2110 Wychwood Rd · Toledo, OH 43613

$99,900

2 bd · 1.0 ba · 896 sqft · SingleFamily public records · 163 Days on market

Built 1927 4,600 sqft lot $111/sqft · 28% above area Est $124k · 19% under

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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 +15.3/30.0
• ARV discount +15.0/15.0
• 1% rule +4.8/10.0
• DSCR +4.7/10.0
• Rent growth +3.3/5.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

From the inviting front porch to the detached garage, this home has potential that awaits you! 2 bedrooms, 1 bath on main level. Attic space was finished on upper level to create a large 3rd bedroom. Newer windows, hot water tank only about a year old. Investors this will be a great addition to your rentals!

Key facts

• 4,600 sq ft lot
• Garage
• Built 1927

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $36 ($428/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $98k (2.3% below list).
• Recommended offer: $88k (12.0% 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-, 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: Grove Patterson Academy Elementary School (math 47% / reading 66%, grade C+, #761 of 1,584 statewide, top 48%, 403 students, 38% FRL); Start High School (math 11% / reading 33%, grade F, #672 of 781 statewide, top 86%, 1,242 students, 50% FRL) — zoned schools average 44% FRL vs 72% district-wide (28 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 39% at this address vs 20% district-wide (+20 pts) — the actual schools serving this property are materially stronger than the Toledo City average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+3.3%/yr); 118 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 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.

Negotiation context

• It's been on market 163 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 24y 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 $15k; list at $100k implies a 566% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1927 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $87,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 163 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1927 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.98% ✗
• Cap rate: 6.72%
• Cash-on-cash: 1.53%
• DSCR: 1.07
• GRM: 8.5

CMA / ARV

• ARV (median comp): $123,692
• List price: $99,900
• Delta: -19.23%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3715 Shelbourne Ave	0.31mi	2/1.0	858 (-4%)	6mo	$130,000	$152	74
1829 Talbot St	0.41mi	2/1.0	864 (-4%)	2mo	$50,000	$58	73
2003 Berdan Ave	0.38mi	2/1.0	838 (-6%)	4mo	$58,500	$70	68
1730 Balkan Pl	0.56mi	2/1.0	872 (-3%)	3mo	$80,000	$92	67
1734 Barrows St	0.62mi	2/1.0	912 (+2%)	1mo	$90,000	$99	67
3628 Wallwerth Dr	0.64mi	2/1.0	935 (+4%)	2mo	$123,000	$132	61
2021 Barrows St	0.42mi	2/1.0	792 (-12%)	2mo	$72,000	$91	60
1821 Stahlwood Ave	0.42mi	2/1.0	992 (+11%)	5mo	$93,000	$94	58
1747 Duncan Rd	0.43mi	3/1.0 (+1)	974 (+9%)	6mo	$80,000	$82	55
1946 Barrows St	0.46mi	2/1.0	796 (-11%)	8mo	$59,000	$74	54
1804 Bigelow St	0.50mi	2/1.0	787 (-12%)	7mo	$45,000	$57	50
1751 Georgia Ave	0.45mi	3/1.5 (+1)	1,008 (+12%)	5mo	$70,000	$69	47

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 · 3.3% rent growth · sell at horizon

5-year hold

• IRR: -13.5%
• Equity multiple: 0.51×
• Total profit: $-13,576
• Equity at exit: $14,895

10-year hold

• IRR: -4.0%
• Equity multiple: 0.73×
• Total profit: $-7,500
• 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 43613

• Home prices YoY: -20.7%
• Rents YoY: 3.3%
• Active inventory: 118
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $976 high
• Mortgage (P&I): −$524
• Tax from tax record: −$170 /mo · $2,041/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$205
• Net cashflow: $36

Break-even live

Break-even rent $931

Max offer price $99,900

Occupancy floor 91%

Sensitivity live

Price	-10% $92	-5% $64	+0% $36	+5% $7	+10% $-21
Rent	-10% $-41	-5% $-3	+0% $36	+5% $74	+10% $113
Rate	-1.0pp $86	-0.5pp $61	base $36	+0.5pp $10	+1.0pp $-17

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 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1951 Loxley Rd Toledo, OH	2.0	1.0	804	$975	$1.21	25d	1	0.30mi
3160 Matson Apt 27 Toledo, OH	1.0	1.0	567	$725	$1.28	23d	1	0.31mi
3150 Matson Unit 17 Toledo, OH	1.0	1.0	567	$799	$1.41	23d	1	0.32mi
3683 Upton Ave Toledo, OH	3.0	1.0	1119	$1,100	$0.98	46d	1	0.39mi
1846 Loxley Rd Toledo, OH	2.0	1.0	876	$900	$1.03	46d	1	0.40mi
1838 Giant St Toledo, OH	3.0	1.0	962	$1,200	$1.25	16d	1	0.42mi
3433 Douglas Rd Unit 3 Toledo, OH	1.0	1.0	750	$755	$1.01	16d	1	0.46mi
2027 Berkshire Pl Toledo, OH	2.0	1.0	600	$845	$1.41	25d	1	0.49mi
3640 Douglas Rd Toledo, OH	1.0	1.0	720	$784	$1.09	46d	1	0.50mi
1804 Bigelow St Toledo, OH	3.0	1.0	995	$937	$0.94	46d	1	0.51mi
1705 Marlow Rd Toledo, OH	2.0	1.0	738	$1,000	$1.36	25d	1	0.54mi
3644 Harley Rd Toledo, OH	2.0	1.0	1025	$975	$0.95	25d	1	0.56mi
1732 Talbot St Toledo, OH	2.0	1.0	840	$995	$1.18	25d	1	0.56mi
1718 Giant St Toledo, OH	3.0	1.0	1080	$1,395	$1.29	16d	1	0.56mi
3835 Monroe St Toledo, OH	2.0	1.0	1002	$950	$0.95	46d	1	0.58mi
3022 Letchworth Pkwy Toledo, OH	2.0	1.0	800	$970	$1.21	46d	1	0.62mi
2802 Gunckel Blvd Toledo, OH	2.0	1.0	860	$1,100	$1.28	46d	1	0.64mi
3803 Monroe St Toledo, OH	2.0	1.0	942	$850	$0.90	46d	1	0.64mi
2244 W Sylvania Ave Unit 6 Toledo, OH	2.0	1.0	800	$795	$0.99	46d	1	0.68mi
2716 Hoehler Dr Toledo, OH	1.0	1.0	720	$600	$0.83	46d	1	0.68mi
3801 Torrance Dr Unit 3801 4 Toledo, OH	1.0	1.0	750	$600	$0.80	25d	1	0.76mi
4290 Monroe St Unit 4 Toledo, OH	1.0	1.0	850	$695	$0.82	46d	1	0.78mi
3940 Jackman Rd Unit B Toledo, OH	1.0	1.0	600	$650	$1.08	46d	1	0.80mi
3817 Burton Ave Toledo, OH	3.0	1.0	754	$1,015	$1.35	23d	1	0.88mi
1489 Berdan Ave Toledo, OH	3.0	1.0	1068	$1,250	$1.17	46d	1	0.90mi
2650 Christie St Toledo, OH	1.0–2.0	1.0	800	$849	$1.06	46d	1	0.91mi
3901 Leybourn Ave Toledo, OH	3.0	1.0	840	$1,150	$1.37	25d	1	0.97mi
2356 Torrey Hill Dr Unit 11 Toledo, OH	2.0	1.0	1050	$800	$0.76	46d	1	1.04mi
1919 Ottawa Dr Unit 7 Toledo, OH	2.0	1.0	900	$800	$0.89	46d	1	1.05mi
2704 Kenwood Blvd Toledo, OH	1.0–3.0	1.0	825	$1,196	$1.45	16d	71	1.10mi
2956 Central Ave Toledo, OH	1.0	1.0	747	$1,235	$1.65	16d	1	1.14mi
2956 Central Ave Toledo, OH	2.0	2.0	1018	$1,495	$1.47	25d	1	1.14mi
2956 Central Ave Toledo, OH	2.0	1.0	999	$1,445	$1.45	46d	1	1.14mi
2322 Upton Ave Toledo, OH	3.0	1.0	1000	$1,300	$1.30	46d	1	1.14mi
4030 Elmhurst Rd Toledo, OH	2.0	1.0	800	$900	$1.12	25d	1	1.18mi
4030 Elmhurst Rd Apt 2 Toledo, OH	2.0	1.0	875	$900	$1.03	46d	1	1.18mi
3045 Ilger Ave Toledo, OH	1.0–2.0	1.0	585	$789	$1.35	16d	8	1.19mi
4435 Jackman Rd Toledo, OH	1.0–2.0	1.0	725	$922	$1.27	16d	3	1.20mi
3541 Willys Pkwy Toledo, OH	3.0	1.0	1113	$1,400	$1.26	46d	1	1.22mi
3070 Carskaddon Ave Toledo, OH	1.0–2.0	1.0	805	$1,150	$1.43	16d	1	1.23mi

Listing history 27 events

1. 2026-06-21
   days on market $99,900 Active 163 DOM
2. 2026-06-18
   days on market $99,900 Active 160 DOM
3. 2026-06-17
   days on market $99,900 Active 159 DOM
4. 2026-06-16
   days on market $99,900 Active 158 DOM
5. 2026-06-15
   days on market $99,900 Active 157 DOM
6. 2026-06-14
   days on market $99,900 Active 155 DOM
7. 2026-06-10
   days on market $99,900 Active 152 DOM
8. 2026-06-09
   days on market $99,900 Active 151 DOM
9. 2026-06-08
   days on market $99,900 Active 150 DOM
10. 2026-06-07
    days on market $99,900 Active 149 DOM
11. 2026-06-05
    days on market $99,900 Active 146 DOM
12. 2026-06-03
    days on market $99,900 Active 145 DOM
13. 2026-06-02
    days on market $99,900 Active 144 DOM
14. 2026-06-01
    days on market $99,900 Active 143 DOM
15. 2026-05-31
    days on market $99,900 Active 142 DOM
16. 2026-05-30
    days on market $99,900 Active 141 DOM
17. 2026-05-01
    status Active 309-char remark

    Show marketing remark (309 chars)

    From the inviting front porch to the detached garage, this home has potential that awaits you! 2 bedrooms, 1 bath on main level. Attic space was finished on upper level to create a large 3rd bedroom. Newer windows, hot water tank only about a year old. Investors this will be a great addition to your rentals!

18. 2026-05-01
    historical 309-char remark

    Show marketing remark (309 chars)

    From the inviting front porch to the detached garage, this home has potential that awaits you! 2 bedrooms, 1 bath on main level. Attic space was finished on upper level to create a large 3rd bedroom. Newer windows, hot water tank only about a year old. Investors this will be a great addition to your rentals!

19. 2026-01-09
    listed $99,900 Active 309-char remark

    Show marketing remark (309 chars)

    From the inviting front porch to the detached garage, this home has potential that awaits you! 2 bedrooms, 1 bath on main level. Attic space was finished on upper level to create a large 3rd bedroom. Newer windows, hot water tank only about a year old. Investors this will be a great addition to your rentals!

20. 2025-12-31
    historical $99,900 309-char remark

    Show marketing remark (309 chars)

    From the inviting front porch to the detached garage, this home has potential that awaits you! 2 bedrooms, 1 bath on main level. Attic space was finished on upper level to create a large 3rd bedroom. Newer windows, hot water tank only about a year old. Investors this will be a great addition to your rentals!

21. 2025-10-14
    price $69,500 182-char remark

    Show marketing remark (182 chars)

    31X17 MASTER BED WITH BATH, WALK-IN CLOSET, REC RM IN BASEMENT W/WET BAR, NEW ROOF 2002, HEATED GARAGE, GAS GRILL HOOK-UP, CENTRAL AIR, FENCED YARD, SOME NEWER WINDOWS, MANY UPDATES.

22. 2025-10-13
    price $15,000
23. 2010-09-07
    soldstatus $15,000
24. 2010-07-23
    listed $21,000
25. 2002-11-27
    soldstatus $69,500
26. 2002-11-26
    soldstatus $69,500 182-char remark

    Show marketing remark (182 chars)

    31X17 MASTER BED WITH BATH, WALK-IN CLOSET, REC RM IN BASEMENT W/WET BAR, NEW ROOF 2002, HEATED GARAGE, GAS GRILL HOOK-UP, CENTRAL AIR, FENCED YARD, SOME NEWER WINDOWS, MANY UPDATES.

27. 2002-10-04
    listed $73,900 182-char remark

    Show marketing remark (182 chars)

    31X17 MASTER BED WITH BATH, WALK-IN CLOSET, REC RM IN BASEMENT W/WET BAR, NEW ROOF 2002, HEATED GARAGE, GAS GRILL HOOK-UP, CENTRAL AIR, FENCED YARD, SOME NEWER WINDOWS, MANY 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: $2,041 · $170/mo
• Projected year-2 tax: $2,041 · $170/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 ≥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: $11,716
• − Mortgage interest: −$5,596
• − Property taxes: −$2,041
• − Insurance: −$500
• − Repairs & maintenance: −$937
• − Management: −$937
• − Depreciation: −$2,906
• Taxable loss: −$1,201
• Est. tax savings @ 24.0%: +$288
• After-tax cash flow: $717/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): 30,780
• Household income: $64,384
• Rent vs Own: 32.5% rent · 67.5% own
• Severe rent burden: 917.0

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: Predominantly White (71%)
• Race & ethnicity: White 71% Black 15% Two or more races 10% Hispanic / Latino 7%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Romanian 9% Lithuanian 3% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 3% 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: ▼ -62.37%
• Current HPI: 239.1345
• Rent YoY: ▲ 3.30%
• 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

+35.2% since first listed

11 events — show timeline

• 2026-05-01 Relisted — NORIS
• 2026-05-01 Listing Removed — NORIS
• 2026-01-09 Listed $99,900 NORIS
• 2025-12-31 Coming Soon $99,900 NORIS
• 2025-10-14 Price Changed $69,500 NORIS
• 2025-10-13 Price Changed $15,000 NORIS
• 2010-09-07 Sold (MLS) $15,000 NORIS
• 2010-07-23 Listed $21,000 NORIS
• 2002-11-27 Sold (Public Records) $69,500 Public Records
• 2002-11-26 Sold (MLS) $69,500 NORIS
• 2002-10-04 Listed $73,900 NORIS

Property tax history

+4.2%/yr

Latest (2025): $2,041 · +23.3% YoY. Source: county tax records.