2433 Paradise Ave · Toledo, OH 43613

$70,000

2 bd · 1.0 ba · 747 sqft · SingleFamily public records · 23 Days on market

Built 1921 6,300 sqft lot $94/sqft · 58% below area

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Why this score? — see what drove the C- 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 +19.7/30.0
• ARV discount +7.5/15.0
• 1% rule +6.7/10.0
• DSCR +6.2/10.0
• 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

Cute 2 bed 1 bath Washington Local bungalow. Home offers 2 beds, 1 bath, large kitchen and 1st floor laundry. Home needs cosmetic updates to make it yours! Nice backyard, bsmt has exterior entrance and is just for furnace and HWT.

Key facts

• Backyard
• Large kitchen
• 1st floor laundry

Tags

• LARGE KITCHEN
• 1ST FLOOR LAUNDRY
• BACKYARD
• BSMT HAS EXTERIOR ENTRANCE

Property features AI

Exterior

• Parking: 2 parking spaces; Driveway; Off-street parking; Unpaved parking
• Utilities: Electricity connected (100 Amp service); Natural gas connected; Public water; Public sewer
• Home design: Single-family residence; One story; No common walls; Exterior entry basement
• Construction: Aluminum siding; Vinyl siding; Block foundation
• Exterior features: Deck; Shingle roof

Interior

• Kitchen: Kitchen (Main)
• Bedrooms: Bedroom (Main); Bedroom 2 (Main)
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Natural gas heating
• Interior features: 5 total rooms; Other interior features
• Laundry & utility: Laundry on the main level

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $82 ($983/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($817 rent vs $70k).
• Recommended offer: $69k (1.5% below list) — sets the bar for market timing.

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); 118 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 415 units permitted in Lucas County in 2024 (122 in 5+ unit buildings).
• This rent is only 15% of the median local income ($64k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $484 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.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($69k) is reasonable based on typical stale-listing flexibility.
• 7 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 $49k; 43% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; built in 1921 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $68,950 (1.5% below list)

Questions for the listing agent

1. Built in 1921 — 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: 1.17% ✓
• Cap rate: 7.70%
• Cash-on-cash: 5.02%
• DSCR: 1.22
• GRM: 7.1

CMA / ARV

• ARV (median comp): $166,742
• List price: $70,000
• Delta: -58.38%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
—	0.21mi	2/1.0	736 (-2%)	10mo	$115,000	$156	79
2551 Elsie Ave	0.54mi	2/1.0	744 (-0%)	2mo	$134,500	$181	73
5239 Rowland Rd	0.37mi	2/1.0	746 (-0%)	14mo	$110,000	$147	71
2344 Mellwood Ave	0.40mi	2/1.0	790 (+6%)	6mo	$99,000	$125	66
5303 Winona Rd	0.27mi	2/1.0	850 (+14%)	1mo	$130,000	$153	64
2824 Nash Rd	0.47mi	2/1.0	720 (-4%)	13mo	$152,900	$212	62
2605 Wyndale Rd	0.45mi	2/1.0	816 (+9%)	6mo	$169,000	$207	59
2437 Murray Dr	0.42mi	2/1.0	680 (-9%)	8mo	$115,000	$169	59
5241 Rowland Rd	0.37mi	2/1.0	680 (-9%)	14mo	$98,000	$144	56
2831 Elsie Ave	0.70mi	2/1.0	740 (-1%)	14mo	$123,700	$167	54
2345 Murray Dr	0.43mi	1/1.0 (-1)	792 (+6%)	21mo	$75,000	$95	48
2449 Lambert Dr	0.70mi	2/1.0	840 (+12%)	14mo	$99,000	$118	36

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: -8.0%
• Equity multiple: 0.70×
• Total profit: $-5,815
• Equity at exit: $10,437

10-year hold

• IRR: 2.1%
• Equity multiple: 1.15×
• Total profit: $2,928
• Equity at exit: $6,052

Cash invested: $19,600 (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 43613

• Home prices YoY: -20.7%
• Rents YoY: 3.3%
• Active inventory: 118
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $817 high
• Mortgage (P&I): −$367
• Tax from tax record: −$167 /mo · $2,005/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$172
• Net cashflow: $82

Break-even live

Break-even rent $713

Max offer price $70,000

Occupancy floor 85%

Sensitivity live

Price	-10% $122	-5% $102	+0% $82	+5% $62	+10% $42
Rent	-10% $17	-5% $50	+0% $82	+5% $114	+10% $146
Rate	-1.0pp $117	-0.5pp $100	base $82	+0.5pp $64	+1.0pp $45

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4912 Douglas Rd Unit 2459-2F Toledo, OH	1.0	1.0	495	$650	$1.31	45d	1	0.23mi
2255 W Laskey Rd Apt 10 Toledo, OH	2.0	1.0	650	$775	$1.19	16d	1	0.27mi
2255 W Laskey Rd Unit 14 Toledo, OH	2.0	1.0	650	$775	$1.19	23d	1	0.27mi
4836 Douglas Rd Unit 6 Toledo, OH	1.0	1.0	600	$695	$1.16	25d	1	0.30mi
2241 W Laskey Rd Toledo, OH	1.0	1.0	600	$695	$1.16	16d	1	0.31mi
5517 Douglas Rd Unit 5 Toledo, OH	1.0	1.0	700	$695	$0.99	45d	1	0.53mi
1801 Christian Ave Toledo, OH	1.0–2.0	1.0	750	$939	$1.25	16d	1	0.75mi
5317 Jackman Rd Unit 4 Toledo, OH	2.0	1.0	625	$655	$1.05	25d	1	0.91mi
1933 W Alexis Rd Toledo, OH	1.0	1.0	475	$660	$1.39	23d	1	0.94mi
5834 Yermo Dr Toledo, OH	1.0–2.0	1.0–2.0	870	$909	$1.04	16d	12	0.98mi
5816 Tetherwood Dr Toledo, OH	1.0	1.0	475	$660	$1.39	45d	1	0.99mi
3065 Tremainsville Rd Toledo, OH	1.0–2.0	1.0	800	$929	$1.16	16d	1	1.01mi
5080 Secor Rd Toledo, OH	1.0–2.0	1.0–1.5	699	$925	$1.32	45d	1	1.04mi
5360 Secor Rd Unit 312 Toledo, OH	1.0	1.0	700	$599	$0.86	25d	1	1.08mi
4435 Jackman Rd Toledo, OH	1.0–2.0	1.0	725	$922	$1.27	16d	3	1.12mi
5339 Secor Rd Unit 5339-205 Toledo, OH	1.0	1.0	586	$690	$1.18	25d	1	1.16mi
3353 W Laskey Rd Unit 2 Toledo, OH	3.0	1.0	750	$850	$1.13	23d	1	1.18mi
3355 W Laskey Rd Apt 24 Toledo, OH	2.0	1.0	750	$850	$1.13	25d	1	1.20mi
3355 W Laskey Rd Toledo, OH	2.0	1.0	750	$850	$1.13	16d	2	1.20mi
5722 Gay St Unit G2 Toledo, OH	1.0	1.0	570	$650	$1.14	25d	1	1.21mi
3355 W Alexis Rd Toledo, OH	2.0	1.0	675	$809	$1.20	16d	3	1.41mi
2027 Berkshire Pl Toledo, OH	2.0	1.0	600	$845	$1.41	25d	1	1.42mi
4137 Secor Rd Toledo, OH	1.0–2.0	1.0	750	$921	$1.23	16d	7	1.49mi

Listing history 42 events

1. 2026-06-21
   days on market $70,000 Active 23 DOM
2. 2026-06-18
   days on market $70,000 Active 20 DOM
3. 2026-06-17
   days on market $70,000 Active 19 DOM
4. 2026-06-16
   days on market $70,000 Active 18 DOM
5. 2026-06-15
   days on market $70,000 Active 17 DOM
6. 2026-06-14
   days on market $70,000 Active 15 DOM
7. 2026-06-13
   pricedays on market $70,000 Active 14 DOM
8. 2026-06-10
   days on market $72,500 Active 12 DOM
9. 2026-06-09
   days on market $72,500 Active 11 DOM
10. 2026-06-08
    days on market $72,500 Active 10 DOM
11. 2026-06-07
    days on market $72,500 Active 9 DOM
12. 2026-06-03
    days on market $72,500 Active 5 DOM
13. 2026-06-02
    days on market $72,500 Active 4 DOM
14. 2026-06-01
    days on market $72,500 Active 3 DOM
15. 2026-05-31
    days on market $72,500 Active 2 DOM
16. 2026-05-30
    pricestatusdays on marketlisting id $72,500 Active 1 DOM
17. 2026-05-04
    price $69,400 230-char remark
18. 2026-04-17
    price $69,900 230-char remark
19. 2026-03-23
    price $75,000 230-char remark
20. 2026-03-02
    listed $80,000 Active 230-char remark
21. 2025-12-02
    historical
22. 2025-11-03
    listed $85,000 Active
23. 2025-10-14
    price $21,000
24. 2025-10-14
    price $20,500
25. 2025-10-13
    price $12,005
26. 2024-03-24
    historical $800
27. 2024-02-29
    price $800
28. 2023-12-29
    price $900
29. 2023-12-01
    listed $950
30. 2018-05-18
    soldstatus $48,900
31. 2018-05-18
    soldstatus $52,900
32. 2016-12-29
    soldstatus $48,900
33. 2016-11-28
    soldstatus $21,000
34. 2016-10-07
    listed $39,000
35. 2015-03-13
    soldstatus $20,500
36. 2015-02-23
    price $24,900
37. 2015-01-02
    listed $24,900
38. 2013-09-13
    soldstatus $12,005
39. 2013-07-05
    price $14,000
40. 2013-02-28
    listed $14,000
41. 1990-02-28
    soldstatus $29,000
42. 1978-06-07
    soldstatus $19,500

ⓘ 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: $2,005 · $167/mo
• Projected year-2 tax: $2,005 · $167/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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $9,802
• − Mortgage interest: −$3,921
• − Property taxes: −$2,005
• − Insurance: −$350
• − Repairs & maintenance: −$784
• − Management: −$784
• − Depreciation: −$2,036
• Taxable loss: −$79
• Est. tax savings @ 24.0%: +$19
• After-tax cash flow: $1,002/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

+259.0% since first listed

29 events — show timeline

• 2026-06-10 Price Changed $70,000 NORIS
• 2026-05-29 Listed $72,500 NORIS
• 2026-05-21 Listing Removed — NORIS
• 2026-05-04 Price Changed $69,400 NORIS
• 2026-04-17 Price Changed $69,900 NORIS
• 2026-03-23 Price Changed $75,000 NORIS
• 2026-03-02 Listed $80,000 NORIS
• 2025-12-02 Listing Removed — NORIS
• 2025-11-03 Listed $85,000 NORIS
• 2025-10-14 Price Changed $21,000 NORIS
• 2025-10-14 Price Changed $20,500 NORIS
• 2025-10-13 Price Changed $12,005 NORIS
• 2024-03-24 Rental Removed $800 BUILDIUM
• 2024-02-29 Price Changed $800 BUILDIUM
• 2023-12-29 Price Changed $900 BUILDIUM
• 2023-12-01 Listed for Rent $950 BUILDIUM
• 2018-05-18 Sold (Public Records) $52,900 Public Records
• 2018-05-18 Sold (Public Records) $48,900 Public Records
• 2016-12-29 Sold (Public Records) $48,900 Public Records
• 2016-11-28 Sold (MLS) $21,000 NORIS
• 2016-10-07 Listed $39,000 NORIS
• 2015-03-13 Sold (MLS) $20,500 NORIS
• 2015-02-23 Price Changed $24,900 NORIS
• 2015-01-02 Listed $24,900 NORIS
• 2013-09-13 Sold (MLS) $12,005 NORIS
• 2013-07-05 Price Changed $14,000 NORIS
• 2013-02-28 Listed $14,000 NORIS
• 1990-02-28 Sold (Public Records) $29,000 Public Records
• 1978-06-07 Sold (Public Records) $19,500 Public Records

Property tax history

+8.8%/yr

Latest (2025): $2,005 · -13.5% YoY. Source: county tax records.