1318 Addington Rd · Toledo, OH 43607

$120,000

4 bd · 1.0 ba · 1,568 sqft · SingleFamily public records · 295 Days on market

Built 1928 3,598 sqft lot $77/sqft · 53% above area

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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
• DSCR +10.0/10.0
• 1% rule +7.9/10.0
• ARV discount +7.5/15.0
• Rent growth +4.5/5.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This cozy move in ready residence provides a comfortable living space for a variety of needs. This home is conveniently located near local amenities, schools, and parks. With its solid structure and great potential, this home is ideal for first-time buyers or investors looking for a valuable opportunity.

Key facts

• 3,598 sq ft lot
• 4 parking spots
• Built 1928

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $464 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.9% 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-, 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 (+8.2%/yr); 83 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% 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 45% 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 $830 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 + 8.0% rent growth), your $34k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 295 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 11y 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 $102k; 17% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1928 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $105,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 295 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1928 — 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: 1.29% ✓
• Cap rate: 10.93%
• Cash-on-cash: 16.56%
• DSCR: 1.74
• GRM: 6.5

CMA / ARV

• ARV (median comp): $78,352
• List price: $120,000
• Delta: 53.15%
• 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
1938 Fernwood Ave	0.16mi	3/1.0 (-1)	1,502 (-4%)	3mo	$95,900	$64	79
1131 Montrose Ave	0.16mi	3/1.0 (-1)	1,642 (+5%)	6mo	$35,000	$21	74
1424 Addington Rd	0.07mi	3/1.5 (-1)	1,726 (+10%)	3mo	$153,198	$89	70
1116 Woodstock Ave	0.13mi	3/2.0 (-1)	1,694 (+8%)	4mo	$72,000	$43	68
834 N Detroit Ave	0.69mi	4/1.0	1,552 (-1%)	5mo	$35,000	$23	62
630 Polonia Ct	0.66mi	3/1.5 (-1)	1,510 (-4%)	2mo	$140,000	$93	54
1730 Alvin St	0.57mi	4/1.5	1,362 (-13%)	5mo	$110,000	$81	46
2114 Parkdale Ave	0.66mi	3/1.0 (-1)	1,737 (+11%)	2mo	$125,000	$72	44
1911 Alvin St	0.65mi	4/2.0	1,349 (-14%)	4mo	$115,150	$85	39
1901 Alvin St	0.64mi	3/1.0 (-1)	1,344 (-14%)	3mo	$105,000	$78	39
2018 Perth St	0.66mi	4/2.0	1,345 (-14%)	5mo	$122,500	$91	38
2041 Perth St	0.71mi	3/2.0 (-1)	1,381 (-12%)	6mo	$128,200	$93	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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 12.9%
• Equity multiple: 1.54×
• Total profit: $18,251
• Equity at exit: $17,892

10-year hold

• IRR: 25.2%
• Equity multiple: 3.71×
• Total profit: $91,084
• Equity at exit: $10,375

Cash invested: $33,600 (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: 6.5×

Monthly cashflow live

• Estimated rent: $1,548 high
• Mortgage (P&I): −$629
• Tax from tax record: −$80 /mo · $962/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$325
• Net cashflow: $464

Break-even live

Break-even rent $961

Max offer price $120,000

Occupancy floor 65%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1420 Addington Rd Toledo, OH	5.0	1.5	1728	$1,500	$0.87	43d	1	0.09mi
915 Woodstock Ave Toledo, OH	3.0	1.5	1500	$1,100	$0.73	23d	1	0.23mi
2117 Clinton St Toledo, OH	3.0	1.0	1256	$1,115	$0.89	43d	1	0.74mi
2037 Alvin St Toledo, OH	3.0	1.0	1260	$1,175	$0.93	43d	1	0.76mi
319 N Detroit Ave Toledo, OH	3.0	1.0	1341	$845	$0.63	43d	1	0.77mi
1140 Palmwood Ave Toledo, OH	3.0	1.0	1292	$1,500	$1.16	43d	1	1.08mi
1122 Pinewood Ave Toledo, OH	3.0	1.0	1559	$1,150	$0.74	13d	1	1.11mi
2314 Airline Ave Toledo, OH	3.0	1.0	1123	$1,478	$1.32	23d	1	1.32mi
2632 Algonquin Pkwy Toledo, OH	3.0	1.5	1568	$800	$0.51	23d	1	1.34mi

Listing history 39 events

1. 2026-06-18
   days on market $120,000 Active 295 DOM
2. 2026-06-17
   days on market $120,000 Active 294 DOM
3. 2026-06-16
   days on market $120,000 Active 293 DOM
4. 2026-06-15
   days on market $120,000 Active 292 DOM
5. 2026-06-14
   days on market $120,000 Active 290 DOM
6. 2026-06-10
   days on market $120,000 Active 287 DOM
7. 2026-06-09
   days on market $120,000 Active 286 DOM
8. 2026-06-08
   days on market $120,000 Active 285 DOM
9. 2026-06-07
   days on market $120,000 Active 284 DOM
10. 2026-06-05
    days on market $120,000 Active 281 DOM
11. 2026-06-03
    days on market $120,000 Active 280 DOM
12. 2026-06-02
    days on market $120,000 Active 279 DOM
13. 2026-06-01
    days on market $120,000 Active 278 DOM
14. 2026-05-31
    days on market $120,000 Active 277 DOM
15. 2026-05-30
    days on market $120,000 Active 276 DOM
16. 2026-02-12
    price $120,000 305-char remark

    Show marketing remark (305 chars)

    This cozy move in ready residence provides a comfortable living space for a variety of needs. This home is conveniently located near local amenities, schools, and parks. With its solid structure and great potential, this home is ideal for first-time buyers or investors looking for a valuable opportunity.

17. 2025-10-14
    price $102,500 187-char remark

    Show marketing remark (187 chars)

    Adorable Toledo 4 bed 1.5 bathroom with full basement. 22X8 enclosed porch! All the work has been done for you, move-in condition. Home Warranty Included. Why pay rent, when you can own~!

18. 2025-10-14
    price $28,000

    Show marketing remark (187 chars)

    Adorable Toledo 4 bed 1.5 bathroom with full basement. 22X8 enclosed porch! All the work has been done for you, move-in condition. Home Warranty Included. Why pay rent, when you can own~!

19. 2025-10-07
    status Active 305-char remark

    Show marketing remark (305 chars)

    This cozy move in ready residence provides a comfortable living space for a variety of needs. This home is conveniently located near local amenities, schools, and parks. With its solid structure and great potential, this home is ideal for first-time buyers or investors looking for a valuable opportunity.

20. 2025-09-18
    historical Contingent 305-char remark

    Show marketing remark (305 chars)

    This cozy move in ready residence provides a comfortable living space for a variety of needs. This home is conveniently located near local amenities, schools, and parks. With its solid structure and great potential, this home is ideal for first-time buyers or investors looking for a valuable opportunity.

21. 2025-08-28
    listed $125,000 Active 305-char remark

    Show marketing remark (305 chars)

    This cozy move in ready residence provides a comfortable living space for a variety of needs. This home is conveniently located near local amenities, schools, and parks. With its solid structure and great potential, this home is ideal for first-time buyers or investors looking for a valuable opportunity.

22. 2025-08-19
    historical $125,000 305-char remark

    Show marketing remark (305 chars)

    This cozy move in ready residence provides a comfortable living space for a variety of needs. This home is conveniently located near local amenities, schools, and parks. With its solid structure and great potential, this home is ideal for first-time buyers or investors looking for a valuable opportunity.

23. 2024-12-17
    historical $1,400
24. 2024-11-27
    listed $1,400
25. 2022-06-15
    soldstatus $102,500
26. 2022-06-14
    soldstatus $102,500 Closed 187-char remark

    Show marketing remark (187 chars)

    Adorable Toledo 4 bed 1.5 bathroom with full basement. 22X8 enclosed porch! All the work has been done for you, move-in condition. Home Warranty Included. Why pay rent, when you can own~!

27. 2022-06-07
    status Pending 187-char remark

    Show marketing remark (187 chars)

    Adorable Toledo 4 bed 1.5 bathroom with full basement. 22X8 enclosed porch! All the work has been done for you, move-in condition. Home Warranty Included. Why pay rent, when you can own~!

28. 2022-05-10
    historical Contingent 187-char remark

    Show marketing remark (187 chars)

    Adorable Toledo 4 bed 1.5 bathroom with full basement. 22X8 enclosed porch! All the work has been done for you, move-in condition. Home Warranty Included. Why pay rent, when you can own~!

29. 2022-04-29
    listed $109,900 Active 187-char remark

    Show marketing remark (187 chars)

    Adorable Toledo 4 bed 1.5 bathroom with full basement. 22X8 enclosed porch! All the work has been done for you, move-in condition. Home Warranty Included. Why pay rent, when you can own~!

30. 2021-11-23
    soldstatus $28,000 Closed
31. 2021-10-05
    historical Contingent
32. 2021-09-21
    listed $29,900 Active
33. 2021-09-20
    historical $29,900
34. 2019-06-28
    historical
35. 2018-10-22
    listed $16,900
36. 2018-09-18
    historical
37. 2018-07-27
    listed $21,900
38. 2015-10-22
    historical
39. 2015-08-28
    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: $962 · $80/mo
• Projected year-2 tax: $1,417 · $118/mo
• Expected delta: +$455/yr (+$38/mo · 47.3%)

ⓘ 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: $18,580
• − Mortgage interest: −$6,722
• − Property taxes: −$962
• − Insurance: −$600
• − Repairs & maintenance: −$1,486
• − Management: −$1,486
• − Depreciation: −$3,491
• Taxable income: $3,832
• Est. tax owed @ 24.0%: −$920
• After-tax cash flow: $4,645/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

+1112.1% since first listed

24 events — show timeline

• 2026-02-12 Price Changed $120,000 NORIS
• 2025-10-14 Price Changed $102,500 NORIS
• 2025-10-14 Price Changed $28,000 NORIS
• 2025-10-07 Relisted — NORIS
• 2025-09-18 Contingent — NORIS
• 2025-08-28 Listed $125,000 NORIS
• 2025-08-19 Coming Soon $125,000 NORIS
• 2024-12-17 Rental Removed $1,400 RENTALBEAST
• 2024-11-27 Listed for Rent $1,400 RENTALBEAST
• 2022-06-15 Sold (Public Records) $102,500 Public Records
• 2022-06-14 Sold (MLS) $102,500 NORIS
• 2022-06-07 Pending — NORIS
• 2022-05-10 Contingent — NORIS
• 2022-04-29 Listed $109,900 NORIS
• 2021-11-23 Sold (MLS) $28,000 NORIS
• 2021-10-05 Contingent — NORIS
• 2021-09-21 Listed $29,900 NORIS
• 2021-09-20 Coming Soon $29,900 NORIS
• 2019-06-28 Listing Removed — NORIS
• 2018-10-22 Listed $16,900 NORIS
• 2018-09-18 Listing Removed — NORIS
• 2018-07-27 Listed $21,900 NORIS
• 2015-10-22 Listing Removed — NORIS
• 2015-08-28 Listed $9,900 NORIS

Property tax history

+1.1%/yr

Latest (2025): $962 · +1.4% YoY. Source: county tax records.