1931 Idaho St · Toledo, OH 43605

$124,900

3 bd · 1.0 ba · 1,128 sqft · SingleFamily public records · 8 Days on market

Built 1925 4,800 sqft lot Est $115k · 9% over

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Why this score? — see what drove the D- 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 +15.5/30.0
• DSCR +4.8/10.0
• Rent growth +3.8/5.0
• 1% rule +3.7/10.0
• ARV discount +3.6/15.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Affordable home in quiet neighborhood! Some original character still in-tact; hardwoods under carpet and laminate; updated full bath with tile shower; screened sun porch! Some TLC needed; selling as is; ready to make your own!

Key facts

• Renovated
• New flooring
• Open layout

Tags

• RENOVATED
• OPEN LAYOUT
• UPDATED KITCHEN
• NEW FLOORING
• DRIVEWAY PARKING
• FULL BASEMENT

Property features AI

Exterior

• Parking: Driveway; 1-car garage
• Utilities: Public water; Sanitary sewer; Cable available
• Home design: Single-family residence (house); Two stories; No shared/common walls
• Construction: Aluminum siding; Block foundation; Shingle roof; Built as a residential house
• Exterior features: Balcony; Curbs

Interior

• Kitchen: Kitchen on main level
• Bedrooms: Main level: Living Room (15 x 12); Main level: Dining Room (13 x 9); Main level: Kitchen (10 x 8); Upper level: Bedroom (12 x 11); Upper level: Bedroom 2 (11 x 10); Upper level: Bedroom 3 (7 x 10)
• Flooring: Vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Ceiling fan(s); Cove ceilings; Basement
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $49 ($593/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $109k (12.7% below list).
• Recommended offer: $109k (12.7% below list) — sets the bar for 1% rule.

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: Raymer Elementary School (math 14% / reading 16%, grade F, #1,377 of 1,584 statewide, top 87%, 424 students, 0% FRL); Waite High School (math 12% / reading 24%, grade F, #687 of 781 statewide, top 88%, 997 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: Rents rising fast (+5.4%/yr); 117 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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 33% of the median local income ($39k/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 $864 of loan paydown is wiped out by about $4k 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 8 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 $56k; list at $125k implies a 123% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $108,985 (12.7% below list)

Questions for the listing agent

1. Built in 1925 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.87% ✗
• Cap rate: 6.77%
• Cash-on-cash: 1.70%
• DSCR: 1.08
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $115,056
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2003 Idaho St	0.07mi	3/1.0	1,172 (+4%)	5mo	$120,000	$102	86
1940 Hurd St	0.04mi	3/1.0	1,200 (+6%)	4mo	$99,900	$83	84
2017 Kelsey Ave	0.54mi	3/1.0	1,152 (+2%)	1mo	$119,900	$104	70
463 Howland Ave	0.28mi	3/1.0	1,027 (-9%)	4mo	$65,000	$63	68
256 Midvale Ave	0.55mi	3/1.0	1,180 (+5%)	4mo	$137,300	$116	64
1012 Idaho St	0.60mi	3/1.0	1,041 (-8%)	0mo	$84,900	$82	59
1130 Earlwood Ave	0.65mi	3/1.5	1,191 (+6%)	1mo	$185,000	$155	58
590 Sylvandale Ave	0.65mi	3/1.0	1,193 (+6%)	4mo	$180,000	$151	56
1133 Nevada St	0.51mi	2/1.0 (-1)	1,044 (-7%)	4mo	$36,000	$34	56
1129 Camden St	0.55mi	3/1.0	1,260 (+12%)	4mo	$55,000	$44	52
328 White St	0.57mi	2/1.0 (-1)	1,000 (-11%)	1mo	$39,900	$40	48
932 Cresceus Rd	0.61mi	2/1.0 (-1)	983 (-13%)	4mo	$118,000	$120	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 · 5.37% rent growth · sell at horizon

5-year hold

• IRR: -11.1%
• Equity multiple: 0.59×
• Total profit: $-14,446
• Equity at exit: $18,623

10-year hold

• IRR: 1.1%
• Equity multiple: 1.08×
• Total profit: $2,871
• Equity at exit: $10,799

Cash invested: $34,972 (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 43605

• Home prices YoY: -25.6%
• Rents YoY: 5.4%
• Active inventory: 117
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,090 high
• Mortgage (P&I): −$655
• Tax from tax record: −$105 /mo · $1,254/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$229
• Net cashflow: $49

Break-even live

Break-even rent $1,027

Max offer price $124,900

Occupancy floor 90%

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
571 Howland Ave Toledo, OH	2.0	1.0	874	$875	$1.00	44d	1	0.16mi
1614 Nevada St Toledo, OH	2.0	1.0	1172	$1,000	$0.85	21d	1	0.24mi
508 Howland Ave Toledo, OH	3.0	1.0	840	$1,000	$1.19	44d	1	0.25mi
557 Valleywood Dr Toledo, OH	3.0	1.0	848	$1,100	$1.30	44d	1	0.29mi
1505 Navarre Ave Toledo, OH	3.0	1.0	1331	$1,145	$0.86	44d	1	0.30mi
2129 Nevada St Toledo, OH	3.0	1.0	1352	$1,200	$0.89	14d	1	0.33mi
722 Coyne Ave Toledo, OH	2.0	1.0	900	$1,000	$1.11	14d	1	0.33mi
732 Coyne Ave Toledo, OH	3.0	1.0	968	$1,145	$1.18	14d	1	0.33mi
948 White St Toledo, OH	3.0	1.0	1024	$1,135	$1.11	14d	1	0.42mi
2074 Starr Ave Toledo, OH	3.0	1.0	1115	$1,025	$0.92	23d	1	0.43mi
724 Plymouth St Toledo, OH	2.0	1.0	819	$750	$0.92	44d	1	0.44mi
1106 White St Toledo, OH	3.0	1.0	1200	$1,015	$0.85	14d	1	0.48mi
1123 Nevada St Toledo, OH	2.0	1.0	792	$900	$1.14	14d	1	0.52mi
223 Valleywood Dr Toledo, OH	2.0	1.0	1098	$1,099	$1.00	23d	1	0.69mi
908 Forsythe St Unit Downstairs Toledo, OH	3.0	1.0	1164	$950	$0.82	44d	1	0.73mi
908 Forsythe St Unit Upstairs Toledo, OH	2.0	1.0	1164	$900	$0.77	14d	1	0.73mi
921 Berry St Toledo, OH	4.0	1.0	1204	$1,350	$1.12	14d	1	0.78mi
653 Oswald St Toledo, OH	2.0	1.0	920	$800	$0.87	44d	1	0.78mi
1205 Liberty St Unit NA Toledo, OH	3.0	1.0	864	$1,195	$1.38	44d	1	0.80mi
29 Garfield Pl Toledo, OH	4.0	2.0	1300	$1,250	$0.96	14d	1	0.89mi
420 Platt St Toledo, OH	2.0	1.0	1499	$685	$0.46	21d	1	0.98mi
414 Platt St Unit ST-3 Toledo, OH	3.0	1.0	1500	$1,150	$0.77	23d	1	0.99mi
946 Butler St Toledo, OH	2.0	1.0	944	$650	$0.69	44d	1	0.99mi
221 Licking St Unit 2 Toledo, OH	3.0	1.0	1048	$1,099	$1.05	23d	1	1.05mi
537 Potter St Toledo, OH	2.0	1.0	1200	$625	$0.52	23d	1	1.05mi
1306 Mott Ave Toledo, OH	3.0	1.5	1282	$1,149	$0.90	44d	1	1.06mi
1305 Mott Ave Toledo, OH	3.0	1.0	1080	$1,000	$0.93	44d	1	1.08mi
1537 Carlyle St Toledo, OH	2.0	1.0	800	$800	$1.00	23d	1	1.10mi
1103 S Wheeling St Oregon, OH	2.0	1.0	825	$1,049	$1.27	44d	1	1.10mi
834 Oak St Toledo, OH	3.0	1.0	1064	$900	$0.85	44d	1	1.13mi
470 2nd St Unit 1 Toledo, OH	2.0	1.0	950	$799	$0.84	44d	1	1.15mi
950 Oak St Unit 1 Toledo, OH	2.0	1.0	725	$700	$0.97	44d	1	1.17mi
128 Carbon St Toledo, OH	3.0	1.0	1113	$1,200	$1.08	23d	1	1.19mi
2337 Burnside Ave Oregon, OH	2.0	1.0	1025	$1,150	$1.12	14d	1	1.31mi
2750 Pickle Rd Oregon, OH	2.0	1.0	800	$1,434	$1.79	23d	1	1.32mi
2750 Pickle Rd Oregon, OH	2.0	1.0	800	$953	$1.19	14d	1	1.32mi
2401 Burnside Ave Oregon, OH	2.0	1.0	1025	$1,150	$1.12	14d	1	1.33mi
20 Greenwood Ave Toledo, OH	3.0	1.0	1496	$1,150	$0.77	14d	1	1.39mi
1848 Genesee St Toledo, OH	3.0	1.0	1069	$1,300	$1.22	23d	1	1.39mi
1848 Genesee St Toledo, OH	3.0	1.0	1069	$1,200	$1.12	44d	1	1.39mi

Listing history 10 events

1. 2026-04-17
   status Pending
2. 2026-04-07
   listed $124,900 Active
3. 2026-01-06
   soldstatus $56,000
4. 2025-12-18
   soldstatus $56,000 Closed 228-char remark

   Show marketing remark (228 chars)

   Affordable home in quiet neighborhood! Some original character still in-tact; hardwoods under carpet and laminate; updated full bath with tile shower; screened sun porch! Some TLC needed; selling as is; ready to make your own!

5. 2025-12-04
   status Pending 228-char remark

   Show marketing remark (228 chars)

   Affordable home in quiet neighborhood! Some original character still in-tact; hardwoods under carpet and laminate; updated full bath with tile shower; screened sun porch! Some TLC needed; selling as is; ready to make your own!

6. 2025-12-02
   listed $56,000 Active 228-char remark

   Show marketing remark (228 chars)

   Affordable home in quiet neighborhood! Some original character still in-tact; hardwoods under carpet and laminate; updated full bath with tile shower; screened sun porch! Some TLC needed; selling as is; ready to make your own!

7. 2025-11-17
   historical $56,000 228-char remark

   Show marketing remark (228 chars)

   Affordable home in quiet neighborhood! Some original character still in-tact; hardwoods under carpet and laminate; updated full bath with tile shower; screened sun porch! Some TLC needed; selling as is; ready to make your own!

8. 1992-04-01
   soldstatus $41,500
9. 1986-09-11
   soldstatus $43,500
10. 1980-09-16
    soldstatus $42,000

ⓘ 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: $1,254 · $105/mo
• Projected year-2 tax: $1,601 · $133/mo
• Expected delta: +$347/yr (+$29/mo · 27.7%)

ⓘ 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,078
• − Mortgage interest: −$6,996
• − Property taxes: −$1,254
• − Insurance: −$624
• − Repairs & maintenance: −$1,046
• − Management: −$1,046
• − Depreciation: −$3,633
• Taxable loss: −$1,523
• Est. tax savings @ 24.0%: +$366
• After-tax cash flow: $959/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): 24,441
• Household income: $39,118
• Rent vs Own: 51.9% rent · 48.1% own
• Severe rent burden: 1257.0

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: White 57% Hispanic / Latino 21% Black 14% Two or more races 14%
• Hispanic origin (detail): Mexican 17% Puerto Rican 2%
• Common ancestry: Romanian 3% Lithuanian 2% Portuguese 1%
• Foreign-born: 3% · Canada
• Languages at home: 91% English-only · Spanish 7% 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: ▼ -47.85%
• Current HPI: 138.6894
• Rent YoY: ▲ 5.37%
• 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

+197.4% since first listed

10 events — show timeline

• 2026-04-17 Pending — NORIS
• 2026-04-07 Listed $124,900 NORIS
• 2026-01-06 Sold (Public Records) $56,000 Public Records
• 2025-12-18 Sold (MLS) $56,000 NORIS
• 2025-12-04 Pending — NORIS
• 2025-12-02 Listed $56,000 NORIS
• 2025-11-17 Coming Soon $56,000 NORIS
• 1992-04-01 Sold (Public Records) $41,500 Public Records
• 1986-09-11 Sold (Public Records) $43,500 Public Records
• 1980-09-16 Sold (Public Records) $42,000 Public Records

Property tax history

+1.0%/yr

Latest (2025): $1,254 · +0.9% YoY. Source: county tax records.