1421 N Ravine Pkwy · Toledo, OH 43605

$79,900

3 bd · 1.0 ba · 1,132 sqft · SingleFamily public records · 1 Days on market

Built 1954 3,600 sqft lot Est $79k · at est.

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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
• DSCR +10.0/10.0
• 1% rule +9.4/10.0
• ARV discount +7.1/15.0
• Rent growth +3.8/5.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

COME CHECK OUT THIS HOME ACROSS FROM A PARK ON A VERY QUIET STREET! This 3bedrm home (possibly 4) has 1.5 bath. It comes with a clean full-size basement. Updates include newer roof, water heater, and furnace. Siding was applied within the past 7 years. High school and elementary school all within safe walking distance. Enclosed front porch and a 1 car garage is ready for new ownership or rent it out for $1250.00 a month. The basement has a kitchen setup and a potential 4th bedroom.

Key facts

• Quiet street
• Newer furnace
• Newer roof

Tags

• QUIET STREET
• ACROSS FROM PARK
• CLEAN FULL BASEMENT
• NEWER ROOF
• NEWER FURNACE
• NEWER WATER HEATER

Property features AI

Finance

• Other: Property type: Residential; Living area reported (value withheld per instructions)

Exterior

• Parking: Has garage; Off-street parking
• Utilities: Electricity connected; Public water; Sanitary sewer
• Home design: Single-family residence; Not attached to other properties; No common walls; Two-story (two total stories, described as two and one-half levels); Entry facing information not provided
• Construction: Vinyl siding; Combination foundation; Year built not provided
• Exterior features: Shingle roof

Interior

• Kitchen: Kitchen on the main level
• Bedrooms: Three bedrooms on the upper level; Main-level living spaces
• Flooring: Hardwood floors; Luxury vinyl flooring
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Six total rooms; Other interior features
• Laundry & utility: Washer hookup in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $386 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Cap rate 12.1% 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: Garfield Elementary School (math 7% / reading 14%, grade F, #1,461 of 1,584 statewide, top 92%, 387 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 23d 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 35% 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 $552 of loan paydown is wiped out by about $2k 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 + 5.4% rent growth), your $22k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 13y 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 $62k; 29% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $79,900

Questions for the listing agent

1. Built in 1954 — 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: 1.44% ✓
• Cap rate: 12.09%
• Cash-on-cash: 20.70%
• DSCR: 1.92
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $79,240
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
128 Carbon St	0.25mi	3/1.0	1,113 (-2%)	3mo	$89,000	$80	83
150 E Broadway St	0.27mi	3/1.0	1,048 (-7%)	0mo	$20,000	$19	74
256 Midvale Ave	0.42mi	3/1.0	1,180 (+4%)	4mo	$137,300	$116	70
2017 Kelsey Ave	0.58mi	3/1.0	1,152 (+2%)	1mo	$119,900	$104	69
136 Steel St	0.22mi	4/1.0 (+1)	1,229 (+9%)	3mo	$95,000	$77	68
1320 Mott Ave	0.14mi	4/1.0 (+1)	1,299 (+15%)	4mo	$85,400	$66	60
328 White St	0.41mi	2/1.0 (-1)	1,000 (-12%)	1mo	$39,900	$40	56
463 Howland Ave	0.66mi	3/1.0	1,027 (-9%)	4mo	$65,000	$63	50
146 Esther St	0.71mi	3/1.0	1,255 (+11%)	1mo	$71,500	$57	48
1133 Nevada St	0.72mi	2/1.0 (-1)	1,044 (-8%)	4mo	$36,000	$34	46
444 Raymer Blvd	0.57mi	2/1.5 (-1)	1,283 (+13%)	5mo	$90,000	$70	40
130 Burger St	0.71mi	2/2.0 (-1)	1,242 (+10%)	3mo	$134,000	$108	39

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: 15.6%
• Equity multiple: 1.65×
• Total profit: $14,444
• Equity at exit: $11,913

10-year hold

• IRR: 25.9%
• Equity multiple: 3.52×
• Total profit: $56,330
• Equity at exit: $6,908

Cash invested: $22,372 (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: 5.8×

Monthly cashflow live

• Estimated rent: $1,151 high
• Mortgage (P&I): −$419
• Tax from tax record: −$71 /mo · $851/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $386

Break-even live

Break-even rent $662

Max offer price $79,900

Occupancy floor 61%

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
221 Licking St Unit 2 Toledo, OH	3.0	1.0	1048	$1,099	$1.05	23d	1	0.12mi
1306 Mott Ave Toledo, OH	3.0	1.5	1282	$1,149	$0.90	43d	1	0.15mi
1305 Mott Ave Toledo, OH	3.0	1.0	1080	$1,000	$0.93	43d	1	0.17mi
223 Valleywood Dr Toledo, OH	2.0	1.0	1098	$1,099	$1.00	23d	1	0.25mi
128 Carbon St Toledo, OH	3.0	1.0	1113	$1,200	$1.08	23d	1	0.27mi
653 Oswald St Toledo, OH	2.0	1.0	920	$800	$0.87	43d	1	0.42mi
414 Platt St Unit ST-3 Toledo, OH	3.0	1.0	1500	$1,150	$0.77	23d	1	0.48mi
420 Platt St Toledo, OH	2.0	1.0	1499	$685	$0.46	21d	1	0.48mi
470 2nd St Unit 1 Toledo, OH	2.0	1.0	950	$799	$0.84	43d	1	0.62mi
29 Garfield Pl Toledo, OH	4.0	2.0	1300	$1,250	$0.96	13d	1	0.66mi
557 Valleywood Dr Toledo, OH	3.0	1.0	848	$1,100	$1.30	43d	1	0.67mi
625 Riverside Dr Toledo, OH	1.0–2.0	1.0–2.0	860	$1,767	$2.05	13d	37	0.68mi
508 Howland Ave Toledo, OH	3.0	1.0	840	$1,000	$1.19	43d	1	0.69mi
1123 Nevada St Toledo, OH	2.0	1.0	792	$900	$1.14	13d	1	0.69mi
1614 Nevada St Toledo, OH	2.0	1.0	1172	$1,000	$0.85	21d	1	0.74mi
2074 Starr Ave Toledo, OH	3.0	1.0	1115	$1,025	$0.92	23d	1	0.76mi
571 Howland Ave Toledo, OH	2.0	1.0	874	$875	$1.00	43d	1	0.77mi
1848 Genesee St Toledo, OH	3.0	1.0	1069	$1,200	$1.12	43d	1	0.77mi
1848 Genesee St Toledo, OH	3.0	1.0	1069	$1,300	$1.22	23d	1	0.77mi
1964 Burr St Toledo, OH	3.0	1.0	1159	$1,250	$1.08	43d	1	0.79mi
1119 N Summit St Toledo, OH	2.0	2.0	1500	$1,890	$1.26	43d	1	0.84mi
1119 N Summit St Toledo, OH	2.0	2.0	1226	$1,750	$1.43	23d	1	0.84mi
1119 N Summit St Toledo, OH	1.0–2.0	1.0–2.0	1023	$1,750	$1.71	13d	2	0.85mi
724 Plymouth St Toledo, OH	2.0	1.0	819	$750	$0.92	43d	1	0.87mi
537 Potter St Toledo, OH	2.0	1.0	1200	$625	$0.52	23d	1	0.91mi
1505 Navarre Ave Toledo, OH	3.0	1.0	1331	$1,145	$0.86	43d	1	0.94mi
1449 N Huron St Toledo, OH	4.0	2.0	1430	$1,045	$0.73	13d	1	0.97mi
2129 Nevada St Toledo, OH	3.0	1.0	1352	$1,200	$0.89	13d	1	1.00mi
630 Mulberry St Toledo, OH	2.0	1.0	1000	$950	$0.95	23d	1	1.02mi
948 White St Toledo, OH	3.0	1.0	1024	$1,135	$1.11	13d	1	1.04mi
722 Coyne Ave Toledo, OH	2.0	1.0	900	$1,000	$1.11	13d	1	1.12mi
626 Walnut St Toledo, OH	3.0	1.0	1088	$995	$0.91	43d	1	1.13mi
20 Greenwood Ave Toledo, OH	3.0	1.0	1496	$1,150	$0.77	13d	1	1.13mi
732 Coyne Ave Toledo, OH	3.0	1.0	968	$1,145	$1.18	13d	1	1.14mi
1106 White St Toledo, OH	3.0	1.0	1200	$1,015	$0.85	13d	1	1.14mi
908 Forsythe St Unit Upstairs Toledo, OH	2.0	1.0	1164	$900	$0.77	13d	1	1.14mi
908 Forsythe St Unit Downstairs Toledo, OH	3.0	1.0	1164	$950	$0.82	43d	1	1.14mi
921 Berry St Toledo, OH	4.0	1.0	1204	$1,350	$1.12	13d	1	1.18mi
200 N St Clair St Toledo, OH	2.0	1.0–2.0	835	$2,550	$3.05	13d	15	1.21mi
1031 N Michigan St Toledo, OH	3.0	2.0	1488	$1,195	$0.80	23d	1	1.22mi

Listing history 2 events

1. 2026-06-18
   remarks 461-char remark
2. 2026-06-18
   listed $79,900 Active 1 DOM

ⓘ 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: $851 · $71/mo
• Projected year-2 tax: $1,049 · $87/mo
• Expected delta: +$198/yr (+$16/mo · 23.2%)

ⓘ 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: $13,810
• − Mortgage interest: −$4,476
• − Property taxes: −$851
• − Insurance: −$400
• − Repairs & maintenance: −$1,105
• − Management: −$1,105
• − Depreciation: −$2,324
• Taxable income: $3,550
• Est. tax owed @ 24.0%: −$852
• After-tax cash flow: $3,780/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

+158.6% since first listed

15 events — show timeline

• 2026-06-17 Listed $79,900 NORIS
• 2025-11-14 Sold (Public Records) $62,000 Public Records
• 2025-10-31 Sold (MLS) $62,000 NORIS
• 2025-09-03 Pending — NORIS
• 2025-09-03 Contingent — NORIS
• 2025-08-20 Price Changed $77,900 NORIS
• 2025-08-03 Relisted — NORIS
• 2025-07-24 Contingent — NORIS
• 2025-07-12 Listed $79,900 NORIS
• 2024-09-04 Listing Removed — NORIS
• 2024-09-03 Listed $69,900 NORIS
• 2024-08-28 Coming Soon — NORIS
• 2015-06-01 Sold (Public Records) $32,000 Public Records
• 2014-01-27 Listing Removed — NORIS
• 2013-07-28 Listed $30,900 NORIS

Property tax history

-1.4%/yr

Latest (2025): $851 · -44.6% YoY. Source: county tax records.