2643 W Alexis Rd · Toledo, OH 43613

$80,000

2 bd · 1.0 ba · 1,128 sqft · SingleFamily public records · 17 Days on market

Built 1927 0.38 ac lot Est $159k · 50% under

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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 +29.1/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.9/10.0
• Schools +3.5/10.0
• Rent growth +3.3/5.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great location in Washington School District. CLose to shopping and expressways. Small but comfortable, easy to heat, needs TLC, you can make it your own. Call today for a private showing.

Key facts

• Near schools
• Near restaurants
• Near parks

Tags

• NEAR SCHOOLS
• NEAR PARKS
• NEAR RESTAURANTS
• LOCAL AMENITIES
• SPACIOUS LIVING AREAS

Property features AI

Exterior

• Parking: Driveway
• Utilities: Electricity connected; Natural gas connected; Public water; Public sewer
• Home design: Single-family house; One story; No attached units; No common walls
• Construction: Brick and vinyl siding exterior; Block foundation; Built as a residential single family residence
• Exterior features: Shingle roof

Interior

• Kitchen: Kitchen (main level) approx. 10 x 10
• Bedrooms: Bedroom (main level) approx. 11 x 10; Bedroom 2 (main level) approx. 11 x 10; Bedroom 3 approx. 9 x 10
• Flooring: Wood flooring; Other flooring
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Six total rooms; Other interior features
• Laundry & utility: Laundry located in the basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $277 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $79k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.4% 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-, crime F, commute F.
• Washington Local (urban): math 37% / reading 47% proficiency, ranked #528 of 656 in OH (top 80%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Silver Creek Elementary School (math 32% / reading 42%, grade F, #1,087 of 1,584 statewide, top 70%, 653 students, 0% FRL); Whitmer High School (math 38% / reading 48%, grade F, #494 of 781 statewide, top 63%, 2,247 students, 42% FRL) — zoned schools average 21% FRL vs 48% district-wide (28 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising (+3.3%/yr); 111 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 415 units permitted in Lucas County in 2024 (122 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $553 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 + 3.3% rent growth), your $22k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 13y 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 $31k; list at $80k implies a 158% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1927 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $78,800 (1.5% below list)

Questions for the listing agent

1. Built in 1927 — 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: 1.39% ✓
• Cap rate: 10.45%
• Cash-on-cash: 14.84%
• DSCR: 1.66
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $159,048
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5806 Midwest Ave	0.11mi	3/1.0 (+1)	1,025 (-9%)	3mo	$145,000	$141	72
5541 Douglas Rd	0.33mi	3/2.0 (+1)	1,152 (+2%)	2mo	$220,000	$191	70
5810 Everwood Rd	0.04mi	3/1.5 (+1)	1,276 (+13%)	2mo	$204,000	$160	68
5724 W Rowland Rd	0.64mi	2/2.0	1,140 (+1%)	1mo	$153,000	$134	64
5322 Douglas Rd	0.64mi	3/1.0 (+1)	1,107 (-2%)	3mo	$158,500	$143	59
2604 Arletta St	0.44mi	3/1.5 (+1)	1,050 (-7%)	4mo	$146,900	$140	58
5845 Georgedale Rd	0.46mi	3/1.0 (+1)	1,232 (+9%)	1mo	$145,000	$118	57
6145 Hiddenbrook Dr	0.59mi	3/1.0 (+1)	1,215 (+8%)	2mo	$185,000	$152	53
2338 Brookridge Dr	0.52mi	3/1.0 (+1)	1,265 (+12%)	3mo	$155,000	$123	48
5608 Pawnee Rd	0.59mi	3/1.0 (+1)	996 (-12%)	1mo	$89,900	$90	47
5737 Yermo Dr	0.54mi	3/1.5 (+1)	1,276 (+13%)	3mo	$200,000	$157	44
5505 Chippewa Rd	0.73mi	3/1.0 (+1)	1,280 (+14%)	1mo	$175,900	$137	38

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 · 3.3% rent growth · sell at horizon

5-year hold

• IRR: 5.8%
• Equity multiple: 1.23×
• Total profit: $5,066
• Equity at exit: $11,928

10-year hold

• IRR: 15.5%
• Equity multiple: 2.28×
• Total profit: $28,705
• Equity at exit: $6,917

Cash invested: $22,400 (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 43613

• Home prices YoY: -20.7%
• Rents YoY: 3.3%
• Active inventory: 111
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,109 high
• Mortgage (P&I): −$420
• Tax from tax record: −$146 /mo · $1,750/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$233
• Net cashflow: $277

Break-even live

Break-even rent $758

Max offer price $80,000

Occupancy floor 70%

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5517 Douglas Rd Unit 5 Toledo, OH	1.0	1.0	700	$695	$0.99	44d	1	0.36mi
2338 Bodette Ave Toledo, OH	3.0	2.0	1150	$1,800	$1.57	21d	1	0.42mi
2527 Arletta St Toledo, OH	2.0	1.0	1100	$1,100	$1.00	44d	1	0.49mi
2347 Bucklew Dr Toledo, OH	3.0	2.0	1200	$1,600	$1.33	14d	1	0.52mi
3065 Tremainsville Rd Toledo, OH	1.0–2.0	1.0	800	$929	$1.16	14d	1	0.54mi
5834 Yermo Dr Toledo, OH	1.0–2.0	1.0–2.0	870	$909	$1.04	14d	12	0.56mi
2132 Stirrup Ln Toledo, OH	2.0	1.0	900	$1,035	$1.15	44d	3	0.69mi
5941 Tetherwood Dr Toledo, OH	3.0	1.5	1364	$1,695	$1.24	23d	1	0.77mi
3145 Brock Dr Toledo, OH	3.0	2.0	1100	$1,600	$1.45	14d	1	0.77mi
6020 Secor Rd Unit 1 Toledo, OH	2.0	1.5	760	$825	$1.09	21d	1	0.81mi
5635 Secor Rd Toledo, OH	2.0	1.0	800	$858	$1.07	44d	1	0.82mi
5831 Gany Mede Dr Toledo, OH	3.0	1.0	1004	$1,600	$1.59	14d	1	0.87mi
3355 W Alexis Rd Toledo, OH	2.0	1.0	675	$809	$1.20	14d	3	0.88mi
5360 Secor Rd Unit 316 Toledo, OH	2.0	1.0	900	$699	$0.78	23d	1	0.90mi
5360 Secor Rd Unit 312 Toledo, OH	1.0	1.0	700	$599	$0.86	23d	1	0.91mi
5080 Secor Rd Toledo, OH	1.0–2.0	1.0–1.5	699	$925	$1.32	44d	1	1.13mi
5240 Oakridge Dr Toledo, OH	2.0	1.0	872	$945	$1.08	14d	1	1.15mi
5133 Secor Rd Toledo, OH	2.0	2.0	850	$1,099	$1.29	23d	1	1.17mi
1732 Newport Ave Toledo, OH	3.0	1.0	896	$1,350	$1.51	23d	1	1.26mi
1801 Christian Ave Toledo, OH	1.0–2.0	1.0	750	$939	$1.25	14d	1	1.31mi
3353 W Laskey Rd Unit 2 Toledo, OH	3.0	1.0	750	$850	$1.13	21d	1	1.34mi
3355 W Laskey Rd Apt 24 Toledo, OH	2.0	1.0	750	$850	$1.13	23d	1	1.35mi
3355 W Laskey Rd Toledo, OH	2.0	1.0	750	$850	$1.13	14d	2	1.35mi
1733 Christian Ave Unit 5 Toledo, OH	2.0	1.0	839	$700	$0.83	44d	1	1.37mi
1733 Christian Ave Unit 2 Toledo, OH	1.0	1.0	839	$600	$0.72	23d	1	1.37mi
1540 Brooke Park Dr Unit 5 Toledo, OH	2.0	1.0	850	$800	$0.94	14d	1	1.48mi
1529 Brooke Park Dr Toledo, OH	1.0	1.0	700	$645	$0.92	14d	1	1.49mi
1417 Primrose Ave Toledo, OH	3.0	1.0	1411	$1,625	$1.15	14d	1	1.50mi

Listing history 13 events

1. 2026-06-18
   days on market $80,000 Active 17 DOM
2. 2026-06-17
   days on market $80,000 Active 16 DOM
3. 2026-06-16
   days on market $80,000 Active 15 DOM
4. 2026-06-15
   days on market $80,000 Active 14 DOM
5. 2026-06-14
   days on market $80,000 Active 12 DOM
6. 2026-06-13
   days on market $80,000 Active 11 DOM
7. 2026-06-10
   days on market $80,000 Active 9 DOM
8. 2026-06-09
   days on market $80,000 Active 8 DOM
9. 2026-06-08
   days on market $80,000 Active 7 DOM
10. 2026-06-07
    days on market $80,000 Active 6 DOM
11. 2026-06-03
    days on market $80,000 Active 2 DOM
12. 2026-06-01
    remarks 560-char remark
13. 2026-06-01
    listed $80,000 Active 1 DOM

ⓘ 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: $1,750 · $146/mo
• Projected year-2 tax: $1,750 · $146/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 ≥101°F today · 15 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: $13,303
• − Mortgage interest: −$4,481
• − Property taxes: −$1,750
• − Insurance: −$400
• − Repairs & maintenance: −$1,064
• − Management: −$1,064
• − Depreciation: −$2,327
• Taxable income: $2,216
• Est. tax owed @ 24.0%: −$532
• After-tax cash flow: $2,793/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: Washington Local
• NCES district ID: 3904823
• Math proficiency: 37% ▼ -20.00%
• Reading proficiency: 47% ▼ -11.00%
• Median HH income: $42,105
• Composite: 35.36/100
• National rank: #4957
• State rank: #528 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): 30,780
• Household income: $64,384
• Rent vs Own: 32.5% rent · 67.5% own
• Severe rent burden: 917.0

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: Predominantly White (71%)
• Race & ethnicity: White 71% Black 15% Two or more races 10% Hispanic / Latino 7%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Romanian 9% Lithuanian 3% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 3% 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: ▼ -62.37%
• Current HPI: 239.1345
• Rent YoY: ▲ 3.30%
• 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

+125.4% since first listed

7 events — show timeline

• 2026-06-01 Listed $80,000 NORIS
• 2025-10-13 Price Changed $31,000 NORIS
• 2013-05-02 Sold (MLS) $31,000 NORIS
• 2013-04-11 Price Changed $34,900 NORIS
• 2013-01-15 Listed $34,900 NORIS
• 2005-04-05 Sold (Public Records) $77,300 Public Records
• 1986-12-01 Sold (Public Records) $35,500 Public Records

Property tax history

+5.2%/yr

Latest (2025): $1,750 · +2.2% YoY. Source: county tax records.