870 Toronto Ave · Toledo, OH 43609

$109,900

3 bd · 1.0 ba · 1,272 sqft · SingleFamily public records · 30 Days on market

Built 1913 3,100 sqft lot $86/sqft · 26% above area Est $88k · 26% over

---

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
• DSCR +7.2/10.0
• 1% rule +5.5/10.0
• Appreciation +5.4/10.0
• Rent growth +4.5/5.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

Please provide proof of funds with all offers. This property is eligible under the Freddie Mac first look initiative through 06/02/2018.Seller will not complete any repairs to the subject property, either lender or buyer requested. The property is sold in as is condition.

Key facts

• 3,100 sq ft lot
• Garage
• Built 1913

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer; Other utilities
• Home design: Single-family residence; Residential property; Two levels
• Construction: Aluminum siding; Block foundation; Block basement
• Exterior features: Shingle roof

Interior

• Kitchen: Gas range; Eat-in kitchen layout
• Bedrooms: Upper-level bedrooms (two secondary bedrooms); Main-level additional bedroom/room dimensions listed
• Flooring: Luxury vinyl; Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating
• Interior features: Eat-in kitchen; Living room with fireplace; Den; 7 total rooms
• Laundry & utility: Laundry in basement; Accessible utilities or laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $182 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $108k (1.5% below list) — sets the bar for market timing.

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 fast (+7.8%/yr); 99 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% 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 ($42k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $2k of equity ($760 loan paydown + $824 appreciation (0.8% local appreciation)).
• Lucas County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (0.8% appreciation + 7.8% rent growth), your $31k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 19y 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 $22k; list at $110k implies a 400% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1913 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $108,251 (1.5% below list)

Questions for the listing agent

1. Built in 1913 — 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: 1.05% ✓
• Cap rate: 8.28%
• Cash-on-cash: 7.11%
• DSCR: 1.32
• GRM: 7.9

CMA / ARV

• ARV (median comp): $87,560
• List price: $109,900
• Delta: 25.51%
• 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
842 Geneva Ave	0.07mi	3/1.0	1,329 (+4%)	3mo	$58,000	$44	86
819 Geneva Ave	0.12mi	3/1.0	1,212 (-5%)	1mo	$105,000	$87	85
829 Ogden Ave	0.16mi	3/1.0	1,220 (-4%)	2mo	$100,000	$82	84
839 Brighton Ave	0.26mi	3/1.0	1,260 (-1%)	3mo	$102,000	$81	83
819 Lodge Ave	0.33mi	3/2.0	1,190 (-6%)	1mo	$65,000	$55	70
752 Hampton Ave	0.22mi	2/1.5 (-1)	1,182 (-7%)	2mo	$85,900	$73	70
1023 Shadowlawn Dr	0.43mi	3/1.0	1,193 (-6%)	2mo	$72,000	$60	68
1039 Wright Ave	0.26mi	3/1.0	1,097 (-14%)	2mo	$15,000	$14	64
701 Brighton Ave	0.35mi	4/1.0 (+1)	1,422 (+12%)	2mo	$105,000	$74	58
537 Lynnhaven Dr	0.43mi	3/2.0	1,088 (-14%)	1mo	$150,000	$138	51
1836 Finch St	0.68mi	3/2.0	1,188 (-7%)	3mo	$85,950	$72	51
1407 Kenyon Dr	0.69mi	3/1.0	1,461 (+15%)	1mo	$196,000	$134	42

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

0.75% appreciation · 7.8% rent growth · sell at horizon

5-year hold

• IRR: 11.4%
• Equity multiple: 1.59×
• Total profit: $18,163
• Equity at exit: $36,092

10-year hold

• IRR: 18.3%
• Equity multiple: 3.48×
• Total profit: $76,226
• Equity at exit: $46,879

Cash invested: $30,772 (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 43609

• Home prices YoY: 0.3%
• Rents YoY: 7.8%
• Active inventory: 99
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,153 high
• Mortgage (P&I): −$576
• Tax from tax record: −$106 /mo · $1,278/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $182

Break-even live

Break-even rent $922

Max offer price $109,900

Occupancy floor 79%

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
825 Brighton Ave Toledo, OH	3.0	1.0	1533	$1,350	$0.88	43d	1	0.26mi
705 Nicholas St Toledo, OH	2.0	1.0	1037	$900	$0.87	43d	1	0.43mi
724 Spencer St Toledo, OH	3.0	1.5	1127	$1,100	$0.98	43d	1	0.48mi
523 Nicholas St Toledo, OH	3.0	1.0	1290	$1,350	$1.05	13d	1	0.55mi
2594 Broadway St Toledo, OH	2.0	1.0	1076	$825	$0.77	43d	1	0.55mi
532 Carlton St Toledo, OH	3.0	1.0	1130	$1,050	$0.93	43d	1	0.56mi
2802 Broadway St Unit 1 Toledo, OH	3.0	1.0	1650	$1,400	$0.85	13d	1	0.60mi
1418 Colburn St Toledo, OH	3.0	1.0	992	$1,200	$1.21	13d	1	0.70mi
2424 Broadway St Toledo, OH	3.0	1.0	1416	$1,049	$0.74	13d	1	0.75mi
307 Danberry St Toledo, OH	2.0	1.0	988	$950	$0.96	43d	1	0.88mi
1321 Gordon St Toledo, OH	3.0	1.0	1121	$1,050	$0.94	43d	1	0.94mi
581 Colima Dr Toledo, OH	2.0	1.0	900	$1,100	$1.22	13d	1	0.99mi
569 Colima Dr Toledo, OH	3.0	1.0	1253	$1,300	$1.04	23d	1	0.99mi
2314 Airline Ave Toledo, OH	3.0	1.0	1123	$1,478	$1.32	23d	1	1.01mi
619 Durango Dr Toledo, OH	3.0	1.0	1276	$1,350	$1.06	43d	1	1.03mi
1510 Watova Rd Toledo, OH	3.0	1.0	1197	$1,495	$1.25	21d	1	1.16mi
1021 Walbridge Ave Toledo, OH	3.0	1.0	1592	$975	$0.61	43d	1	1.18mi
319 N Detroit Ave Toledo, OH	3.0	1.0	1341	$845	$0.63	43d	1	1.36mi
837 Colburn St Unit 2 Toledo, OH	2.0	1.0	1158	$695	$0.60	23d	1	1.41mi
837 Colburn St Unit 1 Toledo, OH	2.0	1.0	1178	$700	$0.59	43d	1	1.41mi
1785 Tecumseh St Toledo, OH	2.0	1.0	930	$900	$0.97	43d	1	1.41mi
827 Colburn St Toledo, OH	2.0	1.0	1092	$750	$0.69	43d	1	1.43mi
771 Orchard St Unit 7715 Toledo, OH	2.0	1.0	1086	$645	$0.59	23d	1	1.43mi

Listing history 21 events

1. 2026-06-14
   days on market $109,900 Active 30 DOM
2. 2026-06-10
   days on market $109,900 Active 27 DOM
3. 2026-06-09
   days on market $109,900 Active 26 DOM
4. 2026-06-08
   days on market $109,900 Active 25 DOM
5. 2026-06-07
   days on market $109,900 Active 24 DOM
6. 2026-06-05
   days on market $109,900 Active 21 DOM
7. 2026-06-03
   days on market $109,900 Active 20 DOM
8. 2026-06-02
   days on market $109,900 Active 19 DOM
9. 2026-06-01
   days on market $109,900 Active 18 DOM
10. 2026-05-31
    days on market $109,900 Active 17 DOM
11. 2026-05-30
    days on market $109,900 Active 16 DOM
12. 2026-05-14
    listed $109,900 Active 509-char remark
13. 2026-05-07
    historical $109,900 509-char remark
14. 2025-10-14
    price $22,000 272-char remark

    Show marketing remark (272 chars)

    Please provide proof of funds with all offers. This property is eligible under the Freddie Mac first look initiative through 06/02/2018.Seller will not complete any repairs to the subject property, either lender or buyer requested. The property is sold in as is condition.

15. 2018-08-28
    soldstatus $22,000 272-char remark

    Show marketing remark (272 chars)

    Please provide proof of funds with all offers. This property is eligible under the Freddie Mac first look initiative through 06/02/2018.Seller will not complete any repairs to the subject property, either lender or buyer requested. The property is sold in as is condition.

16. 2018-05-14
    listed $24,900 272-char remark

    Show marketing remark (272 chars)

    Please provide proof of funds with all offers. This property is eligible under the Freddie Mac first look initiative through 06/02/2018.Seller will not complete any repairs to the subject property, either lender or buyer requested. The property is sold in as is condition.

17. 2015-04-07
    historical
18. 2014-04-07
    listed $39,890
19. 2008-01-31
    historical
20. 2007-07-23
    listed $89,900
21. 2003-12-30
    soldstatus $72,000

ⓘ 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: $1,278 · $106/mo
• Projected year-2 tax: $1,496 · $125/mo
• Expected delta: +$218/yr (+$18/mo · 17.1%)

ⓘ 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,837
• − Mortgage interest: −$6,156
• − Property taxes: −$1,278
• − Insurance: −$550
• − Repairs & maintenance: −$1,107
• − Management: −$1,107
• − Depreciation: −$3,197
• Taxable income: $442
• Est. tax owed @ 24.0%: −$106
• After-tax cash flow: $2,082/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): 21,404
• Household income: $42,313
• Rent vs Own: 55.7% rent · 44.3% own
• Severe rent burden: 1603.0

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 0.66)
• Race & ethnicity: White 47% Black 29% Hispanic / Latino 17% Two or more races 9%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Romanian 5% Lithuanian 2% Italian 1%
• Foreign-born: 4% · Canada, China
• Languages at home: 92% English-only · Spanish 5% Arabic 1% French/Haitian/Cajun 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: ▲ 0.75%
• Current HPI: 235.2515
• Rent YoY: ▲ 7.80%
• 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

+52.6% since first listed

12 events — show timeline

• 2026-06-14 Listing Removed — NORIS
• 2026-05-14 Listed $109,900 NORIS
• 2026-05-07 Coming Soon — NORIS
• 2025-10-14 Price Changed $22,000 NORIS
• 2018-08-28 Price Changed $24,900 NORIS
• 2018-08-28 Sold (MLS) $22,000 NORIS
• 2018-05-14 Listed $24,900 NORIS
• 2015-04-07 Listing Removed — NORIS
• 2014-04-07 Listed $39,890 NORIS
• 2008-01-31 Listing Removed — NORIS
• 2007-07-23 Listed $89,900 NORIS
• 2003-12-30 Sold (Public Records) $72,000 Public Records

Property tax history

+0.7%/yr

Latest (2025): $1,278 · +0.8% YoY. Source: county tax records.