1142 Eleanor Ave · Toledo, OH 43612

$125,000

2 bd · 2.0 ba · 1,375 sqft · MultiFamily public records · 17 Days on market

Built 1960 5,300 sqft lot Est $129k · 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 +28.1/30.0
• DSCR +10.0/10.0
• ARV discount +9.0/15.0
• 1% rule +7.7/10.0
• Rent growth +4.0/5.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

LOW MAINTENANCE. RANCH STYLE TWINPLEX. SEPARATE ENTRANCES, LAUNDRY ROOM. ONE TENANT GETS $50 RENT REDUCTION FOR TAKING CARE OF LAWN & SNOW REMOVAL. GREAT LOCATION. CLOSE TO SCHOOLS, BUS LINES, SHOPPING.

Key facts

• Newer windows
• Detached garage
• 5,300 sq ft lot

Tags

• STRONG INVESTMENT OPPORTUNITY
• IMMEDIATE RENTAL INCOME
• NEWER WINDOWS
• DETACHED GARAGE

Property features AI

Finance

• Financial info: Two-unit building; both units currently leased; One building; Tenants pay all utilities and lawn care; Owner pays exterior maintenance, water, insurance, and management

Exterior

• Parking: Detached garage; Driveway; Concrete parking surfaces; Approximately 2.5 garage spaces
• Utilities: Electricity connected; Natural gas connected; Public water; Public sewer
• Home design: Residential income property (duplex); One-story
• Construction: Aluminum siding and brick exterior; Crawl space foundation; Built (year per public records)
• Exterior features: Asphalt roof; Corner lot

Interior

• Kitchen: Water heater
• Flooring: Carpet; Luxury vinyl
• Heating & cooling: Baseboard heating; Natural gas heating; Boiler
• Interior features: Other interior features
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 2 × 1-bed/1.0-bath units multifamily listed at $125k.

Deal economics

• At list price, monthly cash flow is $394 ($5k/yr) — positive. Per door: $197/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $123k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.1% 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-, 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: Larchmont Elementary School (math 12% / reading 21%, grade F, #1,363 of 1,584 statewide, top 86%, 415 students, 0% FRL); Start High School (math 11% / reading 33%, grade F, #672 of 781 statewide, top 86%, 1,242 students, 50% FRL) — zoned schools average 25% FRL vs 72% district-wide (47 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+6.0%/yr); 92 active listings in the ZIP; 35 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 415 units permitted in Lucas County in 2024 (122 in 5+ unit buildings).
• This rent runs 38% of the median local income ($51k/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 $864 of loan paydown is wiped out by about $4k 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 + 6.0% rent growth), your $35k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 18y 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 $88k; 41% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $123,125 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.27% ✓
• Cap rate: 10.08%
• Cash-on-cash: 13.51%
• DSCR: 1.60
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $129,250
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4202 Parrakeet Ave	0.55mi	2/2.0	1,200 (-13%)	10mo	$112,500	$94	44
438 Pasadena Blvd	0.74mi	2/2.0	1,536 (+12%)	5mo	$127,500	$83	42

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 · 6.01% rent growth · sell at horizon

5-year hold

• IRR: 6.9%
• Equity multiple: 1.28×
• Total profit: $9,811
• Equity at exit: $18,638

10-year hold

• IRR: 18.8%
• Equity multiple: 2.79×
• Total profit: $62,556
• Equity at exit: $10,808

Cash invested: $35,000 (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 43612

• Home prices YoY: -17.5%
• Rents YoY: 6.0%
• Active inventory: 92
• Price-to-rent: 13.1×

Monthly cashflow live

• Estimated rent: $1,587 high
• Mortgage (P&I): −$656
• Tax from tax record: −$152 /mo · $1,826/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$333
• Net cashflow: $394

Break-even live

Break-even rent $1,088

Max offer price $125,000

Occupancy floor 70%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	1	1	$1,586
Total (2 units)			$1,587

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4459 N Haven Ave Toledo, OH	3.0	1.0	1416	$1,200	$0.85	14d	1	0.02mi
4158 Mayfield Dr Toledo, OH	2.0	1.0	960	$850	$0.89	14d	1	0.34mi
1338 Crestwood Rd Toledo, OH	3.0	1.0	1000	$1,250	$1.25	14d	1	0.36mi
4138 N Lockwood Ave Toledo, OH	2.0	1.0	1300	$1,050	$0.81	23d	1	0.37mi
1016 Mallett St Unit 1 Toledo, OH	2.0	1.0	1300	$900	$0.69	43d	1	0.46mi
4223 Birchall Rd Toledo, OH	3.0	1.0	1338	$1,395	$1.04	23d	1	0.48mi
4129 Vermaas Ave Toledo, OH	3.0	1.5	1385	$1,250	$0.90	43d	1	0.57mi
4124 Vermaas Ave Toledo, OH	2.0	1.0	1245	$997	$0.80	43d	1	0.59mi
4120 Parrakeet Ave Toledo, OH	3.0	2.0	1410	$1,450	$1.03	43d	1	0.61mi
4039 Vermaas Ave Toledo, OH	2.0	1.0	900	$900	$1.00	23d	1	0.61mi
4614 Commonwealth Ave Toledo, OH	3.0	1.5	1459	$1,295	$0.89	14d	1	0.63mi
3915 Willys Pkwy Unit 3915 Toledo, OH	3.0	1.0	1080	$800	$0.74	21d	1	0.64mi
4220 Caroline Ave Toledo, OH	3.0	1.0	944	$1,095	$1.16	43d	1	0.65mi
4140 Caroline Ave Toledo, OH	3.0	1.5	1378	$1,650	$1.20	23d	1	0.68mi
4038 Lyman Ave Toledo, OH	3.0	1.0	1175	$1,395	$1.19	43d	1	0.71mi
1477 W Sylvania Ave Toledo, OH	3.0	1.0	1570	$1,250	$0.80	43d	1	0.73mi
3812 Drexel Dr Apt 2 Toledo, OH	1.0	1.0	950	$773	$0.81	23d	1	0.73mi
1014 Berdan Ave Toledo, OH	3.0	1.0	1215	$1,200	$0.99	43d	1	0.76mi
3950 Woodhaven Dr Toledo, OH	2.0	1.0	1072	$745	$0.69	23d	1	0.77mi
3805 Hoiles Ave Toledo, OH	3.0	1.0	1370	$1,025	$0.75	23d	1	0.80mi
3725 Hoiles Ave Toledo, OH	3.0	1.0	1180	$1,245	$1.06	23d	1	0.83mi
3615 Berkeley Dr Toledo, OH	3.0	1.0	1096	$1,400	$1.28	14d	1	0.87mi
3713 Hazelhurst Ave Toledo, OH	3.0	1.5	1352	$1,700	$1.26	43d	1	0.88mi
4315 Garden Park Dr Toledo, OH	3.0	1.0	1268	$1,423	$1.12	23d	1	0.92mi
1489 Berdan Ave Toledo, OH	3.0	1.0	1068	$1,250	$1.17	43d	1	0.95mi
3541 Willys Pkwy Toledo, OH	3.0	1.0	1113	$1,400	$1.26	43d	1	0.96mi
927 W Northgate Pkwy Toledo, OH	2.0	1.0	896	$1,100	$1.23	14d	1	0.99mi
5207 Bennett Rd Toledo, OH	2.0	2.0	1109	$1,200	$1.08	14d	1	0.99mi
1801 Christian Ave Toledo, OH	1.0–2.0	1.0	750	$939	$1.25	14d	1	1.22mi
1732 Newport Ave Toledo, OH	3.0	1.0	896	$1,350	$1.51	23d	1	1.31mi
1731 Mansfield Rd Toledo, OH	3.0	1.0	1138	$1,195	$1.05	23d	1	1.34mi
1846 Loxley Rd Toledo, OH	2.0	1.0	876	$900	$1.03	43d	1	1.39mi
3683 Upton Ave Toledo, OH	3.0	1.0	1119	$1,100	$0.98	43d	1	1.39mi
614 Cadillac Ct Toledo, OH	3.0	1.0	1581	$1,075	$0.68	23d	1	1.41mi
610 Cadillac Ct Toledo, OH	3.0	1.0	1409	$1,050	$0.75	23d	1	1.41mi

Listing history 25 events

1. 2026-06-14
   status $125,000 Pending 17 DOM
2. 2026-06-10
   days on market $125,000 Contingent 17 DOM
3. 2026-06-09
   days on market $125,000 Contingent 16 DOM
4. 2026-06-08
   days on market $125,000 Contingent 15 DOM
5. 2026-06-07
   days on market $125,000 Contingent 14 DOM
6. 2026-06-05
   days on market $125,000 Contingent 11 DOM
7. 2026-06-03
   days on market $125,000 Contingent 10 DOM
8. 2026-06-03
   status $125,000 Contingent 9 DOM
9. 2026-06-02
   days on market $125,000 Active 9 DOM
10. 2026-06-01
    days on market $125,000 Active 8 DOM
11. 2026-05-31
    days on market $125,000 Active 7 DOM
12. 2026-05-30
    days on market $125,000 Active 6 DOM
13. 2026-05-21
    listed $125,000 Active
14. 2025-10-14
    price $50,000 206-char remark

    Show marketing remark (235 chars)

    Ranch/One level Twinplex. Live in one and rent the other or rent out both! Convenient West Toledo location. 2 car detached garage. Corner lot. Roof 2014. Replacement Windows 2012. Mailing address and other unit address is 1140 Eleanor.

15. 2025-10-14
    price $88,500 235-char remark

    Show marketing remark (235 chars)

    Ranch/One level Twinplex. Live in one and rent the other or rent out both! Convenient West Toledo location. 2 car detached garage. Corner lot. Roof 2014. Replacement Windows 2012. Mailing address and other unit address is 1140 Eleanor.

16. 2024-04-11
    soldstatus $88,500
17. 2024-04-05
    soldstatus $88,500 Closed 235-char remark

    Show marketing remark (235 chars)

    Ranch/One level Twinplex. Live in one and rent the other or rent out both! Convenient West Toledo location. 2 car detached garage. Corner lot. Roof 2014. Replacement Windows 2012. Mailing address and other unit address is 1140 Eleanor.

18. 2024-03-24
    status Pending 235-char remark

    Show marketing remark (235 chars)

    Ranch/One level Twinplex. Live in one and rent the other or rent out both! Convenient West Toledo location. 2 car detached garage. Corner lot. Roof 2014. Replacement Windows 2012. Mailing address and other unit address is 1140 Eleanor.

19. 2024-02-27
    historical Contingent 235-char remark

    Show marketing remark (235 chars)

    Ranch/One level Twinplex. Live in one and rent the other or rent out both! Convenient West Toledo location. 2 car detached garage. Corner lot. Roof 2014. Replacement Windows 2012. Mailing address and other unit address is 1140 Eleanor.

20. 2024-02-19
    listed $95,000 Active 235-char remark

    Show marketing remark (235 chars)

    Ranch/One level Twinplex. Live in one and rent the other or rent out both! Convenient West Toledo location. 2 car detached garage. Corner lot. Roof 2014. Replacement Windows 2012. Mailing address and other unit address is 1140 Eleanor.

21. 2012-01-25
    soldstatus $18,000
22. 2010-03-17
    soldstatus $50,000 206-char remark

    Show marketing remark (206 chars)

    LOW MAINTENANCE. RANCH STYLE TWINPLEX. SEPARATE ENTRANCES, LAUNDRY ROOM. ONE TENANT GETS $50 RENT REDUCTION FOR TAKING CARE OF LAWN & SNOW REMOVAL. GREAT LOCATION. CLOSE TO SCHOOLS, BUS LINES, SHOPPING.

23. 2008-10-09
    listed $59,900 206-char remark

    Show marketing remark (206 chars)

    LOW MAINTENANCE. RANCH STYLE TWINPLEX. SEPARATE ENTRANCES, LAUNDRY ROOM. ONE TENANT GETS $50 RENT REDUCTION FOR TAKING CARE OF LAWN & SNOW REMOVAL. GREAT LOCATION. CLOSE TO SCHOOLS, BUS LINES, SHOPPING.

24. 2006-10-20
    soldstatus $100,000
25. 1998-06-01
    soldstatus $62,000

ⓘ 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: $1,826 · $152/mo
• Projected year-2 tax: $1,888 · $157/mo
• Expected delta: +$62/yr (+$5/mo · 3.4%)

ⓘ 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 ≥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: $19,044
• − Mortgage interest: −$7,002
• − Property taxes: −$1,826
• − Insurance: −$625
• − Repairs & maintenance: −$1,524
• − Management: −$1,524
• − Depreciation: −$3,636
• Taxable income: $2,908
• Est. tax owed @ 24.0%: −$698
• After-tax cash flow: $4,030/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): 28,480
• Household income: $50,728
• Rent vs Own: 45.4% rent · 54.6% own
• Severe rent burden: 1203.0

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: Majority White (63%)
• Race & ethnicity: White 63% Black 23% Two or more races 10% Hispanic / Latino 9%
• Hispanic origin (detail): Mexican 6% Puerto Rican 2%
• Common ancestry: Romanian 9% Lithuanian 3% Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2% French/Haitian/Cajun 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: ▼ -50.05%
• Current HPI: 235.5389
• Rent YoY: ▲ 6.01%
• 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

+101.6% since first listed

13 events — show timeline

• 2026-05-21 Listed $125,000 NORIS
• 2025-10-14 Price Changed $50,000 NORIS
• 2025-10-14 Price Changed $88,500 NORIS
• 2024-04-11 Sold (Public Records) $88,500 Public Records
• 2024-04-05 Sold (MLS) $88,500 NORIS
• 2024-03-24 Pending — NORIS
• 2024-02-27 Contingent — NORIS
• 2024-02-19 Listed $95,000 NORIS
• 2012-01-25 Sold (Public Records) $18,000 Public Records
• 2010-03-17 Sold (MLS) $50,000 NORIS
• 2008-10-09 Listed $59,900 NORIS
• 2006-10-20 Sold (Public Records) $100,000 Public Records
• 1998-06-01 Sold (Public Records) $62,000 Public Records

Property tax history

+1.3%/yr

Latest (2025): $1,826 · +6.1% YoY. Source: county tax records.