821 Elysian Ave · Toledo, OH 43607

$75,000

2 bd · 1.0 ba · 924 sqft · SingleFamily public records · 12 Days on market

Built 1922 3,700 sqft lot $81/sqft · 7% above area Est $70k · 7% over

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +4.5/5.0
• ARV discount +4.1/15.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

GREAT BUY FOR THIS 1 STORY WOOD FRAME 2 BED HOME. NEEDS REPAIRS. GOOD VALUE WITH YOUR UPDATE/REPAIRS. FANNIE MAE OWNED BUYER TO PAY $90 REKEY FEE. DELIVER OFFER WITH ALL APPLICABLE MLS ATTACHMENTS. ONLY OWN OCC OFFERS CONSIDERED DURING FIRST LOOK PERIOD.

Key facts

• Vinyl windows
• New siding
• Newer roof

Tags

• NEWER ROOF
• NEW SIDING
• VINYL WINDOWS
• UPDATED FLOORING
• ENCLOSED FRONT PORCH
• FUNCTIONAL LAYOUT

Property features AI

Exterior

• Parking: Gravel parking; On-street parking
• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected; Cable, WiFi and internet connected
• Home design: Single family residence; One story; No attached units; No common walls
• Construction: Vinyl siding; Crawl space foundation; Built as a residential single-family home
• Exterior features: Shingle roof

Interior

• Kitchen: Gas range
• Bedrooms: Bedroom 2 on the main level (approx. 11 x 10)
• Flooring: Vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating
• Interior features: Eat-in kitchen; No interior steps; 5 total rooms
• Laundry & utility: Washer and dryer on the main level, inside

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $412 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Cap rate 12.9% 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: Keyser Elementary School (math 8% / reading 12%, grade F, #1,471 of 1,584 statewide, top 95%, 306 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 fast (+8.2%/yr); 83 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 53% 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 33% 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 $519 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 + 8.0% rent growth), your $21k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 21y ago; this cycle's ask has dropped $5k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $60k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1922 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $75,000

Questions for the listing agent

1. Built in 1922 — 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: 1.53% ✓
• Cap rate: 12.88%
• Cash-on-cash: 23.52%
• DSCR: 2.05
• GRM: 5.4

CMA / ARV

• ARV (median comp): $69,794
• List price: $75,000
• Delta: 14.62%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2925 Avondale Ave	0.10mi	3/1.5 (+1)	946 (+2%)	2mo	$92,900	$98	83
826 Ranch Dr	0.14mi	3/2.0 (+1)	992 (+7%)	1mo	$155,000	$156	71
620 Broer Ave	0.19mi	3/1.0 (+1)	988 (+7%)	8mo	$47,000	$48	68
932 Turner Ave	0.11mi	3/2.0 (+1)	960 (+4%)	21mo	$80,000	$83	62
3306 Nebraska Ave	0.58mi	2/1.0	947 (+2%)	12mo	$125,000	$132	58
1702 Alvin St	0.71mi	2/1.0	990 (+7%)	4mo	$98,000	$99	52
1320 Fairlawn Ave	0.46mi	3/1.0 (+1)	886 (-4%)	18mo	$55,000	$62	51
910 Moran Ave	0.41mi	2/2.0	872 (-6%)	21mo	$78,500	$90	50
908 Coventry Ave	0.74mi	2/1.0	860 (-7%)	6mo	$55,000	$64	49
3204 Dolores Ave	0.45mi	3/1.0 (+1)	1,050 (+14%)	10mo	$150,000	$143	43
828 Secor Rd	0.68mi	2/1.0	1,043 (+13%)	14mo	$115,000	$110	35
1730 Wyndhurst Rd	0.72mi	2/2.0	806 (-13%)	20mo	$100,000	$124	25

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: 22.0%
• Equity multiple: 1.96×
• Total profit: $20,135
• Equity at exit: $11,183

10-year hold

• IRR: 33.1%
• Equity multiple: 4.76×
• Total profit: $78,913
• Equity at exit: $6,485

Cash invested: $21,000 (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: 5.4×

Monthly cashflow live

• Estimated rent: $1,148 high
• Mortgage (P&I): −$393
• Tax from tax record: −$70 /mo · $845/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$241
• Net cashflow: $412

Break-even live

Break-even rent $627

Max offer price $75,000

Occupancy floor 59%

Sensitivity live

Price	-10% $454	-5% $433	+0% $412	+5% $390	+10% $369
Rent	-10% $321	-5% $366	+0% $412	+5% $457	+10% $502
Rate	-1.0pp $449	-0.5pp $431	base $412	+0.5pp $392	+1.0pp $372

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
932 Turner Ave Toledo, OH	2.0	1.0	960	$1,295	$1.35	15d	1	0.09mi
1700 Secor Rd Toledo, OH	1.0–2.0	1.0	790	$1,199	$1.52	15d	1	0.73mi
3414 Dorr St Toledo, OH	1.0–2.0	1.0–1.5	570	$825	$1.45	24d	5	0.77mi
1919 Kensington Rd Toledo, OH	1.0	1.0	680	$775	$1.14	22d	1	0.80mi
1133 Parkside Blvd Toledo, OH	2.0	1.0	960	$850	$0.89	44d	1	0.82mi
2637 Greenway St Toledo, OH	2.0	1.0	1082	$900	$0.83	44d	1	0.88mi
2030 Wyndhurst Rd Toledo, OH	2.0	1.0	1042	$950	$0.91	44d	1	0.88mi
2535 W Bancroft St Unit 8 Toledo, OH	2.0	1.0	900	$895	$0.99	44d	1	1.03mi
2445 W Bancroft St Unit 2445-15 Toledo, OH	1.0	1.0	557	$625	$1.12	44d	1	1.07mi
2314 Airline Ave Toledo, OH	3.0	1.0	1123	$1,478	$1.32	24d	1	1.15mi
3776 Hill Ave Toledo, OH	1.0–2.0	1.0	650	$735	$1.13	44d	1	1.26mi
307 Danberry St Toledo, OH	2.0	1.0	988	$950	$0.96	44d	1	1.28mi
1785 Tecumseh St Toledo, OH	2.0	1.0	930	$900	$0.97	44d	1	1.31mi
2820 Airport Hwy Toledo, OH	1.0	1.0	580	$704	$1.21	24d	1	1.39mi
2820 Airport Hwy Toledo, OH	1.0	1.0	580	$679	$1.17	44d	1	1.39mi
2820 Airport Hwy Toledo, OH	1.0	1.0	580	$679	$1.17	15d	1	1.39mi
581 Colima Dr Toledo, OH	2.0	1.0	900	$1,100	$1.22	15d	1	1.47mi

Listing history 24 events

1. 2026-06-17
   days on market $75,000 Active 12 DOM
2. 2026-06-16
   days on market $75,000 Active 11 DOM
3. 2026-06-15
   pricedays on market $75,000 Active 10 DOM
4. 2026-06-14
   days on market $80,000 Active 8 DOM
5. 2026-06-10
   days on market $80,000 Active 5 DOM
6. 2026-06-09
   days on market $80,000 Active 4 DOM
7. 2026-06-08
   days on market $80,000 Active 3 DOM
8. 2026-06-07
   remarks 699-char remark
9. 2026-06-07
   days on marketlisting id $80,000 Active 2 DOM
10. 2026-05-08
    listed $89,000 Active 570-char remark
11. 2025-10-13
    price $3,700 254-char remark

    Show marketing remark (254 chars)

    GREAT BUY FOR THIS 1 STORY WOOD FRAME 2 BED HOME. NEEDS REPAIRS. GOOD VALUE WITH YOUR UPDATE/REPAIRS. FANNIE MAE OWNED BUYER TO PAY $90 REKEY FEE. DELIVER OFFER WITH ALL APPLICABLE MLS ATTACHMENTS. ONLY OWN OCC OFFERS CONSIDERED DURING FIRST LOOK PERIOD.

12. 2025-10-09
    price $10,500
13. 2024-04-25
    soldstatus $60,000
14. 2024-04-19
    soldstatus $60,000 Closed
15. 2024-03-22
    historical Contingent
16. 2024-03-11
    price $60,000
17. 2024-02-28
    price $65,000
18. 2024-02-01
    listed $69,900 Active
19. 2011-12-05
    soldstatus $3,700 254-char remark

    Show marketing remark (254 chars)

    GREAT BUY FOR THIS 1 STORY WOOD FRAME 2 BED HOME. NEEDS REPAIRS. GOOD VALUE WITH YOUR UPDATE/REPAIRS. FANNIE MAE OWNED BUYER TO PAY $90 REKEY FEE. DELIVER OFFER WITH ALL APPLICABLE MLS ATTACHMENTS. ONLY OWN OCC OFFERS CONSIDERED DURING FIRST LOOK PERIOD.

20. 2011-09-08
    listed $4,390 254-char remark

    Show marketing remark (254 chars)

    GREAT BUY FOR THIS 1 STORY WOOD FRAME 2 BED HOME. NEEDS REPAIRS. GOOD VALUE WITH YOUR UPDATE/REPAIRS. FANNIE MAE OWNED BUYER TO PAY $90 REKEY FEE. DELIVER OFFER WITH ALL APPLICABLE MLS ATTACHMENTS. ONLY OWN OCC OFFERS CONSIDERED DURING FIRST LOOK PERIOD.

21. 2005-12-23
    soldstatus $10,500
22. 2005-09-22
    listed $11,900
23. 2005-09-14
    historical
24. 2005-03-13
    listed $18,000

ⓘ 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: $845 · $70/mo
• Projected year-2 tax: $1,008 · $84/mo
• Expected delta: +$162/yr (+$14/mo · 19.2%)

ⓘ 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 ≥101°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,772
• − Mortgage interest: −$4,201
• − Property taxes: −$845
• − Insurance: −$375
• − Repairs & maintenance: −$1,102
• − Management: −$1,102
• − Depreciation: −$2,182
• Taxable income: $3,965
• Est. tax owed @ 24.0%: −$952
• After-tax cash flow: $3,988/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

+316.7% since first listed

20 events — show timeline

• 2026-06-15 Price Changed $75,000 NORIS
• 2026-06-05 Listed $80,000 NORIS
• 2026-05-25 Listing Removed — NORIS
• 2026-05-19 Price Changed $80,000 NORIS
• 2026-05-08 Listed $89,000 NORIS
• 2025-10-13 Price Changed $3,700 NORIS
• 2025-10-09 Price Changed $10,500 NORIS
• 2024-04-25 Sold (Public Records) $60,000 Public Records
• 2024-04-19 Sold (MLS) $60,000 NORIS
• 2024-03-22 Contingent — NORIS
• 2024-03-11 Price Changed $60,000 NORIS
• 2024-02-28 Price Changed $65,000 NORIS
• 2024-02-01 Listed $69,900 NORIS
• 2011-12-05 Sold (MLS) $3,700 NORIS
• 2011-11-22 Price Changed $4,390 NORIS
• 2011-09-08 Listed $4,390 NORIS
• 2005-12-23 Sold (MLS) $10,500 NORIS
• 2005-09-22 Listed $11,900 NORIS
• 2005-09-14 Listing Removed — NORIS
• 2005-03-13 Listed $18,000 NORIS

Property tax history

+4.5%/yr

Latest (2025): $845 · -0.1% YoY. Source: county tax records.