5012 Ancil Rd · Toledo, OH 43615

$99,900

3 bd · 1.0 ba · 1,217 sqft · SingleFamily public records · 4 Days on market

Built 1936 0.38 ac lot Est $155k · 35% 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 +29.6/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.7/10.0
• Livability +3.3/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Adorable, updated bungalow on two lots! Tucked away deep into the neighborhood. The country-like setting is quiet and private while being close to restaurants, shopping, UT, etc. Newer replacement windows and roof. Water heater-’16. Remodeled bathroom. Eat-in kitchen w/breakfast bar overlooking the yard. Spacious master w/tons of storage. 1st fl laundry. Huge garage w/carport. Home Warranty.

Key facts

• 2.5 car garage
• Updated windows
• First floor laundry

Tags

• LARGE DOUBLE LOT
• 2.5 CAR GARAGE
• CARPORT
• FIRST FLOOR LAUNDRY
• UPDATED WINDOWS
• DIMENSIONAL SHINGLE ROOF

Property features AI

Finance

• Other: Property is residential single-family (no common walls); Additional parcel included (reference: 20-59294); Zoning: 10-RS6; Living area reported from public records

Exterior

• Parking: Detached carport; Attached garage with garage door opener; Driveway; Approximately 2.5 garage spaces and 1 carport space; Asphalt and concrete surfaces
• Utilities: Public water; Public sewer; Electricity connected (100 amp service); Natural gas connected; Cable available
• Home design: Single-family house; Two levels; No attached units; Corner lot; City street frontage; Asphalt road surface
• Construction: Aluminum siding; Shingle roof; Crawl space foundation; Built year from public records
• Exterior features: Private yard; Storage; Patio/porch (other)

Interior

• Kitchen: Electric range; Dishwasher; Refrigerator
• Bedrooms: Bedroom 2 on the main level with ceiling fan; Bedroom 4 on the main level with ceiling fan; Additional upper-level room (large space)
• Flooring: Carpet; Vinyl; Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Entrance foyer; Smart thermostat; Ceiling fans; Cove ceilings; Double-pane windows; 6 total rooms
• Laundry & utility: Washer and dryer included; Laundry on the main level; Utility room on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $362 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Cap rate 10.6% vs local median 7.6% 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: Hawkins Elementary School (math 18% / reading 23%, grade F, #1,279 of 1,584 statewide, top 81%, 352 students, 0% FRL); Rogers High School (math 8% / reading 27%, grade F, #689 of 781 statewide, top 90%, 721 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 (+2.6%/yr); 114 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $691 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 + 2.6% rent growth), your $28k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 10y 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 $78k; 27% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1936 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $99,900

Questions for the listing agent

1. Built in 1936 — 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: 1.37% ✓
• Cap rate: 10.64%
• Cash-on-cash: 15.51%
• DSCR: 1.69
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $154,559
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1723 Atwood Rd	0.36mi	3/1.0	1,189 (-2%)	1mo	$155,000	$130	78
5057 Kellogg Rd	0.21mi	2/1.5 (-1)	1,104 (-9%)	1mo	$186,000	$168	66
1923 Eileen Rd	0.57mi	3/1.0	1,152 (-5%)	2mo	$141,000	$122	62
5427 Florita Dr	0.71mi	4/1.0 (+1)	1,208 (-1%)	1mo	$182,000	$151	60
5201 Brandel Cir	0.40mi	3/1.0	1,099 (-10%)	6mo	$139,900	$127	60
1933 Grecourt Dr	0.65mi	3/1.0	1,307 (+7%)	2mo	$165,000	$126	55
5318 Brandon Rd	0.39mi	2/1.0 (-1)	1,105 (-9%)	10mo	$126,900	$115	53
2003 Rivard Rd	0.73mi	3/1.0	1,144 (-6%)	10mo	$160,000	$140	48
5343 Florita Dr	0.64mi	3/1.0	1,337 (+10%)	8mo	$141,000	$105	47
2004 Rivard Rd	0.71mi	3/2.0	1,282 (+5%)	9mo	$155,000	$121	47
1846 Harlan Rd	0.57mi	3/2.0	1,056 (-13%)	9mo	$155,000	$147	40
2026 Pautucket Rd	0.74mi	3/1.5	1,375 (+13%)	5mo	$165,000	$120	37

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 · 2.59% rent growth · sell at horizon

5-year hold

• IRR: 5.8%
• Equity multiple: 1.23×
• Total profit: $6,322
• Equity at exit: $14,895

10-year hold

• IRR: 14.9%
• Equity multiple: 2.18×
• Total profit: $33,033
• Equity at exit: $8,638

Cash invested: $27,972 (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 43615

• Home prices YoY: -31.9%
• Rents YoY: 2.6%
• Active inventory: 114
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,369 high
• Mortgage (P&I): −$524
• Tax from tax record: −$154 /mo · $1,853/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$288
• Net cashflow: $362

Break-even live

Break-even rent $911

Max offer price $99,900

Occupancy floor 69%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1101 Linden Ln Toledo, OH	1.0–2.0	1.0–2.0	975	$1,345	$1.38	43d	4	0.14mi
1125 Hilltop Ln Unit 1127 Toledo, OH	3.0	1.5	1500	$1,549	$1.03	23d	1	0.21mi
1318 Montain Rd Toledo, OH	2.0	1.0	1050	$1,195	$1.14	21d	1	0.23mi
1599 Twin Oaks Dr Toledo, OH	2.0	1.0	864	$976	$1.13	14d	1	0.28mi
1130 Pine Valley Ln Toledo, OH	1.0–2.0	1.0–2.0	799	$1,299	$1.63	14d	6	0.32mi
5460 Dorr St Toledo, OH	1.0–2.0	1.0	553	$710	$1.28	43d	1	0.63mi
2023 Eileen Rd Toledo, OH	3.0	1.0	1297	$1,475	$1.14	43d	1	0.66mi
5007 Hill Ave Unit 5 H Toledo, OH	2.0	1.0	950	$850	$0.89	23d	1	0.85mi
4515 W Bancroft St Toledo, OH	3.0	2.0	1120	$1,500	$1.34	14d	1	0.99mi
5344 Claxton St Toledo, OH	3.0	1.0	1234	$1,445	$1.17	43d	1	1.05mi
1009 N Holland Sylvania Rd Toledo, OH	2.0–3.0	1.0–2.0	1130	$1,759	$1.56	14d	21	1.19mi
1926 N Holland Sylvania Rd Toledo, OH	2.0	1.0	900	$700	$0.78	43d	1	1.22mi
536 Carver Blvd Toledo, OH	3.0	1.0	1204	$1,195	$0.99	23d	1	1.27mi
4033 Hillandale Rd Toledo, OH	2.0	1.0	1170	$1,495	$1.28	23d	1	1.29mi
1230 Bedford Woods Dr Unit DR-8 Toledo, OH	2.0	1.0	756	$850	$1.12	43d	1	1.39mi
4012 W Bancroft St Ottawa Hills, OH	2.0	1.0	1008	$972	$0.96	23d	1	1.41mi
5001 South Ave Toledo, OH	3.0	2.0	1312	$1,424	$1.09	14d	1	1.45mi
2704 Westmar Ct Toledo, OH	1.0–2.0	1.0–1.5	944	$1,599	$1.69	14d	1	1.50mi

Listing history 9 events

1. 2026-05-22
   listed $99,900 Active
2. 2025-10-14
   price $78,500 400-char remark

   Show marketing remark (286 chars)

   What a deal! Home is being sold with adjoining 8800 sq ft corner lot. New vinyl thermopane windows. Newer roof. Eat in kitchen with pantry. Nice size laundry/utility room off kitchen. Upstairs bedroom has walk through sitting/study room. Loads of potential with your personal updates.

3. 2025-10-14
   price $52,000 286-char remark

   Show marketing remark (286 chars)

   What a deal! Home is being sold with adjoining 8800 sq ft corner lot. New vinyl thermopane windows. Newer roof. Eat in kitchen with pantry. Nice size laundry/utility room off kitchen. Upstairs bedroom has walk through sitting/study room. Loads of potential with your personal updates.

4. 2019-10-04
   soldstatus $78,500
5. 2019-10-03
   soldstatus $78,500 400-char remark

   Show marketing remark (400 chars)

   Adorable, updated bungalow on two lots! Tucked away deep into the neighborhood. The country-like setting is quiet and private while being close to restaurants, shopping, UT, etc. Newer replacement windows and roof. Water heater-’16. Remodeled bathroom. Eat-in kitchen w/breakfast bar overlooking the yard. Spacious master w/tons of storage. 1st fl laundry. Huge garage w/carport. Home Warranty.

6. 2019-08-07
   listed $85,000 400-char remark

   Show marketing remark (400 chars)

   Adorable, updated bungalow on two lots! Tucked away deep into the neighborhood. The country-like setting is quiet and private while being close to restaurants, shopping, UT, etc. Newer replacement windows and roof. Water heater-’16. Remodeled bathroom. Eat-in kitchen w/breakfast bar overlooking the yard. Spacious master w/tons of storage. 1st fl laundry. Huge garage w/carport. Home Warranty.

7. 2016-11-22
   soldstatus $52,000
8. 2016-11-15
   soldstatus $52,000 286-char remark

   Show marketing remark (286 chars)

   What a deal! Home is being sold with adjoining 8800 sq ft corner lot. New vinyl thermopane windows. Newer roof. Eat in kitchen with pantry. Nice size laundry/utility room off kitchen. Upstairs bedroom has walk through sitting/study room. Loads of potential with your personal updates.

9. 2016-08-26
   listed $56,500 286-char remark

   Show marketing remark (286 chars)

   What a deal! Home is being sold with adjoining 8800 sq ft corner lot. New vinyl thermopane windows. Newer roof. Eat in kitchen with pantry. Nice size laundry/utility room off kitchen. Upstairs bedroom has walk through sitting/study room. Loads of potential with your personal updates.

ⓘ 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: $1,853 · $154/mo
• Projected year-2 tax: $1,853 · $154/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 ≥100°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,429
• − Mortgage interest: −$5,596
• − Property taxes: −$1,853
• − Insurance: −$500
• − Repairs & maintenance: −$1,314
• − Management: −$1,314
• − Depreciation: −$2,906
• Taxable income: $2,946
• Est. tax owed @ 24.0%: −$707
• After-tax cash flow: $3,633/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): 40,146
• Household income: $57,713
• Rent vs Own: 46.0% rent · 54.0% own
• Severe rent burden: 1683.0

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 (62%)
• Race & ethnicity: White 62% Black 26% Two or more races 6% Hispanic / Latino 4% Asian 3%
• Common ancestry: Romanian 7% Lithuanian 3% Slovak 2%
• Foreign-born: 5% · China, Canada
• Languages at home: 93% English-only · Arabic 2% Spanish 1% Chinese 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: ▼ -96.44%
• Current HPI: 205.95
• Rent YoY: ▲ 2.59%
• 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

+76.8% since first listed

9 events — show timeline

• 2026-05-22 Listed $99,900 NORIS
• 2025-10-14 Price Changed $78,500 NORIS
• 2025-10-14 Price Changed $52,000 NORIS
• 2019-10-04 Sold (Public Records) $78,500 Public Records
• 2019-10-03 Sold (MLS) $78,500 NORIS
• 2019-08-07 Listed $85,000 NORIS
• 2016-11-22 Sold (Public Records) $52,000 Public Records
• 2016-11-15 Sold (MLS) $52,000 NORIS
• 2016-08-26 Listed $56,500 NORIS

Property tax history

+5.3%/yr

Latest (2025): $1,853 · -0.5% YoY. Source: county tax records.