126 Worthington St · Toledo, OH 43605

$94,900

2 bd · 1.0 ba · 1,188 sqft · SingleFamily public records · 64 Days on market

Built 1902 5,000 sqft lot $80/sqft · 41% above area Est $68k · 41% 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 +25.9/30.0
• DSCR +8.7/10.0
• 1% rule +6.4/10.0
• Rent growth +3.8/5.0
• 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

Hey investors, this one is for you! If you are looking for an Investment Property, or a nice 3 bed home to get started here ya go! Immediate possession, right across the street from Glass City Metro Parks with connections to International Park and Downtown Toledo. Fenced in back yard.

Key facts

• Fenced in back yard
• 5,000 sq ft lot
• Built 1902

Tags

• FENCED IN BACK YARD
• CONNECTIONS TO DOWNTOWN TOLEDO

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $234 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $89k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.2% vs local median 7.6% in Toledo — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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 (+5.4%/yr); 117 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 45% 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 ($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 $656 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 + 5.4% rent growth), your $27k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 64 days — a 6% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 15y 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 $55k; list at $95k implies a 73% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1902 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $89,206 (6.0% below list)

Questions for the listing agent

1. It's been on market 64 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 1902 — 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: 1.14% ✓
• Cap rate: 9.25%
• Cash-on-cash: 10.56%
• DSCR: 1.47
• GRM: 7.3

CMA / ARV

• ARV (median comp): $67,504
• List price: $94,900
• Delta: 40.59%
• 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
150 E Broadway St	0.09mi	3/1.0 (+1)	1,048 (-12%)	0mo	$20,000	$19	71
128 Carbon St	0.25mi	3/1.0 (+1)	1,113 (-6%)	3mo	$89,000	$80	70
804 6th St	0.40mi	3/1.0 (+1)	1,200 (+1%)	8mo	$63,000	$53	68
1421 N Ravine Pkwy	0.28mi	3/1.5 (+1)	1,132 (-5%)	8mo	$62,000	$55	66
437 3rd St	0.55mi	3/1.0 (+1)	1,188 (0%)	5mo	$62,500	$53	65
256 Midvale Ave	0.67mi	3/1.0 (+1)	1,180 (-1%)	4mo	$137,300	$116	59
240 Raymer Blvd	0.46mi	3/2.0 (+1)	1,210 (+2%)	9mo	$143,000	$118	59
302 Parker Ave	0.42mi	3/1.0 (+1)	1,330 (+12%)	7mo	$93,000	$70	50
1620 Kelsey Ave	0.61mi	3/2.0 (+1)	1,145 (-4%)	9mo	$120,000	$105	49
444 Raymer Blvd	0.73mi	2/1.5	1,283 (+8%)	5mo	$90,000	$70	47
427 Walden Ave	0.71mi	3/2.0 (+1)	1,290 (+9%)	1mo	$51,000	$40	43
1206 Greenwood Ave	0.71mi	3/1.0 (+1)	1,060 (-11%)	9mo	$72,000	$68	36

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: 2.1%
• Equity multiple: 1.08×
• Total profit: $2,148
• Equity at exit: $14,150

10-year hold

• IRR: 13.8%
• Equity multiple: 2.22×
• Total profit: $32,391
• Equity at exit: $8,205

Cash invested: $26,572 (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: 7.3×

Monthly cashflow live

• Estimated rent: $1,081 high
• Mortgage (P&I): −$498
• Tax from tax record: −$83 /mo · $995/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$227
• Net cashflow: $234

Break-even live

Break-even rent $785

Max offer price $94,900

Occupancy floor 73%

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: $23,725
• Closing costs: $2,847
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1305 Mott Ave Toledo, OH	3.0	1.0	1080	$1,000	$0.93	43d	1	0.13mi
1306 Mott Ave Toledo, OH	3.0	1.5	1282	$1,149	$0.90	43d	1	0.14mi
221 Licking St Unit 2 Toledo, OH	3.0	1.0	1048	$1,099	$1.05	23d	1	0.23mi
128 Carbon St Toledo, OH	3.0	1.0	1113	$1,200	$1.08	23d	1	0.25mi
625 Riverside Dr Toledo, OH	1.0–2.0	1.0–2.0	860	$1,767	$2.05	14d	37	0.41mi
414 Platt St Unit ST-1 Toledo, OH	1.0	1.0	800	$800	$1.00	43d	1	0.43mi
414 Platt St Unit ST-3 Toledo, OH	3.0	1.0	1500	$1,150	$0.77	23d	1	0.43mi
420 Platt St Toledo, OH	2.0	1.0	1499	$685	$0.46	21d	1	0.43mi
315 Parker Ave Unit 3 Toledo, OH	1.0	1.0	1029	$799	$0.78	23d	1	0.48mi
470 2nd St Unit 1 Toledo, OH	2.0	1.0	950	$799	$0.84	43d	1	0.49mi
653 Oswald St Toledo, OH	2.0	1.0	920	$800	$0.87	43d	1	0.50mi
223 Valleywood Dr Toledo, OH	2.0	1.0	1098	$1,099	$1.00	23d	1	0.54mi
1119 N Summit St Toledo, OH	2.0	2.0	1226	$1,750	$1.43	23d	1	0.57mi
1119 N Summit St Toledo, OH	2.0	2.0	1500	$1,890	$1.26	43d	1	0.57mi
1119 N Summit St Toledo, OH	1.0–2.0	1.0–2.0	1023	$1,750	$1.71	14d	2	0.57mi
451 5th St Apt 1 Toledo, OH	1.0	1.0	850	$650	$0.76	43d	1	0.57mi
1311 Mason St Unit 2 Toledo, OH	1.0	1.0	950	$703	$0.74	14d	1	0.69mi
630 Mulberry St Toledo, OH	2.0	1.0	1000	$950	$0.95	23d	1	0.77mi
624 Bush St Toledo, OH	1.0	1.0	1193	$699	$0.59	43d	1	0.82mi
626 Walnut St Toledo, OH	3.0	1.0	1088	$995	$0.91	43d	1	0.84mi
1123 Nevada St Toledo, OH	2.0	1.0	792	$900	$1.14	14d	1	0.84mi
537 Potter St Toledo, OH	1.0	1.0	1000	$600	$0.60	43d	1	0.88mi
537 Potter St Toledo, OH	2.0	1.0	1200	$625	$0.52	23d	1	0.88mi
1964 Burr St Toledo, OH	3.0	1.0	1159	$1,250	$1.08	43d	1	0.89mi
1848 Genesee St Toledo, OH	3.0	1.0	1069	$1,300	$1.22	23d	1	0.90mi
1848 Genesee St Toledo, OH	3.0	1.0	1069	$1,200	$1.12	43d	1	0.90mi
557 Valleywood Dr Toledo, OH	3.0	1.0	848	$1,100	$1.30	43d	1	0.90mi
1031 N Michigan St Toledo, OH	3.0	2.0	1488	$1,195	$0.80	23d	1	0.94mi
508 Howland Ave Toledo, OH	3.0	1.0	840	$1,000	$1.19	43d	1	0.95mi
200 N St Clair St Toledo, OH	2.0	1.0–2.0	835	$2,550	$3.05	14d	15	0.96mi
123 Water St Unit 307 Toledo, OH	1.0	1.0	914	$1,445	$1.58	43d	1	0.96mi
123 Water St Unit 406 Toledo, OH	1.0	1.0	1207	$1,675	$1.39	43d	1	0.96mi
123 Water St Unit 411 Toledo, OH	1.0	1.0	747	$1,380	$1.85	23d	1	0.96mi
1614 Nevada St Toledo, OH	2.0	1.0	1172	$1,000	$0.85	21d	1	0.97mi
513 Adams St Toledo, OH	1.0–2.0	1.0	1175	$1,424	$1.21	14d	11	0.97mi
20 Greenwood Ave Toledo, OH	3.0	1.0	1496	$1,150	$0.77	14d	1	1.02mi
571 Howland Ave Toledo, OH	2.0	1.0	874	$875	$1.00	43d	1	1.03mi
724 Plymouth St Toledo, OH	1.0	1.0	850	$750	$0.88	14d	1	1.04mi
724 Plymouth St Toledo, OH	2.0	1.0	819	$750	$0.92	43d	1	1.04mi
2074 Starr Ave Toledo, OH	3.0	1.0	1115	$1,025	$0.92	23d	1	1.05mi

Listing history 34 events

1. 2026-06-18
   days on market $94,900 Active 64 DOM
2. 2026-06-17
   days on market $94,900 Active 63 DOM
3. 2026-06-16
   days on market $94,900 Active 62 DOM
4. 2026-06-15
   days on market $94,900 Active 61 DOM
5. 2026-06-14
   days on market $94,900 Active 59 DOM
6. 2026-06-10
   days on market $94,900 Active 56 DOM
7. 2026-06-09
   days on market $94,900 Active 55 DOM
8. 2026-06-08
   days on market $94,900 Active 54 DOM
9. 2026-06-07
   days on market $94,900 Active 53 DOM
10. 2026-06-05
    days on market $94,900 Active 50 DOM
11. 2026-06-03
    days on market $94,900 Active 49 DOM
12. 2026-06-02
    days on market $94,900 Active 48 DOM
13. 2026-06-01
    days on market $94,900 Active 47 DOM
14. 2026-05-31
    days on market $94,900 Active 46 DOM
15. 2026-05-30
    days on market $94,900 Active 45 DOM
16. 2026-04-14
    listed $94,900 Active 288-char remark

    Show marketing remark (288 chars)

    Hey investors, this one is for you! If you are looking for an Investment Property, or a nice 3 bed home to get started here ya go! Immediate possession, right across the street from Glass City Metro Parks with connections to International Park and Downtown Toledo. Fenced in back yard.

17. 2025-10-14
    price $55,000 188-char remark

    Show marketing remark (188 chars)

    GREAT INVESTMENT PROPERTY OR FIRST TIME BUYER. LOCATED ACROSS THE STREET FROM GLASS CITY METROPARK. ROOF IS APPROXIMATELY 5 YEARS OLD. 3 BEDROOMS AND 2 FULL BATHROOMS. FENCED IN BACK YARD.

18. 2025-10-13
    price $6,900
19. 2025-04-03
    historical
20. 2024-12-17
    status Active
21. 2024-11-24
    historical Contingent
22. 2024-10-14
    price $62,500
23. 2024-09-12
    price $64,900
24. 2024-08-22
    listed $69,900 Active
25. 2024-01-19
    soldstatus $55,000
26. 2023-12-29
    status Pending 188-char remark

    Show marketing remark (188 chars)

    GREAT INVESTMENT PROPERTY OR FIRST TIME BUYER. LOCATED ACROSS THE STREET FROM GLASS CITY METROPARK. ROOF IS APPROXIMATELY 5 YEARS OLD. 3 BEDROOMS AND 2 FULL BATHROOMS. FENCED IN BACK YARD.

27. 2023-12-29
    soldstatus $55,000 Closed 188-char remark

    Show marketing remark (188 chars)

    GREAT INVESTMENT PROPERTY OR FIRST TIME BUYER. LOCATED ACROSS THE STREET FROM GLASS CITY METROPARK. ROOF IS APPROXIMATELY 5 YEARS OLD. 3 BEDROOMS AND 2 FULL BATHROOMS. FENCED IN BACK YARD.

28. 2023-12-12
    historical Contingent 188-char remark

    Show marketing remark (188 chars)

    GREAT INVESTMENT PROPERTY OR FIRST TIME BUYER. LOCATED ACROSS THE STREET FROM GLASS CITY METROPARK. ROOF IS APPROXIMATELY 5 YEARS OLD. 3 BEDROOMS AND 2 FULL BATHROOMS. FENCED IN BACK YARD.

29. 2023-12-09
    price $69,000 188-char remark

    Show marketing remark (188 chars)

    GREAT INVESTMENT PROPERTY OR FIRST TIME BUYER. LOCATED ACROSS THE STREET FROM GLASS CITY METROPARK. ROOF IS APPROXIMATELY 5 YEARS OLD. 3 BEDROOMS AND 2 FULL BATHROOMS. FENCED IN BACK YARD.

30. 2023-12-04
    listed $75,000 Active 188-char remark

    Show marketing remark (188 chars)

    GREAT INVESTMENT PROPERTY OR FIRST TIME BUYER. LOCATED ACROSS THE STREET FROM GLASS CITY METROPARK. ROOF IS APPROXIMATELY 5 YEARS OLD. 3 BEDROOMS AND 2 FULL BATHROOMS. FENCED IN BACK YARD.

31. 2011-09-27
    soldstatus $6,900
32. 2011-09-23
    soldstatus $6,900
33. 2011-09-07
    soldstatus $18,000
34. 2011-06-03
    listed $9,900

ⓘ 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: $995 · $83/mo
• Projected year-2 tax: $1,238 · $103/mo
• Expected delta: +$243/yr (+$20/mo · 24.4%)

ⓘ 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: $12,972
• − Mortgage interest: −$5,316
• − Property taxes: −$995
• − Insurance: −$474
• − Repairs & maintenance: −$1,038
• − Management: −$1,038
• − Depreciation: −$2,761
• Taxable income: $1,350
• Est. tax owed @ 24.0%: −$324
• After-tax cash flow: $2,482/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

+858.6% since first listed

19 events — show timeline

• 2026-04-14 Listed $94,900 NORIS
• 2025-10-14 Price Changed $55,000 NORIS
• 2025-10-13 Price Changed $6,900 NORIS
• 2025-04-03 Listing Removed — NORIS
• 2024-12-17 Relisted — NORIS
• 2024-11-24 Contingent — NORIS
• 2024-10-14 Price Changed $62,500 NORIS
• 2024-09-12 Price Changed $64,900 NORIS
• 2024-08-22 Listed $69,900 NORIS
• 2024-01-19 Sold (Public Records) $55,000 Public Records
• 2023-12-29 Pending — NORIS
• 2023-12-29 Sold (MLS) $55,000 NORIS
• 2023-12-12 Contingent — NORIS
• 2023-12-09 Price Changed $69,000 NORIS
• 2023-12-04 Listed $75,000 NORIS
• 2011-09-27 Sold (Public Records) $6,900 Public Records
• 2011-09-23 Sold (MLS) $6,900 NORIS
• 2011-09-07 Sold (Public Records) $18,000 Public Records
• 2011-06-03 Listed $9,900 NORIS

Property tax history

+2.7%/yr

Latest (2025): $995 · +1.5% YoY. Source: county tax records.