119 Gradolph St · Toledo, OH 43612

$87,500

2 bd · 1.0 ba · 1,096 sqft · SingleFamily public records · 29 Days on market

Built 1917 4,600 sqft lot Est $72k · 21% 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 +26.1/30.0
• DSCR +8.8/10.0
• 1% rule +6.5/10.0
• Rent growth +4.0/5.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Inviting home in a quiet Toledo neighborhood with a spacious layout, perfect for first time home buyers or investors. Convenient to shopping, dining, parks, and I-75. Features a full basement for storage, an updated shower (Oct 2025), and new windows installed with warranty (Feb 2026).

Key facts

• Updated shower
• 4,600 sq ft lot
• Garage

Tags

• FULL BASEMENT FOR STORAGE
• UPDATED SHOWER

Property features AI

Exterior

• Parking: Detached garage (1 car); Driveway (shared); Gravel parking; Total of 2 parking spaces
• Utilities: Public water; Sanitary sewer; Electric with circuit breakers; Natural gas available; Electricity available
• Home design: Single-family residence; One and one-half levels; No attached units or common walls
• Construction: Aluminum siding, brick, and steel siding; Block foundation
• Exterior features: Deck; Shingle roof

Interior

• Kitchen: Refrigerator; Microwave
• Bedrooms: Bedroom (upper) — approx. 11 x 12; Bedroom (upper) — approx. 10 x 14
• Flooring: Porcelain tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Storage; Full basement
• Laundry & utility: Washer hookup; Washer; Dryer; Water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $88k.

Deal economics

• At list price, monthly cash flow is $221 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $88k).
• Recommended offer: $86k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.3% vs local median 7.7% 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: Rosa Parks Elementary School (math 2% / reading 8%, grade F, #1,554 of 1,584 statewide, top 100%, 263 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 fast (+6.0%/yr); 101 active listings in the ZIP; 40 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 $605 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 + 6.0% rent growth), your $24k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($86k) is reasonable based on typical stale-listing flexibility.
• 8 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 $59k; 48% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1917 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $86,187 (1.5% below list)

Questions for the listing agent

1. Built in 1917 — 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: 1.15% ✓
• Cap rate: 9.33%
• Cash-on-cash: 10.83%
• DSCR: 1.48
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $72,336
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4048 Asbury Dr	0.68mi	3/1.0 (+1)	1,091 (-0%)	1mo	$89,600	$82	62
610 Dryden Dr	0.67mi	3/1.5 (+1)	1,087 (-1%)	2mo	$71,500	$66	59
3550 Wersell Ave	0.72mi	3/1.0 (+1)	1,054 (-4%)	3mo	$48,000	$46	52
4129 Asbury Dr	0.73mi	3/1.0 (+1)	1,139 (+4%)	3mo	$80,000	$70	52
3319 Franklin Ave	0.55mi	2/1.0	958 (-13%)	3mo	$45,000	$47	51
17 W Pearl St	0.49mi	3/1.0 (+1)	966 (-12%)	2mo	$16,900	$17	51
4104 Caroline Ave	0.52mi	3/2.0 (+1)	1,202 (+10%)	2mo	$167,000	$139	49
4227 Caroline Ave	0.62mi	3/1.5 (+1)	1,210 (+10%)	1mo	$134,500	$111	46
312 W Oakland St	0.59mi	3/1.0 (+1)	1,248 (+14%)	2mo	$17,851	$14	42
330 E Lake St	0.68mi	3/2.0 (+1)	1,211 (+10%)	3mo	$72,000	$59	39
650 Dryden Dr	0.72mi	3/1.0 (+1)	1,248 (+14%)	1mo	$75,000	$60	38
4321 Burnham Ave	0.73mi	3/1.5 (+1)	1,256 (+15%)	1mo	$85,000	$68	34

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 · 6.01% rent growth · sell at horizon

5-year hold

• IRR: 3.1%
• Equity multiple: 1.12×
• Total profit: $3,037
• Equity at exit: $13,047

10-year hold

• IRR: 15.3%
• Equity multiple: 2.41×
• Total profit: $34,458
• Equity at exit: $7,565

Cash invested: $24,500 (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 43612

• Home prices YoY: -17.5%
• Rents YoY: 6.0%
• Active inventory: 101
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,006 high
• Mortgage (P&I): −$459
• Tax from tax record: −$78 /mo · $937/yr
• Insurance: −$36
• HOA: −$0
• Vacancy / Maint / Mgmt: −$211
• Net cashflow: $221

Break-even live

Break-even rent $726

Max offer price $87,500

Occupancy floor 73%

Sensitivity live

Price	-10% $271	-5% $246	+0% $221	+5% $196	+10% $172
Rent	-10% $142	-5% $181	+0% $221	+5% $261	+10% $301
Rate	-1.0pp $265	-0.5pp $243	base $221	+0.5pp $198	+1.0pp $175

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: $21,875
• Closing costs: $2,625
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4013 Caroline Ave Toledo, OH	1.0	1.0	840	$800	$0.95	22d	1	0.49mi
3950 Woodhaven Dr Toledo, OH	2.0	1.0	1072	$745	$0.69	25d	1	0.49mi
4140 Caroline Ave Toledo, OH	3.0	1.5	1378	$1,650	$1.20	25d	1	0.53mi
4220 Caroline Ave Toledo, OH	3.0	1.0	944	$1,095	$1.16	45d	1	0.56mi
59 E Hudson St Toledo, OH	3.0	1.0	1368	$1,100	$0.80	45d	1	0.60mi
4124 Vermaas Ave Toledo, OH	2.0	1.0	1245	$997	$0.80	45d	1	0.62mi
4039 Vermaas Ave Toledo, OH	2.0	1.0	900	$900	$1.00	25d	1	0.63mi
4129 Vermaas Ave Toledo, OH	3.0	1.5	1385	$1,250	$0.90	45d	1	0.65mi
333 E Lake St Toledo, OH	2.0	1.0	800	$495	$0.62	25d	1	0.70mi
405 E Manhattan Blvd Toledo, OH	2.0	1.0	1000	$900	$0.90	15d	1	0.73mi
244 Sunset Blvd Toledo, OH	2.0	1.0	726	$1,045	$1.44	22d	1	0.76mi
610 Cadillac Ct Toledo, OH	3.0	1.0	1409	$1,050	$0.75	25d	1	0.80mi
424 E Lake St Toledo, OH	3.0	1.0	1228	$1,075	$0.88	15d	1	0.82mi
1014 Berdan Ave Toledo, OH	3.0	1.0	1215	$1,200	$0.99	45d	1	0.89mi
1016 Mallett St Unit 1 Toledo, OH	2.0	1.0	1300	$900	$0.69	45d	1	0.91mi
3805 Berkeley Unit 3 Toledo, OH	1.0	1.0	700	$735	$1.05	15d	1	0.94mi
3010 Warsaw St Toledo, OH	1.0	1.0	806	$525	$0.65	22d	1	0.95mi
3615 Berkeley Dr Toledo, OH	3.0	1.0	1096	$1,400	$1.28	15d	1	0.96mi
516 E Hudson St Toledo, OH	3.0	1.0	1204	$1,098	$0.91	15d	1	0.96mi
3812 Drexel Dr Apt 2 Toledo, OH	1.0	1.0	950	$773	$0.81	25d	1	0.97mi
524 E Hudson St Toledo, OH	2.0	1.0	1050	$825	$0.79	45d	1	0.98mi
524 E Hudson St Toledo, OH	3.0	1.0	1150	$895	$0.78	22d	1	0.98mi
4158 Mayfield Dr Toledo, OH	2.0	1.0	960	$850	$0.89	15d	1	1.00mi
425 Boston Pl Unit A Toledo, OH	2.0	1.0	1200	$895	$0.75	25d	1	1.08mi
4138 N Lockwood Ave Toledo, OH	2.0	1.0	1300	$1,050	$0.81	25d	1	1.10mi
2907 Rockwood Pl Toledo, OH	3.0	1.0	1494	$1,100	$0.74	15d	1	1.11mi
319 Dexter St Toledo, OH	2.0	1.0	990	$1,005	$1.02	45d	1	1.13mi
710 E Lake St Toledo, OH	3.0	1.0	1242	$1,000	$0.81	15d	1	1.14mi
227 Everett St Toledo, OH	2.0	1.0	914	$850	$0.93	45d	1	1.16mi
3915 Willys Pkwy Unit 3915 Toledo, OH	3.0	1.0	1080	$800	$0.74	22d	1	1.19mi
4459 N Haven Ave Toledo, OH	3.0	1.0	1416	$1,200	$0.85	15d	1	1.20mi
3541 Willys Pkwy Toledo, OH	3.0	1.0	1113	$1,400	$1.26	45d	1	1.23mi
329 Mettler St Toledo, OH	2.0	1.0	908	$975	$1.07	15d	1	1.25mi
420 Everett St Toledo, OH	2.0	1.0	1000	$975	$0.97	25d	1	1.26mi
830 Homer Ave Toledo, OH	3.0	1.0	1208	$895	$0.74	45d	1	1.29mi
2807 Chestnut St Unit 2 Toledo, OH	1.0	1.0	745	$495	$0.66	22d	1	1.32mi
3805 Hoiles Ave Toledo, OH	3.0	1.0	1370	$1,025	$0.75	25d	1	1.32mi
3725 Hoiles Ave Toledo, OH	3.0	1.0	1180	$1,245	$1.06	25d	1	1.32mi
225 Palmer St Toledo, OH	2.0	1.0	924	$895	$0.97	45d	1	1.37mi
3713 Hazelhurst Ave Toledo, OH	3.0	1.5	1352	$1,700	$1.26	45d	1	1.40mi

Listing history 41 events

1. 2026-06-21
   days on market $87,500 Active 29 DOM
2. 2026-06-18
   days on market $87,500 Active 26 DOM
3. 2026-06-17
   days on market $87,500 Active 25 DOM
4. 2026-06-16
   days on market $87,500 Active 24 DOM
5. 2026-06-15
   days on market $87,500 Active 23 DOM
6. 2026-06-14
   days on market $87,500 Active 21 DOM
7. 2026-06-10
   days on market $87,500 Active 18 DOM
8. 2026-06-09
   days on market $87,500 Active 17 DOM
9. 2026-06-08
   days on market $87,500 Active 16 DOM
10. 2026-06-07
    days on market $87,500 Active 15 DOM
11. 2026-06-05
    days on market $87,500 Active 12 DOM
12. 2026-06-03
    days on market $87,500 Active 11 DOM
13. 2026-06-02
    days on market $87,500 Active 10 DOM
14. 2026-06-01
    days on market $87,500 Active 9 DOM
15. 2026-05-31
    days on market $87,500 Active 8 DOM
16. 2026-05-30
    days on market $87,500 Active 7 DOM
17. 2026-05-18
    historical
18. 2026-03-04
    price $89,900
19. 2026-02-18
    listed $102,000 Active
20. 2026-01-03
    historical
21. 2025-10-14
    price $59,000
22. 2025-09-10
    price $99,900
23. 2025-09-03
    listed $109,900 Active
24. 2025-08-30
    historical
25. 2025-08-26
    historical
26. 2025-06-30
    listed $110,000 Active
27. 2025-06-13
    historical
28. 2025-06-06
    listed $109,900 Active
29. 2025-06-03
    historical
30. 2025-05-29
    historical
31. 2025-04-06
    listed $107,900 Active
32. 2025-03-30
    historical
33. 2024-11-20
    price $110,000
34. 2024-10-23
    price $115,000
35. 2024-09-25
    price $116,500
36. 2024-09-08
    listed $118,500 Active
37. 2021-12-07
    soldstatus $59,000
38. 2021-11-24
    status Pending
39. 2021-11-23
    soldstatus $59,000 Closed
40. 2021-09-28
    historical Contingent
41. 2021-09-13
    listed $62,500 Active

ⓘ 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: $937 · $78/mo
• Projected year-2 tax: $1,151 · $96/mo
• Expected delta: +$214/yr (+$18/mo · 22.8%)

ⓘ 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,069
• − Mortgage interest: −$4,901
• − Property taxes: −$937
• − Insurance: −$438
• − Repairs & maintenance: −$965
• − Management: −$965
• − Depreciation: −$2,545
• Taxable income: $1,316
• Est. tax owed @ 24.0%: −$316
• After-tax cash flow: $2,337/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): 28,480
• Household income: $50,728
• Rent vs Own: 45.4% rent · 54.6% own
• Severe rent burden: 1203.0

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: Majority White (63%)
• Race & ethnicity: White 63% Black 23% Two or more races 10% Hispanic / Latino 9%
• Hispanic origin (detail): Mexican 6% Puerto Rican 2%
• Common ancestry: Romanian 9% Lithuanian 3% Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2% 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: ▼ -50.05%
• Current HPI: 235.5389
• Rent YoY: ▲ 6.01%
• 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

+40.0% since first listed

26 events — show timeline

• 2026-05-23 Listed $87,500 NORIS
• 2026-05-18 Listing Removed — NORIS
• 2026-03-04 Price Changed $89,900 NORIS
• 2026-02-18 Listed $102,000 NORIS
• 2026-01-03 Listing Removed — NORIS
• 2025-10-14 Price Changed $59,000 NORIS
• 2025-09-10 Price Changed $99,900 NORIS
• 2025-09-03 Listed $109,900 NORIS
• 2025-08-30 Coming Soon — NORIS
• 2025-08-26 Listing Removed — NORIS
• 2025-06-30 Listed $110,000 NORIS
• 2025-06-13 Listing Removed — NORIS
• 2025-06-06 Listed $109,900 NORIS
• 2025-06-03 Coming Soon — NORIS
• 2025-05-29 Listing Removed — NORIS
• 2025-04-06 Listed $107,900 NORIS
• 2025-03-30 Listing Removed — NORIS
• 2024-11-20 Price Changed $110,000 NORIS
• 2024-10-23 Price Changed $115,000 NORIS
• 2024-09-25 Price Changed $116,500 NORIS
• 2024-09-08 Listed $118,500 NORIS
• 2021-12-07 Sold (Public Records) $59,000 Public Records
• 2021-11-24 Pending — NORIS
• 2021-11-23 Sold (MLS) $59,000 NORIS
• 2021-09-28 Contingent — NORIS
• 2021-09-13 Listed $62,500 NORIS

Property tax history

+1.0%/yr

Latest (2025): $937 · +1.5% YoY. Source: county tax records.