139 Kenmore Ave · Toledo, OH 43609

$49,900

2 bd · 1.0 ba · 753 sqft · SingleFamily public records · 49 Days on market

Built 1927 3,200 sqft lot $66/sqft · 29% below area Est $71k · 29% under

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

SOLID OLDER HOME IN NEED OF MINOR UPDATES AND IMPROVEMENTS. POSSESSION AT CLOSE.

Key facts

• 3,200 sq ft lot
• Garage
• Built 1927

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $436 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $48k (3.0% below list) — sets the bar for market timing.
• Cap rate 16.8% 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 (+7.8%/yr); 99 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 47% 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 $719 of equity ($345 loan paydown + $374 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 $14k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 20y 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 $12k; list at $50k implies a 323% 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 $48,403 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1927 — 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. 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: 2.07% ✓
• Cap rate: 16.77%
• Cash-on-cash: 37.42%
• DSCR: 2.66
• GRM: 4.0

CMA / ARV

• ARV (median comp): $70,649
• List price: $49,900
• Delta: -29.37%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
139 Kenmore Ave	0.00mi	2/2.0	753 (0%)	1mo	$40,000	$53	95
2319 Dana St	0.12mi	2/1.0	792 (+5%)	1mo	$25,400	$32	85
2375 Airline Ave	0.15mi	2/1.0	755 (+0%)	9mo	$70,000	$93	85
2309 Dunham St	0.06mi	2/1.0	806 (+7%)	2mo	$90,000	$112	84
513 Federman St	0.28mi	2/1.0	726 (-4%)	13mo	$84,900	$117	70
769 Colima Dr	0.68mi	2/1.0	768 (+2%)	2mo	$107,500	$140	63
230 Somerset St	0.28mi	2/1.0	864 (+15%)	12mo	$75,000	$87	53
732 Colima Dr	0.63mi	2/1.0	829 (+10%)	2mo	$126,000	$152	52
142 Whiting Ave	0.63mi	2/1.0	696 (-8%)	10mo	$10,000	$14	49
1830 Finch St	0.56mi	2/1.0	814 (+8%)	14mo	$52,100	$64	49
634 Woodsdale Ave	0.73mi	2/1.0	682 (-9%)	12mo	$53,000	$78	41
620 Durango Dr	0.58mi	2/1.0	864 (+15%)	12mo	$53,000	$61	38

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: 44.3%
• Equity multiple: 3.39×
• Total profit: $33,332
• Equity at exit: $16,387

10-year hold

• IRR: 48.7%
• Equity multiple: 7.96×
• Total profit: $97,207
• Equity at exit: $21,285

Cash invested: $13,972 (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 43609

• Home prices YoY: 0.3%
• Rents YoY: 7.8%
• Active inventory: 99
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,032 high
• Mortgage (P&I): −$262
• Tax from tax record: −$97 /mo · $1,163/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$217
• Net cashflow: $436

Break-even live

Break-even rent $480

Max offer price $49,900

Occupancy floor 53%

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2314 Airline Ave Toledo, OH	3.0	1.0	1123	$1,478	$1.32	23d	1	0.05mi
307 Danberry St Toledo, OH	2.0	1.0	988	$950	$0.96	43d	1	0.13mi
581 Colima Dr Toledo, OH	2.0	1.0	900	$1,100	$1.22	14d	1	0.47mi
2820 Airport Hwy Toledo, OH	1.0	1.0	580	$704	$1.21	23d	1	0.66mi
2820 Airport Hwy Toledo, OH	1.0	1.0	580	$679	$1.17	14d	1	0.66mi
2820 Airport Hwy Toledo, OH	1.0	1.0	580	$679	$1.17	43d	1	0.66mi
2044 Arlington Ave Toledo, OH	2.0	1.0	800	$825	$1.03	21d	1	0.79mi
707 Toronto Ave Toledo, OH	1.0	1.0	750	$775	$1.03	23d	1	0.84mi
1785 Tecumseh St Toledo, OH	2.0	1.0	930	$900	$0.97	43d	1	0.97mi
1734 Arlington Ave Toledo, OH	2.0	1.0	700	$800	$1.14	14d	1	1.03mi
538 Nicholas St Unit B Toledo, OH	1.0	1.0	600	$600	$1.00	43d	1	1.05mi
1521 Emma St Unit LABS 1521 Emma St, B 43051619729 Toledo, OH	1.0	1.0	975	$900	$0.92	43d	1	1.07mi
705 Nicholas St Toledo, OH	2.0	1.0	1037	$900	$0.87	43d	1	1.13mi
1133 Parkside Blvd Toledo, OH	2.0	1.0	960	$850	$0.89	43d	1	1.25mi
1418 Colburn St Toledo, OH	3.0	1.0	992	$1,200	$1.21	14d	1	1.26mi
932 Turner Ave Toledo, OH	2.0	1.0	960	$1,295	$1.35	14d	1	1.29mi
1321 Gordon St Toledo, OH	3.0	1.0	1121	$1,050	$0.94	43d	1	1.34mi
3349 Airport Hwy Toledo, OH	1.0–2.0	1.0	791	$885	$1.12	43d	1	1.49mi
3406 Gibraltar Heights Dr Toledo, OH	2.0	1.0–2.0	678	$919	$1.35	14d	14	1.50mi

Listing history 11 events

1. 2026-05-06
   status Pending 80-char remark

   Show marketing remark (80 chars)

   SOLID OLDER HOME IN NEED OF MINOR UPDATES AND IMPROVEMENTS. POSSESSION AT CLOSE.

2. 2026-03-18
   listed $49,900 Active 80-char remark

   Show marketing remark (80 chars)

   SOLID OLDER HOME IN NEED OF MINOR UPDATES AND IMPROVEMENTS. POSSESSION AT CLOSE.

3. 2025-10-14
   price $11,800 365-char remark

   Show marketing remark (365 chars)

   HUD #412-639319 SOLD AS-IS. FHA FINANCING UI (Uninsured) / 203K ELIGIBLE. TWO (2) BED BASEMENT RANCH w/LARGE LIVING ROOM w/CEILING FAN; SPACIOUS NEWER KITCHEN; DECK; 1.5 CAR GARAGE; and BASEMENT FOUNDATION. *Note: KEYS CANNOT BE PROVIDED AT CLOSING (House Must Be Re-Keyed). UTILITIES MUST BE PUT IN BUYER'S NAME FOR ANY INSPECTIONS BUYER CHOOSES TO HAVE COMPLETED.

4. 2025-10-09
   price $27,500
5. 2015-12-21
   soldstatus $11,800 365-char remark

   Show marketing remark (365 chars)

   HUD #412-639319 SOLD AS-IS. FHA FINANCING UI (Uninsured) / 203K ELIGIBLE. TWO (2) BED BASEMENT RANCH w/LARGE LIVING ROOM w/CEILING FAN; SPACIOUS NEWER KITCHEN; DECK; 1.5 CAR GARAGE; and BASEMENT FOUNDATION. *Note: KEYS CANNOT BE PROVIDED AT CLOSING (House Must Be Re-Keyed). UTILITIES MUST BE PUT IN BUYER'S NAME FOR ANY INSPECTIONS BUYER CHOOSES TO HAVE COMPLETED.

6. 2015-11-26
   price $12,800 365-char remark

   Show marketing remark (365 chars)

   HUD #412-639319 SOLD AS-IS. FHA FINANCING UI (Uninsured) / 203K ELIGIBLE. TWO (2) BED BASEMENT RANCH w/LARGE LIVING ROOM w/CEILING FAN; SPACIOUS NEWER KITCHEN; DECK; 1.5 CAR GARAGE; and BASEMENT FOUNDATION. *Note: KEYS CANNOT BE PROVIDED AT CLOSING (House Must Be Re-Keyed). UTILITIES MUST BE PUT IN BUYER'S NAME FOR ANY INSPECTIONS BUYER CHOOSES TO HAVE COMPLETED.

7. 2015-07-10
   listed $12,800 365-char remark

   Show marketing remark (365 chars)

   HUD #412-639319 SOLD AS-IS. FHA FINANCING UI (Uninsured) / 203K ELIGIBLE. TWO (2) BED BASEMENT RANCH w/LARGE LIVING ROOM w/CEILING FAN; SPACIOUS NEWER KITCHEN; DECK; 1.5 CAR GARAGE; and BASEMENT FOUNDATION. *Note: KEYS CANNOT BE PROVIDED AT CLOSING (House Must Be Re-Keyed). UTILITIES MUST BE PUT IN BUYER'S NAME FOR ANY INSPECTIONS BUYER CHOOSES TO HAVE COMPLETED.

8. 2007-02-20
   soldstatus $27,500
9. 2007-01-08
   listed $29,900
10. 2007-01-05
    historical
11. 2006-10-05
    listed $32,900

ⓘ 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: $1,163 · $97/mo
• Projected year-2 tax: $1,163 · $97/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: $12,380
• − Mortgage interest: −$2,795
• − Property taxes: −$1,163
• − Insurance: −$250
• − Repairs & maintenance: −$990
• − Management: −$990
• − Depreciation: −$1,452
• Taxable income: $4,740
• Est. tax owed @ 24.0%: −$1,138
• After-tax cash flow: $4,090/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

+51.7% since first listed

11 events — show timeline

• 2026-05-06 Pending — NORIS
• 2026-03-18 Listed $49,900 NORIS
• 2025-10-14 Price Changed $11,800 NORIS
• 2025-10-09 Price Changed $27,500 NORIS
• 2015-12-21 Sold (MLS) $11,800 NORIS
• 2015-11-26 Price Changed $12,800 NORIS
• 2015-07-10 Listed $12,800 NORIS
• 2007-02-20 Sold (MLS) $27,500 NORIS
• 2007-01-08 Listed $29,900 NORIS
• 2007-01-05 Listing Removed — NORIS
• 2006-10-05 Listed $32,900 NORIS

Property tax history

+3.3%/yr

Latest (2025): $1,163 · +1.1% YoY. Source: county tax records.