1817 Ridgewood Ave · Toledo, OH 43608

$42,900

2 bd · 1.0 ba · 936 sqft · SingleFamily public records · 12 Days on market

Built 1916 4,200 sqft lot Est $54k · 21% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Welcome to 1817 Ridgewood Avenue! This 936 sq ft, 2-bedroom, 1-bathroom home has been beautifully updated with new windows, siding, floors, carpet, and a completely refreshed kitchen. Fresh paint throughout gives it a modern feel. This lovely home just needs a few minor touches to become your next home or a move-in ready income-producing property to make a great addition to your investment portfolio. Situated on a 4,200 sq ft lot, this is a fantastic opportunity you won’t want to miss at a great price! Being SOLD AS IS.

Key facts

• Quiet street
• Close to parks
• Oversized closets

Tags

• ENCLOSED FRONT PORCH
• NEW VINYL FLOORING
• OVERSIZED CLOSETS
• HUGE BACKYARD
• QUIET STREET
• CLOSE TO PARKS

Property features AI

Finance

• HOA & community: Nearby park and playground

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer; WiFi available
• Home design: Single-family house; Two-story; No shared/common walls; Entry on main level
• Construction: Vinyl siding; Block foundation; Shingle roof; Built as a residential single family home
• Exterior features: Enclosed porch; Front porch; City street frontage

Interior

• Kitchen: Kitchen (main level, ~12 x 9)
• Bedrooms: Two upper-level bedrooms (each ~12 x 11)
• Flooring: Vinyl flooring
• Bathrooms: 1 bathroom
• Heating & cooling: Forced air heating
• Interior features: Walk-in closet(s); Partial basement
• Laundry & utility: Laundry area (other)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $43k.

Deal economics

• At list price, monthly cash flow is $322 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($871 rent vs $43k).
• Cap rate 15.3% vs local median 7.5% 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-, 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: Leverette Elementary School (math 3% / reading 13%, grade F, #1,517 of 1,584 statewide, top 96%, 429 students, 0% FRL); Woodward High School (math 2% / reading 22%, grade F, #726 of 781 statewide, top 94%, 672 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 (+3.9%/yr); 59 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 36% 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 $297 of loan paydown is wiped out by about $1k 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 $12k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 9 sale attempts since 2y 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.

Risks & watch-outs

• Watch-outs: property tax is 3.4% of price; built in 1916 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $42,900

Questions for the listing agent

1. Built in 1916 — 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: 2.03% ✓
• Cap rate: 15.30%
• Cash-on-cash: 32.18%
• DSCR: 2.43
• GRM: 4.1

CMA / ARV

• ARV (on-the-fly): $54,288
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3333 Beaumont Dr	0.28mi	2/1.0	988 (+6%)	3mo	$42,500	$43	75
3220 Maher St	0.38mi	3/1.0 (+1)	952 (+2%)	4mo	$54,900	$58	71
3449 Brigham St	0.53mi	3/1.0 (+1)	946 (+1%)	1mo	$54,000	$57	68
1019 E Manhattan Blvd	0.64mi	2/1.5	923 (-1%)	4mo	$67,000	$73	63
3463 Brigham St	0.54mi	3/1.0 (+1)	986 (+5%)	1mo	$54,000	$55	60
1541 Booth Ave	0.17mi	3/1.0 (+1)	1,057 (+13%)	6mo	$90,100	$85	60
3150 Doyle St	0.57mi	2/1.0	976 (+4%)	8mo	$25,000	$26	60
1102 Woodward Ave	0.46mi	3/1.0 (+1)	1,041 (+11%)	4mo	$62,000	$60	52
2830 F St	0.48mi	3/1.0 (+1)	1,041 (+11%)	5mo	$52,500	$50	50
2422 N Ontario St	0.63mi	2/1.0	814 (-13%)	2mo	$55,000	$68	47
1101 Ketcham Ave	0.47mi	3/1.0 (+1)	1,068 (+14%)	3mo	$25,850	$24	47
1118 E Manhattan Blvd	0.59mi	3/1.0 (+1)	980 (+5%)	16mo	$80,000	$82	46

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: 28.4%
• Equity multiple: 2.20×
• Total profit: $14,409
• Equity at exit: $6,397

10-year hold

• IRR: 36.4%
• Equity multiple: 4.54×
• Total profit: $42,481
• Equity at exit: $3,709

Cash invested: $12,012 (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: 59
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $871 high
• Mortgage (P&I): −$225
• Tax from tax record: −$123 /mo · $1,476/yr
• Insurance: −$18
• HOA: −$0
• Vacancy / Maint / Mgmt: −$183
• Net cashflow: $322

Break-even live

Break-even rent $463

Max offer price $42,900

Occupancy floor 58%

Sensitivity live

Price	-10% $346	-5% $334	+0% $322	+5% $310	+10% $298
Rent	-10% $253	-5% $288	+0% $322	+5% $357	+10% $391
Rate	-1.0pp $344	-0.5pp $333	base $322	+0.5pp $311	+1.0pp $300

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: $10,725
• Closing costs: $1,287
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3405 Beaumont Dr Toledo, OH	2.0	1.0	855	$745	$0.87	15d	1	0.32mi
3439 Jeannette Ave Toledo, OH	3.0	1.0	1098	$1,095	$1.00	45d	1	0.43mi
3474 Maher St Toledo, OH	2.0	1.0	736	$1,125	$1.53	45d	1	0.49mi
413 Sandusky St Toledo, OH	2.0	1.0	900	$775	$0.86	24d	1	0.72mi
2932 N Ontario St Toledo, OH	2.0	1.0	750	$750	$1.00	24d	1	0.73mi
2023 N Erie St Toledo, OH	1.0	1.0	951	$685	$0.72	22d	1	0.86mi
2929 N Summit St Toledo, OH	1.0	1.0	650	$550	$0.85	15d	1	0.88mi
1951 N Summit St Unit 2 Toledo, OH	2.0	1.0	835	$800	$0.96	45d	1	1.04mi
524 E Hudson St Toledo, OH	2.0	1.0	1050	$825	$0.79	45d	1	1.05mi
3563 E Manhattan Blvd Toledo, OH	1.0–2.0	1.0	707	$850	$1.20	15d	1	1.14mi
2807 Chestnut St Unit 2 Toledo, OH	1.0	1.0	745	$495	$0.66	22d	1	1.21mi
405 E Manhattan Blvd Toledo, OH	2.0	1.0	1000	$900	$0.90	15d	1	1.22mi
420 Everett St Toledo, OH	2.0	1.0	1000	$975	$0.97	24d	1	1.26mi
340 E Lake St Toledo, OH	2.0	1.0	683	$775	$1.13	24d	1	1.29mi
333 E Lake St Toledo, OH	2.0	1.0	800	$495	$0.62	24d	1	1.30mi
319 Dexter St Toledo, OH	2.0	1.0	990	$1,005	$1.02	45d	1	1.33mi
329 Mettler St Toledo, OH	2.0	1.0	908	$975	$1.07	15d	1	1.35mi
227 Everett St Toledo, OH	2.0	1.0	914	$850	$0.93	45d	1	1.39mi

Listing history 30 events

1. 2026-06-05
   status $42,900 Pending 12 DOM
2. 2026-06-03
   days on market $42,900 Active 12 DOM
3. 2026-06-02
   days on market $42,900 Active 11 DOM
4. 2026-06-01
   days on market $42,900 Active 10 DOM
5. 2026-05-31
   days on market $42,900 Active 9 DOM
6. 2026-05-30
   days on market $42,900 Active 8 DOM
7. 2026-05-22
   listed $42,900 Active
8. 2026-02-28
   historical
9. 2026-02-02
   status Active
10. 2026-01-06
    historical Contingent
11. 2025-11-29
    price $49,900
12. 2025-10-14
    price $40,000 531-char remark

    Show marketing remark (531 chars)

    Welcome to 1817 Ridgewood Avenue! This 936 sq ft, 2-bedroom, 1-bathroom home has been beautifully updated with new windows, siding, floors, carpet, and a completely refreshed kitchen. Fresh paint throughout gives it a modern feel. This lovely home just needs a few minor touches to become your next home or a move-in ready income-producing property to make a great addition to your investment portfolio. Situated on a 4,200 sq ft lot, this is a fantastic opportunity you won’t want to miss at a great price! Being SOLD AS IS.

13. 2025-08-01
    price $64,500
14. 2025-06-19
    listed $49,000 Active
15. 2025-05-28
    historical
16. 2025-05-01
    status Active
17. 2025-04-22
    historical Contingent
18. 2025-04-14
    price $47,500
19. 2025-03-29
    status Active
20. 2025-03-11
    historical Contingent
21. 2025-01-10
    status Active
22. 2024-10-22
    historical Contingent
23. 2024-10-14
    listed $49,999 Active
24. 2024-10-03
    soldstatus $40,000 Closed 531-char remark

    Show marketing remark (531 chars)

    Welcome to 1817 Ridgewood Avenue! This 936 sq ft, 2-bedroom, 1-bathroom home has been beautifully updated with new windows, siding, floors, carpet, and a completely refreshed kitchen. Fresh paint throughout gives it a modern feel. This lovely home just needs a few minor touches to become your next home or a move-in ready income-producing property to make a great addition to your investment portfolio. Situated on a 4,200 sq ft lot, this is a fantastic opportunity you won’t want to miss at a great price! Being SOLD AS IS.

25. 2024-09-21
    status Pending 531-char remark

    Show marketing remark (531 chars)

    Welcome to 1817 Ridgewood Avenue! This 936 sq ft, 2-bedroom, 1-bathroom home has been beautifully updated with new windows, siding, floors, carpet, and a completely refreshed kitchen. Fresh paint throughout gives it a modern feel. This lovely home just needs a few minor touches to become your next home or a move-in ready income-producing property to make a great addition to your investment portfolio. Situated on a 4,200 sq ft lot, this is a fantastic opportunity you won’t want to miss at a great price! Being SOLD AS IS.

26. 2024-09-17
    status Active 531-char remark

    Show marketing remark (531 chars)

    Welcome to 1817 Ridgewood Avenue! This 936 sq ft, 2-bedroom, 1-bathroom home has been beautifully updated with new windows, siding, floors, carpet, and a completely refreshed kitchen. Fresh paint throughout gives it a modern feel. This lovely home just needs a few minor touches to become your next home or a move-in ready income-producing property to make a great addition to your investment portfolio. Situated on a 4,200 sq ft lot, this is a fantastic opportunity you won’t want to miss at a great price! Being SOLD AS IS.

27. 2024-09-17
    price $45,000 531-char remark

    Show marketing remark (531 chars)

    Welcome to 1817 Ridgewood Avenue! This 936 sq ft, 2-bedroom, 1-bathroom home has been beautifully updated with new windows, siding, floors, carpet, and a completely refreshed kitchen. Fresh paint throughout gives it a modern feel. This lovely home just needs a few minor touches to become your next home or a move-in ready income-producing property to make a great addition to your investment portfolio. Situated on a 4,200 sq ft lot, this is a fantastic opportunity you won’t want to miss at a great price! Being SOLD AS IS.

28. 2024-09-09
    historical Contingent 531-char remark

    Show marketing remark (531 chars)

    Welcome to 1817 Ridgewood Avenue! This 936 sq ft, 2-bedroom, 1-bathroom home has been beautifully updated with new windows, siding, floors, carpet, and a completely refreshed kitchen. Fresh paint throughout gives it a modern feel. This lovely home just needs a few minor touches to become your next home or a move-in ready income-producing property to make a great addition to your investment portfolio. Situated on a 4,200 sq ft lot, this is a fantastic opportunity you won’t want to miss at a great price! Being SOLD AS IS.

29. 2024-08-29
    listed $59,900 Active 531-char remark

    Show marketing remark (531 chars)

    Welcome to 1817 Ridgewood Avenue! This 936 sq ft, 2-bedroom, 1-bathroom home has been beautifully updated with new windows, siding, floors, carpet, and a completely refreshed kitchen. Fresh paint throughout gives it a modern feel. This lovely home just needs a few minor touches to become your next home or a move-in ready income-producing property to make a great addition to your investment portfolio. Situated on a 4,200 sq ft lot, this is a fantastic opportunity you won’t want to miss at a great price! Being SOLD AS IS.

30. 2010-02-19
    soldstatus $15,000

ⓘ 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: $1,476 · $123/mo
• Projected year-2 tax: $1,476 · $123/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 2/10 Low FEMA zone X (unshaded) · 5% 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: $10,451
• − Mortgage interest: −$2,403
• − Property taxes: −$1,476
• − Insurance: −$214
• − Repairs & maintenance: −$836
• − Management: −$836
• − Depreciation: −$1,248
• Taxable income: $3,437
• Est. tax owed @ 24.0%: −$825
• After-tax cash flow: $3,041/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

+186.0% since first listed

24 events — show timeline

• 2026-05-22 Listed $42,900 NORIS
• 2026-02-28 Listing Removed — NORIS
• 2026-02-02 Relisted — NORIS
• 2026-01-06 Contingent — NORIS
• 2025-11-29 Price Changed $49,900 NORIS
• 2025-10-14 Price Changed $40,000 NORIS
• 2025-08-01 Price Changed $64,500 NORIS
• 2025-06-19 Listed $49,000 NORIS
• 2025-05-28 Listing Removed — NORIS
• 2025-05-01 Relisted — NORIS
• 2025-04-22 Contingent — NORIS
• 2025-04-14 Price Changed $47,500 NORIS
• 2025-03-29 Relisted — NORIS
• 2025-03-11 Contingent — NORIS
• 2025-01-10 Relisted — NORIS
• 2024-10-22 Contingent — NORIS
• 2024-10-14 Listed $49,999 NORIS
• 2024-10-03 Sold (MLS) $40,000 NORIS
• 2024-09-21 Pending — NORIS
• 2024-09-17 Relisted — NORIS
• 2024-09-17 Price Changed $45,000 NORIS
• 2024-09-09 Contingent — NORIS
• 2024-08-29 Listed $59,900 NORIS
• 2010-02-19 Sold (Public Records) $15,000 Public Records

Property tax history

+7.3%/yr

Latest (2025): $1,476 · +0.6% YoY. Source: county tax records.