901 Toronto Ave · Toledo, OH 43609

$25,000

2 bd · 1.0 ba · 803 sqft · SingleFamily public records · 22 Days on market

Built 1924 3,800 sqft lot

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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
• Appreciation +5.4/10.0
• Rent growth +4.5/5.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0

Listing remarks MLS

FIRST TIME HOME BUYERS WILLBE PLEASED TO SEE THIS HOME! MOVE-IN CONDITION WITH NEW KITCHEN & BATH FLOORING,NEW BEDROOM CARPETING. HOME FEATURES A FULL BASEMENT AND WALK-UP ATTIC. AGENT IS RELATED TO THE SELLER!

Key facts

• 3,800 sq ft lot
• Built 1924
• Listed 22 days

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-family residence; One-story (main level entry); Not attached to other properties; No common walls
• Construction: Vinyl siding; Block foundation
• Exterior features: Shingle roof; Corner lot

Interior

• Kitchen: Main-level kitchen (about 11' x 8')
• Bedrooms: Two main-level bedrooms (approximately 10' x 9')
• Flooring: Laminate flooring; Wood flooring
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating
• Interior features: Five 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 $25k.

Deal economics

• At list price, monthly cash flow is $478 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($881 rent vs $25k).
• Recommended offer: $25k (1.5% below list) — sets the bar for market timing.
• Cap rate 29.3% 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: Arlington Elementary School (math 12% / reading 14%, grade F, #1,429 of 1,584 statewide, top 90%, 327 students, 0% FRL); Bowsher High School (math 23% / reading 45%, grade F, #596 of 781 statewide, top 76%, 1,240 students, 49% 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 (+7.8%/yr); 99 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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).

Forward outlook

• In year one you build about $360 of equity ($173 loan paydown + $187 appreciation (0.8% local appreciation)).
• Lucas County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (0.8% appreciation + 7.8% rent growth), your $7k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($25k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 24y 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.

Risks & watch-outs

• Watch-outs: property tax is 3.7% of price; built in 1924 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $24,625 (1.5% below list)

Questions for the listing agent

1. Built in 1924 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 3.52% ✓
• Cap rate: 29.26%
• Cash-on-cash: 82.01%
• DSCR: 4.65
• GRM: 2.4

CMA / ARV

• ARV (on-the-fly): $78,694
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1043 Atlantic Ave	0.27mi	2/1.0	812 (+1%)	8mo	$103,500	$127	79
933 Wright Ave	0.13mi	2/1.0	864 (+8%)	3mo	$60,500	$70	79
713 Geneva Ave	0.27mi	2/1.0	843 (+5%)	5mo	$52,500	$62	75
1011 National Ave	0.27mi	2/1.0	833 (+4%)	8mo	$81,000	$97	75
864 Hampton Ave	0.15mi	2/1.0	878 (+9%)	9mo	$90,000	$103	70
939 Francis Ave	0.29mi	2/1.0	725 (-10%)	6mo	$61,800	$85	65
1011 Atlantic Ave	0.22mi	2/1.0	721 (-10%)	9mo	$94,000	$130	65
2144 Aberdeen Ave	0.73mi	2/1.0	788 (-2%)	2mo	$116,000	$147	61
648 Carlton St	0.48mi	2/1.0	880 (+10%)	2mo	$86,000	$98	60
502 Brighton Ave	0.55mi	2/1.0	884 (+10%)	1mo	$123,900	$140	57
605 Wright Ave	0.40mi	3/1.0 (+1)	875 (+9%)	9mo	$75,000	$86	54
516 Lodge Ave	0.55mi	2/1.0	873 (+9%)	11mo	$82,000	$94	51

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

0.75% appreciation · 7.8% rent growth · sell at horizon

5-year hold

• IRR: 90.3%
• Equity multiple: 6.02×
• Total profit: $35,136
• Equity at exit: $8,210

10-year hold

• IRR: 92.4%
• Equity multiple: 14.51×
• Total profit: $94,542
• Equity at exit: $10,664

Cash invested: $7,000 (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 43609

• Home prices YoY: 0.3%
• Rents YoY: 7.8%
• Active inventory: 99
• Price-to-rent: 2.4×

Monthly cashflow live

• Estimated rent: $881 high
• Mortgage (P&I): −$131
• Tax from tax record: −$76 /mo · $914/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$185
• Net cashflow: $478

Break-even live

Break-even rent $276

Max offer price $25,000

Occupancy floor 41%

Sensitivity live

Price	-10% $493	-5% $485	+0% $478	+5% $471	+10% $464
Rent	-10% $409	-5% $444	+0% $478	+5% $513	+10% $548
Rate	-1.0pp $491	-0.5pp $485	base $478	+0.5pp $472	+1.0pp $465

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: $6,250
• Closing costs: $750
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1734 Arlington Ave Toledo, OH	2.0	1.0	700	$800	$1.14	14d	1	0.06mi
707 Toronto Ave Toledo, OH	1.0	1.0	750	$775	$1.03	24d	1	0.29mi
2044 Arlington Ave Toledo, OH	2.0	1.0	800	$825	$1.03	21d	1	0.37mi
705 Nicholas St Toledo, OH	2.0	1.0	1037	$900	$0.87	44d	1	0.47mi
2594 Broadway St Toledo, OH	2.0	1.0	1076	$825	$0.77	44d	1	0.52mi
538 Nicholas St Unit B Toledo, OH	1.0	1.0	600	$600	$1.00	44d	1	0.56mi
1418 Colburn St Toledo, OH	3.0	1.0	992	$1,200	$1.21	14d	1	0.74mi
1521 Emma St Unit LABS 1521 Emma St, B 43051619729 Toledo, OH	1.0	1.0	975	$900	$0.92	44d	1	0.86mi
307 Danberry St Toledo, OH	2.0	1.0	988	$950	$0.96	44d	1	0.94mi
1321 Gordon St Toledo, OH	3.0	1.0	1121	$1,050	$0.94	44d	1	0.99mi
581 Colima Dr Toledo, OH	2.0	1.0	900	$1,100	$1.22	14d	1	1.01mi
1037 Orchard St Toledo, OH	2.0	1.0	696	$820	$1.18	21d	1	1.06mi
2314 Airline Ave Toledo, OH	3.0	1.0	1123	$1,478	$1.32	24d	1	1.07mi
2820 Airport Hwy Toledo, OH	1.0	1.0	580	$679	$1.17	14d	1	1.30mi
2820 Airport Hwy Toledo, OH	1.0	1.0	580	$704	$1.21	24d	1	1.30mi
2820 Airport Hwy Toledo, OH	1.0	1.0	580	$679	$1.17	44d	1	1.30mi
2222 Sherwood Ave Toledo, OH	2.0	1.0	800	$850	$1.06	44d	1	1.38mi
771 Orchard St Unit 7715 Toledo, OH	2.0	1.0	1086	$645	$0.59	24d	1	1.45mi
827 Colburn St Toledo, OH	2.0	1.0	1092	$750	$0.69	44d	1	1.45mi
1785 Tecumseh St Toledo, OH	2.0	1.0	930	$900	$0.97	44d	1	1.48mi

Listing history 22 events

1. 2026-06-18
   days on market $25,000 Active 22 DOM
2. 2026-06-17
   days on market $25,000 Active 21 DOM
3. 2026-06-16
   days on market $25,000 Active 20 DOM
4. 2026-06-15
   days on market $25,000 Active 19 DOM
5. 2026-06-14
   days on market $25,000 Active 17 DOM
6. 2026-06-10
   days on market $25,000 Active 14 DOM
7. 2026-06-09
   days on market $25,000 Active 13 DOM
8. 2026-06-08
   days on market $25,000 Active 12 DOM
9. 2026-06-07
   days on market $25,000 Active 11 DOM
10. 2026-06-05
    days on market $25,000 Active 8 DOM
11. 2026-06-03
    days on market $25,000 Active 7 DOM
12. 2026-06-02
    days on market $25,000 Active 6 DOM
13. 2026-06-01
    days on market $25,000 Active 5 DOM
14. 2026-05-31
    days on market $25,000 Active 4 DOM
15. 2026-05-30
    days on market $25,000 Active 3 DOM
16. 2026-05-27
    listed $25,000 Active
17. 2025-10-09
    price $58,400 214-char remark

    Show marketing remark (214 chars)

    FIRST TIME HOME BUYERS WILLBE PLEASED TO SEE THIS HOME! MOVE-IN CONDITION WITH NEW KITCHEN & BATH FLOORING,NEW BEDROOM CARPETING. HOME FEATURES A FULL BASEMENT AND WALK-UP ATTIC. AGENT IS RELATED TO THE SELLER!

18. 2002-10-10
    soldstatus $56,900
19. 2002-10-08
    soldstatus $58,400 214-char remark

    Show marketing remark (214 chars)

    FIRST TIME HOME BUYERS WILLBE PLEASED TO SEE THIS HOME! MOVE-IN CONDITION WITH NEW KITCHEN & BATH FLOORING,NEW BEDROOM CARPETING. HOME FEATURES A FULL BASEMENT AND WALK-UP ATTIC. AGENT IS RELATED TO THE SELLER!

20. 2002-05-08
    listed $59,900 214-char remark

    Show marketing remark (214 chars)

    FIRST TIME HOME BUYERS WILLBE PLEASED TO SEE THIS HOME! MOVE-IN CONDITION WITH NEW KITCHEN & BATH FLOORING,NEW BEDROOM CARPETING. HOME FEATURES A FULL BASEMENT AND WALK-UP ATTIC. AGENT IS RELATED TO THE SELLER!

21. 1986-07-29
    soldstatus $30,000
22. 1978-02-24
    soldstatus $23,600

ⓘ 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: $914 · $76/mo
• Projected year-2 tax: $914 · $76/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 · 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: $10,574
• − Mortgage interest: −$1,400
• − Property taxes: −$914
• − Insurance: −$125
• − Repairs & maintenance: −$846
• − Management: −$846
• − Depreciation: −$727
• Taxable income: $5,715
• Est. tax owed @ 24.0%: −$1,372
• After-tax cash flow: $4,369/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): 21,404
• Household income: $42,313
• Rent vs Own: 55.7% rent · 44.3% own
• Severe rent burden: 1603.0

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 0.66)
• Race & ethnicity: White 47% Black 29% Hispanic / Latino 17% Two or more races 9%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Romanian 5% Lithuanian 2% Italian 1%
• Foreign-born: 4% · Canada, China
• Languages at home: 92% English-only · Spanish 5% Arabic 1% 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: ▲ 0.75%
• Current HPI: 235.2515
• Rent YoY: ▲ 7.80%
• 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

+5.9% since first listed

7 events — show timeline

• 2026-05-27 Listed $25,000 NORIS
• 2025-10-09 Price Changed $58,400 NORIS
• 2002-10-10 Sold (Public Records) $56,900 Public Records
• 2002-10-08 Sold (MLS) $58,400 NORIS
• 2002-05-08 Listed $59,900 NORIS
• 1986-07-29 Sold (Public Records) $30,000 Public Records
• 1978-02-24 Sold (Public Records) $23,600 Public Records

Property tax history

-1.7%/yr

Latest (2025): $914 · -21.3% YoY. Source: county tax records.