572 Yondota St · Toledo, OH 43605

$74,900

5 bd · 1.5 ba · 1,421 sqft · SingleFamily public records · 53 Days on market

Built 1910 5,400 sqft lot $53/sqft · at area comps Est $75k · at est.

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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
• ARV discount +7.5/15.0
• Rent growth +3.8/5.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

572 Yondota is currently leased at $600/month on a flexible month-to-month agreement, offering immediate potential to increase your returns from day one. This property is priced and positioned for investors who recognize the opportunity to capture increased rental income over time, as current rent sits below market levels. The month-to-month structure allows for strategic adjustments, whether that's optimizing rent or refining your investment approach. The home is massive and continues to appeal to long-term tenants, making it a reliable addition to any rental portfolio. With steady demand in the area, this is a solid option for investors looking to secure an asset with both current income and future growth potential. Take advantage of this opportunity to step into a performing property with room to elevate returns. Showing after accepted off ONLY. Can be purchased with 561 Yondota.

Key facts

• 5,400 sq ft lot
• 2 garage spots
• Built 1910

What this means for you Summary

Snapshot

• This is a 5-bed/1.5-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $690 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).
• Recommended offer: $73k (3.0% below list) — sets the bar for market timing.
• Cap rate 17.4% 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 (+5.4%/yr); 117 active listings in the ZIP; 2 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 415 units permitted in Lucas County in 2024 (122 in 5+ unit buildings).
• At $1,532/mo this rent would consume 47% of the median local household income ($39k/yr) (locally 1257% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $518 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 + 5.4% rent growth), your $21k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 23y ago; this cycle's ask has dropped $10k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $16k; list at $75k implies a 368% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $72,653 (3.0% below list)

Questions for the listing agent

1. It's been on market 53 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 1910 — 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: 2.05% ✓
• Cap rate: 17.35%
• Cash-on-cash: 39.49%
• DSCR: 2.76
• GRM: 4.1

CMA / ARV

• ARV (median comp): $74,978
• List price: $74,900
• Delta: -0.10%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
503 Utah St	0.12mi	4/2.0 (-1)	1,440 (+1%)	5mo	$137,250	$95	81
452 Saint Louis St	0.35mi	5/1.0	1,418 (-0%)	6mo	$62,500	$44	76
40 Nevada St	0.06mi	4/2.0 (-1)	1,356 (-5%)	9mo	$60,750	$45	75
29 Neise Ave	0.10mi	4/1.5 (-1)	1,284 (-10%)	13mo	$68,000	$53	64
456 Fifth St	0.48mi	4/1.0 (-1)	1,417 (-0%)	10mo	$75,000	$53	62
647 Woodville Rd	0.46mi	4/1.0 (-1)	1,402 (-1%)	11mo	$60,000	$43	60
952 Kingston Ave	0.57mi	4/2.0 (-1)	1,485 (+4%)	9mo	$145,000	$98	52
740 Clark St	0.25mi	4/2.0 (-1)	1,264 (-11%)	21mo	$106,000	$84	46
432 Saint Louis St	0.36mi	4/1.0 (-1)	1,619 (+14%)	19mo	$77,000	$48	37
917 Oak St	0.50mi	4/2.0 (-1)	1,621 (+14%)	13mo	$58,850	$36	36
921 Butler St	0.59mi	4/2.0 (-1)	1,305 (-8%)	23mo	$59,000	$45	33

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: 38.5%
• Equity multiple: 2.70×
• Total profit: $35,586
• Equity at exit: $11,168

10-year hold

• IRR: 46.1%
• Equity multiple: 5.95×
• Total profit: $103,801
• Equity at exit: $6,476

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 43605

• Home prices YoY: -25.6%
• Rents YoY: 5.4%
• Active inventory: 117
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,532 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$96 /mo · $1,155/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$322
• Net cashflow: $690

Break-even live

Break-even rent $658

Max offer price $74,900

Occupancy floor 50%

Sensitivity live

Price	-10% $733	-5% $711	+0% $690	+5% $669	+10% $648
Rent	-10% $569	-5% $630	+0% $690	+5% $751	+10% $811
Rate	-1.0pp $728	-0.5pp $709	base $690	+0.5pp $671	+1.0pp $651

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 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
29 Garfield Pl Toledo, OH	4.0	2.0	1300	$1,250	$0.96	14d	1	0.50mi
921 Berry St Toledo, OH	4.0	1.0	1204	$1,350	$1.12	14d	1	0.74mi

Listing history 10 events

1. 2026-04-18
   price $74,900 895-char remark

   Show marketing remark (895 chars)

   572 Yondota is currently leased at $600/month on a flexible month-to-month agreement, offering immediate potential to increase your returns from day one. This property is priced and positioned for investors who recognize the opportunity to capture increased rental income over time, as current rent sits below market levels. The month-to-month structure allows for strategic adjustments, whether that's optimizing rent or refining your investment approach. The home is massive and continues to appeal to long-term tenants, making it a reliable addition to any rental portfolio. With steady demand in the area, this is a solid option for investors looking to secure an asset with both current income and future growth potential. Take advantage of this opportunity to step into a performing property with room to elevate returns. Showing after accepted off ONLY. Can be purchased with 561 Yondota.

2. 2026-04-04
   listed $84,900 Active 895-char remark

   Show marketing remark (895 chars)

   572 Yondota is currently leased at $600/month on a flexible month-to-month agreement, offering immediate potential to increase your returns from day one. This property is priced and positioned for investors who recognize the opportunity to capture increased rental income over time, as current rent sits below market levels. The month-to-month structure allows for strategic adjustments, whether that's optimizing rent or refining your investment approach. The home is massive and continues to appeal to long-term tenants, making it a reliable addition to any rental portfolio. With steady demand in the area, this is a solid option for investors looking to secure an asset with both current income and future growth potential. Take advantage of this opportunity to step into a performing property with room to elevate returns. Showing after accepted off ONLY. Can be purchased with 561 Yondota.

3. 2025-10-13
   price $16,000 191-char remark

   Show marketing remark (191 chars)

   SOLD AS IS-NO PROPERTY DISCLOSURE-EMAIL OFFER-SELLER ADDENDUM TO BE PART OF FINAL CONTRACT-VERY LARGE HOME-FINISHED BASEMENT-FULL FRONT PORCH-BUYER PAYS ALL TITLE, CONVEYANCE AND RE-KEY FEES.

4. 2025-10-09
   price $76,800
5. 2011-12-19
   soldstatus $16,000 191-char remark

   Show marketing remark (191 chars)

   SOLD AS IS-NO PROPERTY DISCLOSURE-EMAIL OFFER-SELLER ADDENDUM TO BE PART OF FINAL CONTRACT-VERY LARGE HOME-FINISHED BASEMENT-FULL FRONT PORCH-BUYER PAYS ALL TITLE, CONVEYANCE AND RE-KEY FEES.

6. 2011-10-05
   listed $19,900 191-char remark

   Show marketing remark (191 chars)

   SOLD AS IS-NO PROPERTY DISCLOSURE-EMAIL OFFER-SELLER ADDENDUM TO BE PART OF FINAL CONTRACT-VERY LARGE HOME-FINISHED BASEMENT-FULL FRONT PORCH-BUYER PAYS ALL TITLE, CONVEYANCE AND RE-KEY FEES.

7. 2004-04-16
   soldstatus $76,800
8. 2004-04-14
   soldstatus $76,800
9. 2003-10-13
   listed $82,500
10. 1995-12-11
    soldstatus $22,000

ⓘ 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: $1,155 · $96/mo
• Projected year-2 tax: $1,162 · $97/mo
• Expected delta: +$7/yr (+$1/mo · 0.6%)

ⓘ 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 ≥100°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: $18,386
• − Mortgage interest: −$4,196
• − Property taxes: −$1,155
• − Insurance: −$374
• − Repairs & maintenance: −$1,471
• − Management: −$1,471
• − Depreciation: −$2,179
• Taxable income: $7,540
• Est. tax owed @ 24.0%: −$1,810
• After-tax cash flow: $6,473/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

+240.5% since first listed

10 events — show timeline

• 2026-04-18 Price Changed $74,900 NORIS
• 2026-04-04 Listed $84,900 NORIS
• 2025-10-13 Price Changed $16,000 NORIS
• 2025-10-09 Price Changed $76,800 NORIS
• 2011-12-19 Sold (MLS) $16,000 NORIS
• 2011-10-05 Listed $19,900 NORIS
• 2004-04-16 Sold (Public Records) $76,800 Public Records
• 2004-04-14 Sold (MLS) $76,800 NORIS
• 2003-10-13 Listed $82,500 NORIS
• 1995-12-11 Sold (Public Records) $22,000 Public Records

Property tax history

+2.3%/yr

Latest (2025): $1,155 · +2.8% YoY. Source: county tax records.