2631 Parkwood Ave · Toledo, OH 43610

$74,900

4 bd · 1.0 ba · 1,896 sqft · SingleFamily public records · 88 Days on market

Built 1912 5,900 sqft lot $40/sqft · 36% below area Est $117k · 36% under ↓ 39% since listing

---

Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +7.3/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0

Listing remarks MLS

New shingle roof 2025, interior partially renovated. Finish this Old West End home to your personal liking.

Key facts

• 5,900 sq ft lot
• Built 1912
• Listed 88 days

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $422 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $70k (6.0% below list) — sets the bar for market timing.
• Cap rate 13.1% 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-, 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: 30 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 38% of the median local income ($38k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $4k of equity ($518 loan paydown + $3k appreciation (4.7% local appreciation)).
• Lucas County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.7% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 88 days — a 6% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 23y ago; this cycle's ask is 9% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: built in 1912 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $70,406 (6.0% below list)

Questions for the listing agent

1. It's been on market 88 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1912 — 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: 1.63% ✓
• Cap rate: 13.05%
• Cash-on-cash: 24.14%
• DSCR: 2.07
• GRM: 5.1

CMA / ARV

• ARV (median comp): $116,906
• List price: $74,900
• Delta: -35.93%
• 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
2712 Robinwood Ave	0.15mi	3/1.0 (-1)	1,901 (+0%)	11mo	$20,000	$11	78
427 W Delaware Ave	0.29mi	3/1.0 (-1)	1,879 (-1%)	4mo	$6,888	$4	77
343 Melrose Ave	0.32mi	4/1.5	2,040 (+8%)	1mo	$120,000	$59	70
512 Nottingham Ter	0.20mi	4/1.5	1,749 (-8%)	10mo	$60,500	$35	67
519 Nottingham Ter	0.17mi	4/1.5	1,709 (-10%)	8mo	$125,000	$73	66
411 W Central Ave	0.36mi	4/1.5	2,074 (+9%)	9mo	$125,000	$60	58
534 Acklin Ave	0.47mi	3/1.0 (-1)	1,804 (-5%)	11mo	$82,500	$46	56
634 Islington St	0.07mi	5/1.5 (+1)	2,170 (+14%)	14mo	$127,000	$59	54
335 Rockingham St	0.31mi	3/1.5 (-1)	1,775 (-6%)	17mo	$130,000	$73	54
20 Melrose Ave	0.59mi	4/2.0	2,028 (+7%)	8mo	$132,500	$65	50
4 Birckhead Pl	0.64mi	3/1.5 (-1)	2,005 (+6%)	13mo	$120,300	$60	43
298 W Park St	0.56mi	3/1.0 (-1)	1,626 (-14%)	4mo	$33,000	$20	42

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

4.65% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 33.3%
• Equity multiple: 3.03×
• Total profit: $42,670
• Equity at exit: $40,849

10-year hold

• IRR: 32.1%
• Equity multiple: 6.08×
• Total profit: $106,575
• Equity at exit: $69,214

Cash invested: $20,972 (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 43610

• Home prices YoY: 3.8%
• Active inventory: 30
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,220 high
• Mortgage (P&I): −$393
• Tax from tax record: −$118 /mo · $1,419/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$256
• Net cashflow: $422

Break-even live

Break-even rent $686

Max offer price $74,900

Occupancy floor 60%

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: $18,725
• Closing costs: $2,247
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2907 Rockwood Pl Toledo, OH	3.0	1.0	1494	$1,100	$0.74	14d	1	0.19mi
610 Cadillac Ct Toledo, OH	3.0	1.0	1409	$1,050	$0.75	23d	1	0.51mi
614 Cadillac Ct Toledo, OH	3.0	1.0	1581	$1,075	$0.68	23d	1	0.51mi
119 Winthrop St Toledo, OH	3.0	1.0	1734	$1,350	$0.78	23d	1	0.68mi
38 E Central Ave Toledo, OH	5.0	2.0	1510	$1,500	$0.99	44d	1	0.77mi
152 Austin St Toledo, OH	4.0	1.5	1370	$1,150	$0.84	23d	1	0.87mi
59 E Hudson St Toledo, OH	3.0	1.0	1368	$1,100	$0.80	44d	1	0.97mi
1436 Palmetto Ave Toledo, OH	3.0	1.0	1678	$1,400	$0.83	23d	1	1.05mi
2621 Chestnut St Toledo, OH	3.0	1.0	1444	$1,250	$0.87	44d	1	1.20mi
3905 Peru St Toledo, OH	4.0	3.0	1548	$1,300	$0.84	21d	1	1.26mi
1573 Jermain Dr Toledo, OH	3.0	1.0	1254	$1,195	$0.95	14d	1	1.27mi
3606 Revere Dr Toledo, OH	4.0	1.0	1320	$1,500	$1.14	44d	1	1.28mi
3805 Hoiles Ave Toledo, OH	3.0	1.0	1370	$1,025	$0.75	23d	1	1.34mi
3713 Hazelhurst Ave Toledo, OH	3.0	1.5	1352	$1,700	$1.26	44d	1	1.35mi
424 E Lake St Toledo, OH	3.0	1.0	1228	$1,075	$0.88	14d	1	1.39mi
4129 Vermaas Ave Toledo, OH	3.0	1.5	1385	$1,250	$0.90	44d	1	1.44mi
4140 Caroline Ave Toledo, OH	3.0	1.5	1378	$1,650	$1.20	23d	1	1.46mi

Listing history 27 events

1. 2026-06-14
   statusdays on market $74,900 Pending 88 DOM
2. 2026-06-10
   days on market $74,900 Active 86 DOM
3. 2026-06-09
   days on market $74,900 Active 85 DOM
4. 2026-06-09
   price $74,900 Active 84 DOM
5. 2026-06-08
   days on market $84,900 Active 84 DOM
6. 2026-06-07
   days on market $84,900 Active 83 DOM
7. 2026-06-05
   days on market $84,900 Active 80 DOM
8. 2026-06-03
   days on market $84,900 Active 79 DOM
9. 2026-06-02
   days on market $84,900 Active 78 DOM
10. 2026-06-01
    days on market $84,900 Active 77 DOM
11. 2026-05-31
    days on market $84,900 Active 76 DOM
12. 2026-05-30
    days on market $84,900 Active 75 DOM
13. 2026-03-31
    price $84,900 107-char remark

    Show marketing remark (107 chars)

    New shingle roof 2025, interior partially renovated. Finish this Old West End home to your personal liking.

14. 2026-03-16
    listed $69,000 Active 107-char remark

    Show marketing remark (107 chars)

    New shingle roof 2025, interior partially renovated. Finish this Old West End home to your personal liking.

15. 2025-10-03
    price $75,900
16. 2025-09-30
    status Active
17. 2025-09-09
    historical
18. 2025-09-08
    status Pending
19. 2025-08-15
    price $84,900
20. 2025-07-02
    price $89,000
21. 2025-06-20
    listed $99,900 Active
22. 2011-03-26
    historical
23. 2010-03-26
    listed $90,000
24. 2010-03-23
    historical
25. 2009-09-28
    listed $89,000
26. 2004-06-15
    historical
27. 2003-12-15
    listed $139,000

ⓘ 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: $1,419 · $118/mo
• Projected year-2 tax: $1,419 · $118/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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,645
• − Mortgage interest: −$4,196
• − Property taxes: −$1,419
• − Insurance: −$374
• − Repairs & maintenance: −$1,172
• − Management: −$1,172
• − Depreciation: −$2,179
• Taxable income: $4,134
• Est. tax owed @ 24.0%: −$992
• After-tax cash flow: $4,071/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 · 437,818 people
• City population: 280,811
• Metro: Toledo, OH
• Population (ZIP): 4,057
• Household income: $38,369
• Rent vs Own: 41.4% rent · 58.6% own
• Severe rent burden: 15.7

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 Black (64%)
• Race & ethnicity: Black 64% White 29% Hispanic / Latino 4% Two or more races 4%
• Common ancestry: Romanian 5% Iranian 3% Slovak 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 2%

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: ▲ 4.65%
• Current HPI: 126.1457
• Rent YoY: —
• Metro: —
• 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

-38.9% since first listed

15 events — show timeline

• 2026-03-31 Price Changed $84,900 NORIS
• 2026-03-16 Listed $69,000 NORIS
• 2025-10-03 Price Changed $75,900 NORIS
• 2025-09-30 Relisted — NORIS
• 2025-09-09 Listing Removed — NORIS
• 2025-09-08 Pending — NORIS
• 2025-08-15 Price Changed $84,900 NORIS
• 2025-07-02 Price Changed $89,000 NORIS
• 2025-06-20 Listed $99,900 NORIS
• 2011-03-26 Listing Removed — NORIS
• 2010-03-26 Listed $90,000 NORIS
• 2010-03-23 Listing Removed — NORIS
• 2009-09-28 Listed $89,000 NORIS
• 2004-06-15 Listing Removed — NORIS
• 2003-12-15 Listed $139,000 NORIS

Property tax history

+7.0%/yr

Latest (2025): $1,419 · -2.3% YoY. Source: county tax records.