1906 Newport Ave · Toledo, OH 43613

$149,900

3 bd · 1.0 ba · 1,016 sqft · SingleFamily public records · 8 Days on market

Built 1963 6,400 sqft lot Est $136k · 10% over

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Why this score? — see what drove the F 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 +10.9/30.0
• Schools +3.5/10.0
• Rent growth +3.3/5.0
• Livability +3.3/5.0
• DSCR +3.2/10.0
• 1% rule +3.0/10.0
• ARV discount +3.0/15.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

One-owner ranch home located in the desirable Washington Local School District. This well-built 3-bedroom, 1.5-bath home offers 1,400 sq ft which includes the 16x24 addition filled with tons of natural light from the abundance of windows. Eat-in kitchen with newer oven and refrigerator that remain. Roof installed in 2024, updated windows, newer concrete driveway (2009), and furnace approximately 2009. Window treatments stay. The unfinished full basement offers approximately 1,016 sq ft of additional space and includes a workshop area with workbenches and shelving that remain, large laundry room, half bath, and an additional room ideal for a future recreation room, hobby area, or home office

Key facts

• 6,400 sq ft lot
• Garage
• Built 1963

Property features AI

Exterior

• Parking: Detached garage with garage door opener; Driveway; 1.5 garage spaces
• Utilities: Electricity connected; Natural gas connected; Public water; Public sewer
• Home design: Single-family residence; One story; Not attached; no common walls
• Construction: Vinyl siding; Block foundation; Built as one-story
• Exterior features: Shingle roof; Shed(s); Level lot; City street frontage; Asphalt road

Interior

• Kitchen: Electric range; Microwave; Refrigerator; Eat-in kitchen
• Bedrooms: Bedroom 2 on main level; Bedroom 3 on main level
• Flooring: Carpet
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Ceiling fans; 9 total rooms; Full basement
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $-66 ($-787/yr) — negative.
• To cash-flow at today's rent, offer at most $138k (7.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $119k (20.4% below list).
• Recommended offer: $119k (20.4% below list) — sets the bar for 1% rule.
• Cap rate 5.8% vs local median 7.7% in Toledo — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $1k 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.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $119,370 (20.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.80% ✗
• Cap rate: 5.77%
• Cash-on-cash: -1.87%
• DSCR: 0.92
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $136,144
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1826 Newport Ave	0.05mi	3/1.5	1,075 (+6%)	1mo	$145,000	$135	85
5247 Jackman Rd	0.25mi	3/1.5	1,044 (+3%)	1mo	$126,000	$121	81
1818 Christian Ave	0.19mi	3/1.5	1,075 (+6%)	2mo	$155,000	$144	78
5327 Oldham Dr	0.21mi	2/1.0 (-1)	952 (-6%)	7mo	$62,500	$66	69
2315 Ann Dr	0.72mi	3/1.0	1,016 (0%)	5mo	$162,000	$159	62
1716 Caxton Ln	0.41mi	3/1.0	1,123 (+10%)	2mo	$139,000	$124	62
2413 Murray Dr	0.66mi	3/1.0	1,008 (-1%)	9mo	$160,000	$159	60
1715 E Benwick Rd	0.33mi	3/1.0	875 (-14%)	5mo	$97,000	$111	57
4841 Leamington Ave	0.62mi	3/1.0	1,100 (+8%)	2mo	$121,500	$110	56
5322 Douglas Rd	0.72mi	3/1.0	1,107 (+9%)	3mo	$158,500	$143	49
5724 W Rowland Rd	0.58mi	2/2.0 (-1)	1,140 (+12%)	1mo	$153,000	$134	43
2329 Ida Dr	0.63mi	3/1.0	1,150 (+13%)	7mo	$147,500	$128	43

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: -19.1%
• Equity multiple: 0.33×
• Total profit: $-28,104
• Equity at exit: $22,351

10-year hold

• IRR: -11.1%
• Equity multiple: 0.32×
• Total profit: $-28,353
• Equity at exit: $12,961

Cash invested: $41,972 (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: 10.5×

Monthly cashflow live

• Estimated rent: $1,194 high
• Mortgage (P&I): −$786
• Tax from tax record: −$160 /mo · $1,921/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $-66

Break-even live

Break-even rent $1,277

Max offer price $138,316

Occupancy floor —

Sensitivity live

Price	-10% $19	-5% $-23	+0% $-66	+5% $-108	+10% $-150
Rent	-10% $-160	-5% $-113	+0% $-66	+5% $-18	+10% $29
Rate	-1.0pp $10	-0.5pp $-27	base $-66	+0.5pp $-104	+1.0pp $-144

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1732 Newport Ave Toledo, OH	3.0	1.0	896	$1,350	$1.51	25d	1	0.17mi
1801 Christian Ave Toledo, OH	1.0–2.0	1.0	750	$939	$1.25	15d	1	0.24mi
1733 Christian Ave Unit 5 Toledo, OH	2.0	1.0	839	$700	$0.83	45d	1	0.26mi
2347 Bucklew Dr Toledo, OH	3.0	2.0	1200	$1,600	$1.33	15d	1	0.63mi
2338 Bodette Ave Toledo, OH	3.0	2.0	1150	$1,800	$1.57	23d	1	0.72mi
5834 Yermo Dr Toledo, OH	1.0–2.0	1.0–2.0	870	$909	$1.04	15d	12	0.80mi
2527 Arletta St Toledo, OH	2.0	1.0	1100	$1,100	$1.00	45d	1	0.82mi
1417 Primrose Ave Toledo, OH	3.0	1.0	1411	$1,625	$1.15	15d	1	0.84mi
5941 Tetherwood Dr Toledo, OH	3.0	1.5	1364	$1,695	$1.24	25d	1	0.85mi
2132 Stirrup Ln Toledo, OH	2.0	1.0	900	$1,035	$1.15	45d	3	0.85mi
4614 Commonwealth Ave Toledo, OH	3.0	1.5	1459	$1,295	$0.89	15d	1	0.90mi
4435 Jackman Rd Toledo, OH	1.0–2.0	1.0	725	$922	$1.27	15d	3	0.99mi
1338 Crestwood Rd Toledo, OH	3.0	1.0	1000	$1,250	$1.25	15d	1	1.05mi
4315 Garden Park Dr Toledo, OH	3.0	1.0	1268	$1,423	$1.12	25d	1	1.13mi
1509 Brooke Park Dr Apt 3 Toledo, OH	2.0	1.0	859	$700	$0.81	25d	1	1.16mi
1540 Brooke Park Dr Unit 5 Toledo, OH	2.0	1.0	850	$800	$0.94	15d	1	1.17mi
1520 Brooke Park Dr Apt 6 Toledo, OH	2.0	1.0	850	$760	$0.89	45d	1	1.18mi
927 W Northgate Pkwy Toledo, OH	2.0	1.0	896	$1,100	$1.23	15d	1	1.29mi
4223 Birchall Rd Toledo, OH	3.0	1.0	1338	$1,395	$1.04	25d	1	1.37mi
4459 N Haven Ave Toledo, OH	3.0	1.0	1416	$1,200	$0.85	15d	1	1.42mi
823 Custer Dr Unit Upstairs Toledo, OH	2.0	1.0	700	$925	$1.32	15d	1	1.43mi
4120 Parrakeet Ave Toledo, OH	3.0	2.0	1410	$1,450	$1.03	45d	1	1.44mi
4038 Lyman Ave Toledo, OH	3.0	1.0	1175	$1,395	$1.19	45d	1	1.45mi
2244 W Sylvania Ave Unit 6 Toledo, OH	2.0	1.0	800	$795	$0.99	45d	1	1.48mi

Listing history 9 events

1. 2026-06-10
   status $149,900 Pending 8 DOM
2. 2026-06-09
   days on market $149,900 Active 8 DOM
3. 2026-06-08
   days on market $149,900 Active 7 DOM
4. 2026-06-07
   days on market $149,900 Active 6 DOM
5. 2026-06-03
   days on market $149,900 Active 2 DOM
6. 2026-06-01
   statusdays on market $149,900 Active 1 DOM
7. 2026-05-31
   days on market $149,900 Coming Soon 14 DOM
8. 2026-05-30
   days on market $149,900 Coming Soon 13 DOM
9. 2026-05-17
   historical $149,900

ⓘ 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: $1,921 · $160/mo
• Projected year-2 tax: $2,129 · $177/mo
• Expected delta: +$209/yr (+$17/mo · 10.9%)

ⓘ 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: $14,324
• − Mortgage interest: −$8,397
• − Property taxes: −$1,921
• − Insurance: −$750
• − Repairs & maintenance: −$1,146
• − Management: −$1,146
• − Depreciation: −$4,361
• Taxable loss: −$3,395
• Est. tax savings @ 24.0%: +$815
• After-tax cash flow: $28/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

1 event — show timeline

• 2026-05-17 Coming Soon $149,900 NORIS

Property tax history

+4.2%/yr

Latest (2025): $1,921 · +0.6% YoY. Source: county tax records.