1412 Waverly Ave · Toledo, OH 43607

$99,900

3 bd · 1.0 ba · 1,413 sqft · SingleFamily public records · 1 Days on market

Built 1922 4,000 sqft lot $71/sqft · 15% above area Est $87k · 15% 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 +26.8/30.0
• DSCR +9.2/10.0
• 1% rule +6.7/10.0
• Rent growth +4.5/5.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• ARV discount +0.6/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

SPACIOUS 3 BED/1 BATH w/HARDWOOD FLOORING & LOADS OF WINDOWS. LARGE LIVING RM w/DECORATIVE FIREPLACE & WOOD MANTLE; GRACIOUS FORMAL DINING RM w/RECESSED AREA FOR BUFEET & FRENCH DOORS BETWEEN LIVING & DINING ROOM; KITCHEN w/BREAKFAST NOOK & ALL APPLIANCES. FINISHED REC ROOM w/DRYBAR & GLASS BLOCK WINDOWS. 2-CAR GARAGE w/NEWER GARAGE DOORS & CONCRETE DRIVEWAY. NEWER A/C; ROOF; & HW TANK. LARGE FRONT PORCH w/OVERHANG. POSSESSION AT CLOSING. SECURITY SYSTEM.

Key facts

• Breakfast nook
• Newer windows
• Walk-up attic

Tags

• NEWER WINDOWS
• NEWLY PAINTED EXTERIOR
• BREAKFAST NOOK
• CENTRAL AIR CONDITIONING
• WALK-UP ATTIC

Property features AI

Exterior

• Parking: Detached garage; Driveway; On-street parking; Approximately 1–1.5 garage spaces (listed as 1.5)
• Security: Security system
• Utilities: Electricity connected; Public water; Public sewer
• Home design: Single-family house; Two levels
• Construction: Wood siding; Combination foundation; Asphalt roof
• Exterior features: Balcony; Front porch; Covered porch; Smart camera(s)/recording; Asphalt roof

Interior

• Kitchen: Gas range; Refrigerator; Eat-in kitchen layout
• Bedrooms: Bedroom (upper) about 12 x 12; Bedroom 2 (upper) about 13 x 8; Bedroom 3 (upper) about 12 x 11
• Flooring: Hardwood floors
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Eat-in kitchen; Insulated windows; Partial unfinished basement; Living room fireplace; 6 total rooms
• Laundry & utility: Washer; Dryer; Laundry located in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $274 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Cap rate 9.6% vs local median 7.6% in Toledo — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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); Start High School (math 11% / reading 33%, grade F, #672 of 781 statewide, top 86%, 1,242 students, 50% 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 (+8.2%/yr); 83 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 71% 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 34% 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 $691 of loan paydown is wiped out by about $3k 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 $28k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 5y 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.
• Current owner paid $45k; list at $100k implies a 122% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1922 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $99,900

Questions for the listing agent

1. Built in 1922 — 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: 1.17% ✓
• Cap rate: 9.58%
• Cash-on-cash: 11.75%
• DSCR: 1.52
• GRM: 7.1

CMA / ARV

• ARV (median comp): $86,572
• List price: $99,900
• Delta: 15.39%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2033 Crosswell Pl	0.08mi	3/1.0	1,328 (-6%)	1mo	$101,500	$76	85
1938 Fernwood Ave	0.06mi	3/1.0	1,502 (+6%)	3mo	$95,900	$64	84
1019 Woodstock Ave	0.27mi	3/1.0	1,272 (-10%)	2mo	$21,100	$17	69
1004 Waverly Ave	0.26mi	3/1.0	1,241 (-12%)	2mo	$58,500	$47	66
1675 Nebraska Ave	0.66mi	2/1.0 (-1)	1,419 (+0%)	1mo	$35,000	$25	62
1652 Nebraska Ave	0.66mi	2/1.0 (-1)	1,443 (+2%)	2mo	$40,000	$28	59
1901 Alvin St	0.68mi	3/1.0	1,344 (-5%)	3mo	$105,000	$78	58
1501 Fernwood Ave	0.58mi	3/1.0	1,259 (-11%)	1mo	$60,000	$48	54
630 Polonia Ct	0.75mi	3/1.5	1,510 (+7%)	2mo	$140,000	$93	50
742 Marmion Ave	0.42mi	3/1.5	1,202 (-15%)	4mo	$95,000	$79	50
1911 Alvin St	0.69mi	4/2.0 (+1)	1,349 (-4%)	4mo	$115,150	$85	48
834 N Detroit Ave	0.65mi	4/1.0 (+1)	1,552 (+10%)	5mo	$35,000	$23	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: 6.5%
• Equity multiple: 1.27×
• Total profit: $7,447
• Equity at exit: $14,895

10-year hold

• IRR: 19.8%
• Equity multiple: 3.04×
• Total profit: $57,137
• Equity at exit: $8,638

Cash invested: $27,972 (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: 7.1×

Monthly cashflow live

• Estimated rent: $1,173 high
• Mortgage (P&I): −$524
• Tax from tax record: −$87 /mo · $1,048/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $274

Break-even live

Break-even rent $826

Max offer price $99,900

Occupancy floor 72%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1133 Parkside Blvd Toledo, OH	2.0	1.0	960	$850	$0.89	43d	1	0.28mi
915 Woodstock Ave Toledo, OH	3.0	1.5	1500	$1,100	$0.73	23d	1	0.31mi
2117 Clinton St Toledo, OH	3.0	1.0	1256	$1,115	$0.89	43d	1	0.66mi
1785 Tecumseh St Toledo, OH	2.0	1.0	930	$900	$0.97	43d	1	0.70mi
2037 Alvin St Toledo, OH	3.0	1.0	1260	$1,175	$0.93	43d	1	0.75mi
2030 Wyndhurst Rd Toledo, OH	2.0	1.0	1042	$950	$0.91	43d	1	0.77mi
319 N Detroit Ave Toledo, OH	3.0	1.0	1341	$845	$0.63	43d	1	0.80mi
2637 Greenway St Toledo, OH	2.0	1.0	1082	$900	$0.83	43d	1	0.91mi
2535 W Bancroft St Unit 8 Toledo, OH	2.0	1.0	900	$895	$0.99	43d	1	0.92mi
2322 Upton Ave Toledo, OH	3.0	1.0	1000	$1,300	$1.30	43d	1	0.92mi
1738 Milburn Ave Toledo, OH	2.0	1.0	1016	$650	$0.64	23d	1	0.94mi
2356 Torrey Hill Dr Unit 11 Toledo, OH	2.0	1.0	1050	$800	$0.76	43d	1	0.98mi
1919 Ottawa Dr Unit 7 Toledo, OH	2.0	1.0	900	$800	$0.89	43d	1	0.99mi
1140 Palmwood Ave Toledo, OH	3.0	1.0	1292	$1,500	$1.16	43d	1	1.03mi
1122 Pinewood Ave Toledo, OH	3.0	1.0	1559	$1,150	$0.74	13d	1	1.07mi
932 Turner Ave Toledo, OH	2.0	1.0	960	$1,295	$1.35	13d	1	1.11mi
1026 Oakwood Ave Toledo, OH	2.0	1.0	1100	$850	$0.77	43d	1	1.24mi
2632 Algonquin Pkwy Toledo, OH	3.0	1.5	1568	$800	$0.51	23d	1	1.29mi
3803 Monroe St Toledo, OH	2.0	1.0	942	$850	$0.90	43d	1	1.39mi
2314 Airline Ave Toledo, OH	3.0	1.0	1123	$1,478	$1.32	23d	1	1.40mi
307 Danberry St Toledo, OH	2.0	1.0	988	$950	$0.96	43d	1	1.41mi
3835 Monroe St Toledo, OH	2.0	1.0	1002	$950	$0.95	43d	1	1.44mi
1436 Palmetto Ave Toledo, OH	3.0	1.0	1678	$1,400	$0.83	23d	1	1.44mi
2734 Powhattan Pkwy Toledo, OH	2.0	1.0	1144	$900	$0.79	43d	1	1.47mi

Listing history 15 events

1. 2026-06-17
   days on marketlisting id $99,900 Active 1 DOM
2. 2026-06-09
   days on market $99,900 Active 64 DOM
3. 2026-06-08
   days on market $99,900 Active 63 DOM
4. 2026-06-07
   days on market $99,900 Active 62 DOM
5. 2026-06-05
   days on market $99,900 Active 59 DOM
6. 2026-06-03
   days on market $99,900 Active 58 DOM
7. 2026-06-02
   days on market $99,900 Active 57 DOM
8. 2026-06-01
   days on market $99,900 Active 56 DOM
9. 2026-05-31
   days on market $99,900 Active 55 DOM
10. 2026-05-30
    days on market $99,900 Active 54 DOM
11. 2026-04-06
    listed $99,900 Active 338-char remark
12. 2026-04-02
    historical $99,900 338-char remark
13. 2021-04-09
    soldstatus $45,000 491-char remark

    Show marketing remark (491 chars)

    SPACIOUS 3 BED/1 BATH w/HARDWOOD FLOORING & LOADS OF WINDOWS. LARGE LIVING RM w/DECORATIVE FIREPLACE & WOOD MANTLE; GRACIOUS FORMAL DINING RM w/RECESSED AREA FOR BUFEET & FRENCH DOORS BETWEEN LIVING & DINING ROOM; KITCHEN w/BREAKFAST NOOK & ALL APPLIANCES. FINISHED REC ROOM w/DRYBAR & GLASS BLOCK WINDOWS. 2-CAR GARAGE w/NEWER GARAGE DOORS & CONCRETE DRIVEWAY. NEWER A/C; ROOF; & HW TANK. LARGE FRONT PORCH w/OVERHANG. POSSESSION AT CLOSING. SECURITY SYSTEM.

14. 2021-04-08
    price $45,000 491-char remark

    Show marketing remark (491 chars)

    SPACIOUS 3 BED/1 BATH w/HARDWOOD FLOORING & LOADS OF WINDOWS. LARGE LIVING RM w/DECORATIVE FIREPLACE & WOOD MANTLE; GRACIOUS FORMAL DINING RM w/RECESSED AREA FOR BUFEET & FRENCH DOORS BETWEEN LIVING & DINING ROOM; KITCHEN w/BREAKFAST NOOK & ALL APPLIANCES. FINISHED REC ROOM w/DRYBAR & GLASS BLOCK WINDOWS. 2-CAR GARAGE w/NEWER GARAGE DOORS & CONCRETE DRIVEWAY. NEWER A/C; ROOF; & HW TANK. LARGE FRONT PORCH w/OVERHANG. POSSESSION AT CLOSING. SECURITY SYSTEM.

15. 2021-03-17
    listed $39,900 491-char remark

    Show marketing remark (491 chars)

    SPACIOUS 3 BED/1 BATH w/HARDWOOD FLOORING & LOADS OF WINDOWS. LARGE LIVING RM w/DECORATIVE FIREPLACE & WOOD MANTLE; GRACIOUS FORMAL DINING RM w/RECESSED AREA FOR BUFEET & FRENCH DOORS BETWEEN LIVING & DINING ROOM; KITCHEN w/BREAKFAST NOOK & ALL APPLIANCES. FINISHED REC ROOM w/DRYBAR & GLASS BLOCK WINDOWS. 2-CAR GARAGE w/NEWER GARAGE DOORS & CONCRETE DRIVEWAY. NEWER A/C; ROOF; & HW TANK. LARGE FRONT PORCH w/OVERHANG. POSSESSION AT CLOSING. SECURITY SYSTEM.

ⓘ 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: $1,048 · $87/mo
• Projected year-2 tax: $1,303 · $109/mo
• Expected delta: +$255/yr (+$21/mo · 24.3%)

ⓘ 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: $14,077
• − Mortgage interest: −$5,596
• − Property taxes: −$1,048
• − Insurance: −$500
• − Repairs & maintenance: −$1,126
• − Management: −$1,126
• − Depreciation: −$2,906
• Taxable income: $1,774
• Est. tax owed @ 24.0%: −$426
• After-tax cash flow: $2,860/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

+150.4% since first listed

7 events — show timeline

• 2026-06-17 Listed $99,900 NORIS
• 2026-06-09 Listing Removed — NORIS
• 2026-04-06 Listed $99,900 NORIS
• 2026-04-02 Coming Soon — NORIS
• 2021-04-09 Sold (MLS) $45,000 NORIS
• 2021-04-08 Price Changed $45,000 NORIS
• 2021-03-17 Listed $39,900 NORIS

Property tax history

+10.6%/yr

Latest (2025): $1,048 · +1.2% YoY. Source: county tax records.