906 Oakwood Ave · Toledo, OH 43607

$95,900

4 bd · 2.0 ba · 1,932 sqft · SingleFamily public records · 58 Days on market

Built 1897 7,200 sqft lot $50/sqft · 44% above area Est $67k · 44% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 906 Oakwood — a spacious 4-bedroom, 2-bath home offering comfort, functionality, and room to grow! This property features generous living spaces, ideal for both everyday living and entertaining. The large bedrooms provide plenty of flexibility for families, guests, or a home office setup. The home includes two full bathrooms for added convenience, while the layout offers great flow between the living areas and kitchen. Outside, you'll find a 2-car garage providing ample parking, storage, or workspace. Whether you're looking for a primary residence or an investment opportunity, this home delivers size, value, and potential. Come check this out!

Key facts

• 7,200 sq ft lot
• 2 garage spots
• Built 1897

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $96k.

Deal economics

• At list price, monthly cash flow is $562 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $96k).
• Recommended offer: $93k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.3% 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-, 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 (+8.2%/yr); 83 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 45% of the median local income ($41k/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 $663 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 + 8.0% rent growth), your $27k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($93k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y 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 $96k implies a 336% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1897 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $93,023 (3.0% below list)

Questions for the listing agent

1. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1897 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.61% ✓
• Cap rate: 13.32%
• Cash-on-cash: 25.11%
• DSCR: 2.12
• GRM: 5.2

CMA / ARV

• ARV (median comp): $66,778
• List price: $95,900
• Delta: 43.61%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
842 Lincoln Ave	0.10mi	3/1.0 (-1)	1,856 (-4%)	3mo	$16,500	$9	78
1061 Lincoln Ave	0.21mi	4/1.5	2,050 (+6%)	11mo	$49,000	$24	69
636 Norwood Ave	0.30mi	3/1.5 (-1)	2,009 (+4%)	7mo	$120,000	$60	67
1104 Norwood Ave	0.27mi	3/2.0 (-1)	1,764 (-9%)	14mo	$115,000	$65	56
1081 W Woodruff Ave	0.32mi	5/1.5 (+1)	2,186 (+13%)	3mo	$26,000	$12	54
645 Oakwood Ave	0.27mi	3/2.0 (-1)	1,719 (-11%)	17mo	$159,900	$93	50
1256 Indiana Ave	0.66mi	5/2.0 (+1)	1,783 (-8%)	13mo	$63,500	$36	41
670 Indiana Ave	0.49mi	3/2.0 (-1)	1,668 (-14%)	16mo	$82,000	$49	36
1340 Lincoln Ave	0.61mi	3/1.5 (-1)	2,124 (+10%)	17mo	$25,000	$12	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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 24.1%
• Equity multiple: 2.06×
• Total profit: $28,408
• Equity at exit: $14,299

10-year hold

• IRR: 35.0%
• Equity multiple: 5.02×
• Total profit: $107,949
• Equity at exit: $8,292

Cash invested: $26,852 (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 43607

• Home prices YoY: -27.5%
• Rents YoY: 8.2%
• Active inventory: 83
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,540 high
• Mortgage (P&I): −$503
• Tax from tax record: −$112 /mo · $1,346/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$323
• Net cashflow: $562

Break-even live

Break-even rent $829

Max offer price $95,900

Occupancy floor 59%

Sensitivity live

Price	-10% $616	-5% $589	+0% $562	+5% $535	+10% $508
Rent	-10% $440	-5% $501	+0% $562	+5% $623	+10% $684
Rate	-1.0pp $610	-0.5pp $586	base $562	+0.5pp $537	+1.0pp $512

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: $23,975
• Closing costs: $2,877
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1140 Palmwood Ave Toledo, OH	3.0	1.0	1292	$1,500	$1.16	44d	1	0.38mi
1122 Pinewood Ave Toledo, OH	3.0	1.0	1559	$1,150	$0.74	14d	1	0.49mi
2117 Clinton St Toledo, OH	3.0	1.0	1256	$1,115	$0.89	44d	1	1.06mi
119 Winthrop St Toledo, OH	3.0	1.0	1734	$1,350	$0.78	24d	1	1.15mi
1436 Palmetto Ave Toledo, OH	3.0	1.0	1678	$1,400	$0.83	24d	1	1.28mi
319 N Detroit Ave Toledo, OH	3.0	1.0	1341	$845	$0.63	44d	1	1.35mi
2907 Rockwood Pl Toledo, OH	3.0	1.0	1494	$1,100	$0.74	14d	1	1.40mi
1420 Addington Rd Toledo, OH	5.0	1.5	1728	$1,500	$0.87	44d	1	1.40mi

Listing history 21 events

1. 2026-06-17
   status $95,900 Pending 58 DOM
2. 2026-06-17
   days on market $95,900 Contingent 58 DOM
3. 2026-06-16
   days on market $95,900 Contingent 57 DOM
4. 2026-06-15
   days on market $95,900 Contingent 56 DOM
5. 2026-06-14
   days on market $95,900 Contingent 54 DOM
6. 2026-06-10
   days on market $95,900 Contingent 51 DOM
7. 2026-06-09
   days on market $95,900 Contingent 50 DOM
8. 2026-06-08
   days on market $95,900 Contingent 49 DOM
9. 2026-06-07
   days on market $95,900 Contingent 48 DOM
10. 2026-06-05
    days on market $95,900 Contingent 45 DOM
11. 2026-06-03
    days on market $95,900 Contingent 44 DOM
12. 2026-06-02
    days on market $95,900 Contingent 43 DOM
13. 2026-06-01
    days on market $95,900 Contingent 42 DOM
14. 2026-05-31
    days on market $95,900 Contingent 41 DOM
15. 2026-05-30
    days on market $95,900 Contingent 40 DOM
16. 2026-04-28
    price $95,900 668-char remark

    Show marketing remark (668 chars)

    Welcome to 906 Oakwood — a spacious 4-bedroom, 2-bath home offering comfort, functionality, and room to grow! This property features generous living spaces, ideal for both everyday living and entertaining. The large bedrooms provide plenty of flexibility for families, guests, or a home office setup. The home includes two full bathrooms for added convenience, while the layout offers great flow between the living areas and kitchen. Outside, you'll find a 2-car garage providing ample parking, storage, or workspace. Whether you're looking for a primary residence or an investment opportunity, this home delivers size, value, and potential. Come check this out!

17. 2026-04-20
    listed $99,000 Active 668-char remark

    Show marketing remark (668 chars)

    Welcome to 906 Oakwood — a spacious 4-bedroom, 2-bath home offering comfort, functionality, and room to grow! This property features generous living spaces, ideal for both everyday living and entertaining. The large bedrooms provide plenty of flexibility for families, guests, or a home office setup. The home includes two full bathrooms for added convenience, while the layout offers great flow between the living areas and kitchen. Outside, you'll find a 2-car garage providing ample parking, storage, or workspace. Whether you're looking for a primary residence or an investment opportunity, this home delivers size, value, and potential. Come check this out!

18. 2026-04-04
    historical $99,000 668-char remark

    Show marketing remark (668 chars)

    Welcome to 906 Oakwood — a spacious 4-bedroom, 2-bath home offering comfort, functionality, and room to grow! This property features generous living spaces, ideal for both everyday living and entertaining. The large bedrooms provide plenty of flexibility for families, guests, or a home office setup. The home includes two full bathrooms for added convenience, while the layout offers great flow between the living areas and kitchen. Outside, you'll find a 2-car garage providing ample parking, storage, or workspace. Whether you're looking for a primary residence or an investment opportunity, this home delivers size, value, and potential. Come check this out!

19. 2025-10-14
    price $22,000 306-char remark

    Show marketing remark (306 chars)

    Great deal on this one! Historical rehab in 2002. New ext paint 17', new paint, flooring , kitchen, updated all '18. 4 bed, 2 baths. Huge rooms throughout. 2 car detached garage and good size yard. $7500 grant can be used toward home improvements. Seller assisted financing available call for your showing.

20. 2019-07-10
    soldstatus $22,000 306-char remark

    Show marketing remark (306 chars)

    Great deal on this one! Historical rehab in 2002. New ext paint 17', new paint, flooring , kitchen, updated all '18. 4 bed, 2 baths. Huge rooms throughout. 2 car detached garage and good size yard. $7500 grant can be used toward home improvements. Seller assisted financing available call for your showing.

21. 2018-02-26
    listed $24,900 306-char remark

    Show marketing remark (306 chars)

    Great deal on this one! Historical rehab in 2002. New ext paint 17', new paint, flooring , kitchen, updated all '18. 4 bed, 2 baths. Huge rooms throughout. 2 car detached garage and good size yard. $7500 grant can be used toward home improvements. Seller assisted financing available call for your showing.

ⓘ 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: $1,346 · $112/mo
• Projected year-2 tax: $1,421 · $118/mo
• Expected delta: +$75/yr (+$6/mo · 5.6%)

ⓘ 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,485
• − Mortgage interest: −$5,372
• − Property taxes: −$1,346
• − Insurance: −$480
• − Repairs & maintenance: −$1,479
• − Management: −$1,479
• − Depreciation: −$2,790
• Taxable income: $5,540
• Est. tax owed @ 24.0%: −$1,330
• After-tax cash flow: $5,413/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): 19,469
• Household income: $41,335
• Rent vs Own: 50.8% rent · 49.2% own
• Severe rent burden: 1157.0

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 0.57)
• Race & ethnicity: Black 59% White 27% Two or more races 6% Hispanic / Latino 6% Asian 3%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2%
• Common ancestry: Lithuanian 2% Romanian 2% Slovak 1%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Other Indo-European 1% Spanish 1% Russian/Polish/Slavic 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: ▼ -66.58%
• Current HPI: 175.2772
• Rent YoY: ▲ 8.19%
• 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

+285.1% since first listed

6 events — show timeline

• 2026-04-28 Price Changed $95,900 NORIS
• 2026-04-20 Listed $99,000 NORIS
• 2026-04-04 Coming Soon $99,000 NORIS
• 2025-10-14 Price Changed $22,000 NORIS
• 2019-07-10 Sold (MLS) $22,000 NORIS
• 2018-02-26 Listed $24,900 NORIS

Property tax history

-1.0%/yr

Latest (2025): $1,346 · +1.5% YoY. Source: county tax records.