1873 N Ontario St · Toledo, OH 43611

$144,000

5 bd · 1.0 ba · 2,155 sqft · SingleFamily public records · 36 Days on market

Built 1903 4,100 sqft lot $67/sqft · 325% above 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 +21.4/30.0
• ARV discount +7.5/15.0
• DSCR +6.8/10.0
• 1% rule +4.7/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Imagine the possibilities! Historic home near downtown was a Boarding House in the 1900s. Character abounds with beautiful original woodwork & the brass numbers still on the Bdrm doors! 1st flr Living & Dining rms; Kitchen w/original built in cabinet; Utility/Laundry, full Bath. 2nd flr Family rm, 4 Bdrms & Full Bath. 1 car garage & shed behind home. Adjacent brick building also for sale, has 2 storefronts, lower apartment & 2 apartments on 2nd floor. Renovate for investment or create parking & green space for the home. Inquire for more info.

Key facts

• 4,100 sq ft lot
• Garage
• Built 1903

Property features AI

Exterior

• Parking: Detached garage; Accessible parking; Total parking for 4 vehicles; 1 garage space
• Utilities: Electricity connected; Natural gas connected; Public water; Public sewer
• Home design: Single family house; Two levels (2 stories); Not attached to other units; No common walls
• Construction: Wood siding and other construction materials; Full basement
• Exterior features: Other exterior features; Shingle roof

Interior

• Kitchen: Refrigerator included
• Bedrooms: Bedroom 2 on main level; Bedroom 3 on upper level; Bedroom 4 on upper level; Bedroom 5 on upper level
• Flooring: Other flooring
• Bathrooms: 2 full bathrooms and 1 half bathroom (2.5 total)
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: 8 total rooms; Other interior features
• Laundry & utility: Washer and dryer included; Laundry located in basement

What this means for you Summary

Snapshot

• This is a 5-bed/1.0-bath single-family listed at $144k.

Deal economics

• At list price, monthly cash flow is $214 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $140k (2.7% below list).
• Recommended offer: $140k (3.0% 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.
• 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: Riverside Elementary School (math 8% / reading 12%, grade F, #1,471 of 1,584 statewide, top 95%, 361 students, 0% FRL); Woodward High School (math 2% / reading 22%, grade F, #726 of 781 statewide, top 94%, 672 students, 0% FRL) — zoned schools average 0% FRL vs 72% district-wide (72 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 64 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $996 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

• It's been on market 36 days — a 3% lower offer ($140k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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 $85k; list at $144k implies a 69% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1903 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $139,680 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 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 1903 — 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: 0.97% ✗
• Cap rate: 8.08%
• Cash-on-cash: 6.37%
• DSCR: 1.28
• GRM: 8.6

CMA / ARV

• ARV (median comp): $33,847
• List price: $144,000
• Delta: 325.44%
• Verdict: OVERPRICED
• Comps: 12 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1303 Saint John Ave	0.60mi	4/2.0 (-1)	2,252 (+4%)	7mo	$32,000	$14	50
529 Bush St	0.53mi	4/1.0 (-1)	1,919 (-11%)	21mo	$23,000	$12	35

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -6.5%
• Equity multiple: 0.76×
• Total profit: $-9,736
• Equity at exit: $21,471

10-year hold

• IRR: 3.1%
• Equity multiple: 1.22×
• Total profit: $8,916
• Equity at exit: $12,450

Cash invested: $40,320 (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 43611

• Home prices YoY: -24.4%
• Active inventory: 64
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,401 medium
• Mortgage (P&I): −$755
• Tax from tax record: −$78 /mo · $934/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $214

Break-even live

Break-even rent $1,130

Max offer price $144,000

Occupancy floor 80%

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: $36,000
• Closing costs: $4,320
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1536 N Erie St Toledo, OH	4.0	1.0	1600	$1,300	$0.81	44d	1	0.40mi
1449 N Huron St Toledo, OH	4.0	2.0	1430	$1,045	$0.73	14d	1	0.53mi
724 Mulberry St Toledo, OH	4.0	1.0	1530	$995	$0.65	44d	1	0.67mi

Listing history 24 events

1. 2026-06-18
   days on market $144,000 Active 36 DOM
2. 2026-06-18
   price $144,000 Active 35 DOM
3. 2026-06-17
   days on market $144,900 Active 35 DOM
4. 2026-06-16
   days on market $144,900 Active 34 DOM
5. 2026-06-15
   days on market $144,900 Active 33 DOM
6. 2026-06-14
   days on market $144,900 Active 31 DOM
7. 2026-06-10
   pricedays on market $144,900 Active 28 DOM
8. 2026-06-09
   days on market $149,900 Active 27 DOM
9. 2026-06-08
   days on market $149,900 Active 26 DOM
10. 2026-06-07
    days on market $149,900 Active 25 DOM
11. 2026-06-05
    days on market $149,900 Active 22 DOM
12. 2026-06-03
    days on market $149,900 Active 21 DOM
13. 2026-06-02
    days on market $149,900 Active 20 DOM
14. 2026-06-01
    days on market $149,900 Active 19 DOM
15. 2026-05-31
    days on market $149,900 Active 18 DOM
16. 2026-05-30
    days on market $149,900 Active 17 DOM
17. 2026-05-13
    listed $149,900 Active 959-char remark
18. 2026-05-06
    historical $149,900 959-char remark
19. 2024-05-30
    soldstatus $85,000
20. 2024-05-24
    soldstatus $85,000 Closed 573-char remark

    Show marketing remark (573 chars)

    Imagine the possibilities! Historic home near downtown was a Boarding House in the 1900s. Character abounds with beautiful original woodwork & the brass numbers still on the Bdrm doors! 1st flr Living & Dining rms; Kitchen w/original built in cabinet; Utility/Laundry, full Bath. 2nd flr Family rm, 4 Bdrms & Full Bath. 1 car garage & shed behind home. Adjacent brick building also for sale, has 2 storefronts, lower apartment & 2 apartments on 2nd floor. Renovate for investment or create parking & green space for the home. Inquire for more info.

21. 2024-04-20
    status Pending 573-char remark

    Show marketing remark (573 chars)

    Imagine the possibilities! Historic home near downtown was a Boarding House in the 1900s. Character abounds with beautiful original woodwork & the brass numbers still on the Bdrm doors! 1st flr Living & Dining rms; Kitchen w/original built in cabinet; Utility/Laundry, full Bath. 2nd flr Family rm, 4 Bdrms & Full Bath. 1 car garage & shed behind home. Adjacent brick building also for sale, has 2 storefronts, lower apartment & 2 apartments on 2nd floor. Renovate for investment or create parking & green space for the home. Inquire for more info.

22. 2024-04-20
    price $85,000 573-char remark

    Show marketing remark (573 chars)

    Imagine the possibilities! Historic home near downtown was a Boarding House in the 1900s. Character abounds with beautiful original woodwork & the brass numbers still on the Bdrm doors! 1st flr Living & Dining rms; Kitchen w/original built in cabinet; Utility/Laundry, full Bath. 2nd flr Family rm, 4 Bdrms & Full Bath. 1 car garage & shed behind home. Adjacent brick building also for sale, has 2 storefronts, lower apartment & 2 apartments on 2nd floor. Renovate for investment or create parking & green space for the home. Inquire for more info.

23. 2024-04-18
    listed $68,000 Active 573-char remark

    Show marketing remark (573 chars)

    Imagine the possibilities! Historic home near downtown was a Boarding House in the 1900s. Character abounds with beautiful original woodwork & the brass numbers still on the Bdrm doors! 1st flr Living & Dining rms; Kitchen w/original built in cabinet; Utility/Laundry, full Bath. 2nd flr Family rm, 4 Bdrms & Full Bath. 1 car garage & shed behind home. Adjacent brick building also for sale, has 2 storefronts, lower apartment & 2 apartments on 2nd floor. Renovate for investment or create parking & green space for the home. Inquire for more info.

24. 2024-03-28
    historical $68,000 573-char remark

    Show marketing remark (573 chars)

    Imagine the possibilities! Historic home near downtown was a Boarding House in the 1900s. Character abounds with beautiful original woodwork & the brass numbers still on the Bdrm doors! 1st flr Living & Dining rms; Kitchen w/original built in cabinet; Utility/Laundry, full Bath. 2nd flr Family rm, 4 Bdrms & Full Bath. 1 car garage & shed behind home. Adjacent brick building also for sale, has 2 storefronts, lower apartment & 2 apartments on 2nd floor. Renovate for investment or create parking & green space for the home. Inquire for more info.

ⓘ 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: $934 · $78/mo
• Projected year-2 tax: $1,590 · $132/mo
• Expected delta: +$656/yr (+$55/mo · 70.3%)

ⓘ 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 ≥100°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: $16,817
• − Mortgage interest: −$8,066
• − Property taxes: −$934
• − Insurance: −$720
• − Repairs & maintenance: −$1,345
• − Management: −$1,345
• − Depreciation: −$4,189
• Taxable income: $217
• Est. tax owed @ 24.0%: −$52
• After-tax cash flow: $2,518/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): 18,664
• Household income: $62,042
• Rent vs Own: 28.2% rent · 71.8% own
• Severe rent burden: 298.0

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 (77%)
• Race & ethnicity: White 77% Black 11% Hispanic / Latino 8% Two or more races 6%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Romanian 13% Lithuanian 5% Slovak 2%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · Spanish 2% 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: ▼ -79.15%
• Current HPI: 245.2841
• Rent YoY: —
• 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

+111.8% since first listed

10 events — show timeline

• 2026-06-17 Price Changed $144,000 NORIS
• 2026-06-09 Price Changed $144,900 NORIS
• 2026-05-13 Listed $149,900 NORIS
• 2026-05-06 Coming Soon $149,900 NORIS
• 2024-05-30 Sold (Public Records) $85,000 Public Records
• 2024-05-24 Sold (MLS) $85,000 NORIS
• 2024-04-20 Pending — NORIS
• 2024-04-20 Price Changed $85,000 NORIS
• 2024-04-18 Listed $68,000 NORIS
• 2024-03-28 Coming Soon $68,000 NORIS

Property tax history

+2.7%/yr

Latest (2025): $934 · +3.1% YoY. Source: county tax records.