 DOM
3. 2026-06-03
   days on market $9,900 Active 49 DOM
4. 2026-06-02
   days on market $9,900 Active 48 DOM
5. 2026-06-01
   days on market $9,900 Active 47 DOM
6. 2026-05-31
   days on market $9,900 Active 46 DOM
7. 2026-05-30
   days on market $9,900 Active 45 DOM
8. 2026-04-14
   listed $9,900 Active 122-char remark

   Show marketing remark (122 chars)

   2 bedroom home coming up for auction May 13th at 4 PM. Preview and registration will begin at 3 PM. Minimum Bid of $9,900.

9. 1986-02-04
   soldstatus $7,000

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 21% 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: $10,801
• − Mortgage interest: −$2,896
• − Property taxes: −$775
• − Insurance: −$258
• − Repairs & maintenance: −$864
• − Management: −$864
• − Depreciation: −$1,504
• Taxable income: $3,640
• Est. tax owed @ 24.0%: −$874
• After-tax cash flow: $3,373/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

+41.4% since first listed

2 events — show timeline

• 2026-04-14 Listed $9,900 NORIS
• 1986-02-04 Sold (Public Records) $7,000 Public Records

Property tax history

+2.3%/yr

Latest (2025): $576 · +3.0% YoY. Source: county tax records.