5203 Adella St · Toledo, OH 43613

$94,900

3 bd · 1.0 ba · 1,073 sqft · SingleFamily public records · 4 Days on market

Built 1951 7,900 sqft lot Est $150k · 37% under

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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 +22.4/30.0
• ARV discount +15.0/15.0
• 1% rule +7.6/10.0
• DSCR +7.2/10.0
• Schools +3.5/10.0
• Rent growth +3.3/5.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity knocks in Washington Local Schools! This 3-bedroom home sits on a spacious corner lot, perfect for someone with vision and a little elbow grease. It could use some updates, but with the right touch, this could be a fantastic investment or a cozy forever home. Located just minutes from parks, shopping, and dining, the location alone is worth a look. Bring your creativity and make it your own!

Key facts

• Minutes from parks
• Corner lot
• Minutes from dining

Tags

• CORNER LOT
• MINUTES FROM PARKS
• MINUTES FROM SHOPPING
• MINUTES FROM DINING

Property features AI

Finance

• Other: Property listed as residential single family; Lot approximately 0.18 acre

Exterior

• Parking: Attached garage; 2 garage spaces; Driveway; Concrete surfaces
• Utilities: Electricity connected (fuses); Natural gas connected; Public water; Sanitary sewer
• Home design: Single-family residence; One-level / single story; Not attached to other units; No common walls
• Construction: Aluminum siding; Steel siding; Crawl space foundation
• Exterior features: Front porch; Fire pit; Shingle roof

Interior

• Kitchen: Microwave; Refrigerator
• Bedrooms: Bedroom 2 on main level; Bedroom 3 on main level; Bedroom 4 on main level
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); Window unit(s) for cooling
• Interior features: No interior steps; Fire pit (exterior feature noted in interior/exterior data — listed for convenience)
• Laundry & utility: Washer; Dryer; Electric dryer hookup on main level; Water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $158 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).

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.
• Washington Local (urban): math 37% / reading 47% proficiency, ranked #528 of 656 in OH (top 80%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Silver Creek Elementary School (math 32% / reading 42%, grade F, #1,087 of 1,584 statewide, top 70%, 653 students, 0% FRL); Whitmer High School (math 38% / reading 48%, grade F, #494 of 781 statewide, top 63%, 2,247 students, 42% FRL) — zoned schools average 21% FRL vs 48% district-wide (28 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising (+3.3%/yr); 117 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 415 units permitted in Lucas County in 2024 (122 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $656 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.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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 $78k; 22% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 3.2% of price; built in 1951 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $94,900

Questions for the listing agent

1. Built in 1951 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.26% ✓
• Cap rate: 8.29%
• Cash-on-cash: 7.14%
• DSCR: 1.32
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $150,220
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5322 Douglas Rd	0.15mi	3/1.0	1,107 (+3%)	3mo	$158,500	$143	85
4914 Bales Rd	0.41mi	3/1.0	1,088 (+1%)	3mo	$121,000	$111	76
2604 Arletta St	0.38mi	3/1.5	1,050 (-2%)	4mo	$146,900	$140	74
4924 Roywood Rd	0.37mi	3/1.5	1,107 (+3%)	3mo	$165,000	$149	73
4841 Leamington Ave	0.53mi	3/1.0	1,100 (+2%)	2mo	$121,500	$110	70
1818 Christian Ave	0.69mi	3/1.5	1,075 (+0%)	2mo	$155,000	$144	64
1826 Newport Ave	0.70mi	3/1.5	1,075 (+0%)	1mo	$145,000	$135	64
5541 Douglas Rd	0.47mi	3/2.0	1,152 (+7%)	2mo	$220,000	$191	60
4726 Bowen Rd	0.69mi	3/1.5	1,148 (+7%)	3mo	$195,000	$170	52
5724 W Rowland Rd	0.72mi	2/2.0 (-1)	1,140 (+6%)	1mo	$153,000	$134	46
2645 Boxwood Rd	0.51mi	4/1.0 (+1)	1,224 (+14%)	2mo	$165,000	$135	46
2849 W Laskey Rd	0.64mi	2/1.0 (-1)	1,214 (+13%)	1mo	$80,000	$66	42

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 · 3.3% rent growth · sell at horizon

5-year hold

• IRR: -4.9%
• Equity multiple: 0.82×
• Total profit: $-4,842
• Equity at exit: $14,150

10-year hold

• IRR: 5.3%
• Equity multiple: 1.40×
• Total profit: $10,654
• Equity at exit: $8,205

Cash invested: $26,572 (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 43613

• Home prices YoY: -20.7%
• Rents YoY: 3.3%
• Active inventory: 117
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,197 high
• Mortgage (P&I): −$498
• Tax from tax record: −$250 /mo · $3,000/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $158

Break-even live

Break-even rent $996

Max offer price $94,900

Occupancy floor 82%

Sensitivity live

Price	-10% $212	-5% $185	+0% $158	+5% $131	+10% $104
Rent	-10% $64	-5% $111	+0% $158	+5% $205	+10% $253
Rate	-1.0pp $206	-0.5pp $182	base $158	+0.5pp $134	+1.0pp $109

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: $23,725
• Closing costs: $2,847
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2527 Arletta St Toledo, OH	2.0	1.0	1100	$1,100	$1.00	45d	1	0.30mi
2347 Bucklew Dr Toledo, OH	3.0	2.0	1200	$1,600	$1.33	15d	1	0.34mi
2338 Bodette Ave Toledo, OH	3.0	2.0	1150	$1,800	$1.57	22d	1	0.53mi
1801 Christian Ave Toledo, OH	1.0–2.0	1.0	750	$939	$1.25	15d	1	0.70mi
1733 Christian Ave Unit 5 Toledo, OH	2.0	1.0	839	$700	$0.83	45d	1	0.79mi
1732 Newport Ave Toledo, OH	3.0	1.0	896	$1,350	$1.51	24d	1	0.80mi
5834 Yermo Dr Toledo, OH	1.0–2.0	1.0–2.0	870	$909	$1.04	15d	12	0.83mi
2132 Stirrup Ln Toledo, OH	2.0	1.0	900	$1,035	$1.15	45d	3	0.97mi
3065 Tremainsville Rd Toledo, OH	1.0–2.0	1.0	800	$929	$1.16	15d	1	0.97mi
5941 Tetherwood Dr Toledo, OH	3.0	1.5	1364	$1,695	$1.24	24d	1	1.01mi
5080 Secor Rd Toledo, OH	1.0–2.0	1.0–1.5	699	$925	$1.32	45d	1	1.10mi
5360 Secor Rd Unit 316 Toledo, OH	2.0	1.0	900	$699	$0.78	24d	1	1.10mi
4435 Jackman Rd Toledo, OH	1.0–2.0	1.0	725	$922	$1.27	15d	3	1.17mi
5133 Secor Rd Toledo, OH	2.0	2.0	850	$1,099	$1.29	24d	1	1.21mi
3353 W Laskey Rd Unit 2 Toledo, OH	3.0	1.0	750	$850	$1.13	22d	1	1.26mi
4614 Commonwealth Ave Toledo, OH	3.0	1.5	1459	$1,295	$0.89	15d	1	1.26mi
5635 Secor Rd Toledo, OH	2.0	1.0	800	$858	$1.07	45d	1	1.26mi
4315 Garden Park Dr Toledo, OH	3.0	1.0	1268	$1,423	$1.12	24d	1	1.27mi
3355 W Laskey Rd Toledo, OH	2.0	1.0	750	$850	$1.13	15d	2	1.28mi
3355 W Laskey Rd Apt 24 Toledo, OH	2.0	1.0	750	$850	$1.13	24d	1	1.28mi
2244 W Sylvania Ave Unit 6 Toledo, OH	2.0	1.0	800	$795	$0.99	45d	1	1.29mi
5240 Oakridge Dr Toledo, OH	2.0	1.0	872	$945	$1.08	15d	1	1.29mi
1417 Primrose Ave Toledo, OH	3.0	1.0	1411	$1,625	$1.15	15d	1	1.39mi
3355 W Alexis Rd Toledo, OH	2.0	1.0	675	$809	$1.20	15d	3	1.39mi
4030 Elmhurst Rd Toledo, OH	2.0	1.0	800	$900	$1.12	24d	1	1.39mi
4030 Elmhurst Rd Apt 2 Toledo, OH	2.0	1.0	875	$900	$1.03	45d	1	1.39mi
2301 Portsmouth Ave Toledo, OH	4.0	1.0	1335	$1,395	$1.04	24d	1	1.43mi
5831 Gany Mede Dr Toledo, OH	3.0	1.0	1004	$1,600	$1.59	15d	1	1.43mi
6020 Secor Rd Unit 1 Toledo, OH	2.0	1.5	760	$825	$1.09	22d	1	1.48mi

Listing history 3 events

1. 2026-06-21
   days on market $94,900 Active 4 DOM
2. 2026-06-17
   remarks 406-char remark
3. 2026-06-17
   listed $94,900 Active 1 DOM

ⓘ 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: $3,000 · $250/mo
• Projected year-2 tax: $3,000 · $250/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: $14,361
• − Mortgage interest: −$5,316
• − Property taxes: −$3,000
• − Insurance: −$474
• − Repairs & maintenance: −$1,149
• − Management: −$1,149
• − Depreciation: −$2,761
• Taxable income: $512
• Est. tax owed @ 24.0%: −$123
• After-tax cash flow: $1,775/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: Washington Local
• NCES district ID: 3904823
• Math proficiency: 37% ▼ -20.00%
• Reading proficiency: 47% ▼ -11.00%
• Median HH income: $42,105
• Composite: 35.36/100
• National rank: #4957
• State rank: #528 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): 30,780
• Household income: $64,384
• Rent vs Own: 32.5% rent · 67.5% own
• Severe rent burden: 917.0

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: Predominantly White (71%)
• Race & ethnicity: White 71% Black 15% Two or more races 10% Hispanic / Latino 7%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Romanian 9% Lithuanian 3% Slovak 1%
• Foreign-born: 2% · Canada
• 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: ▼ -62.37%
• Current HPI: 239.1345
• Rent YoY: ▲ 3.30%
• 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

+21.7% since first listed

5 events — show timeline

• 2026-06-17 Listed $94,900 NORIS
• 2025-07-28 Listing Removed — NORIS
• 2025-07-24 Listed $94,900 NORIS
• 2025-07-18 Coming Soon — NORIS
• 2022-05-04 Sold (Public Records) $78,000 Public Records

Property tax history

+8.1%/yr

Latest (2025): $3,000 · +6.3% YoY. Source: county tax records.