1110 Montrose Ave · Toledo, OH 43607

$80,000

3 bd · 1.0 ba · 999 sqft · SingleFamily public records · 4 Days on market

Built 1918 6,600 sqft lot $80/sqft · 32% above area Est $60k · 32% over

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.0/10.0
• Rent growth +4.5/5.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

GREAT INVESTMENT PROPERTY OR FIRST TIME HOME BUYER. NEWER ROOF, WINDOWS, WATER HEATER, AND FURNACE. CURRENT TENANT IS MONTH TO MONTH. TENANT PAYS $750 MONTHLY PLUS ALL UTLITIES. TENANT IS RESPONSIBLE FOR LAWN CARE AND SNOW REMOVAL.

Key facts

• Vinyl windows
• Fresh paint
• Pex plumbing

Tags

• FRESH PAINT
• LUXURY VINYL PLANK FLOORING
• VINYL WINDOWS
• VINYL SIDING
• PEX PLUMBING
• FURNACE

Property features AI

Finance

• HOA & community: Neighborhood features include curbs, street lights, and sidewalks

Exterior

• Parking: Off-street parking with alley access
• Security: Privacy fence
• Utilities: Public water; Public sewer; Electricity connected (100 amp service); Natural gas connected; Cable and internet available
• Home design: Single-family residence (house); Vinyl siding; Two levels; No attached units or common walls
• Construction: Vinyl siding construction; Block foundation; Asphalt shingle roof
• Exterior features: Private yard; Enclosed porch; Privacy fencing; Asphalt/paved city street frontage; Curbs, street lights, sidewalks in the neighborhood

Interior

• Kitchen: Main-level kitchen (approx. 11 x 11)
• Bedrooms: Upper level bedrooms (two secondary bedrooms: one approx. 9 x 11, one approx. 9 x 10); Additional upper-level room approx. 13 x 10 (could be bedroom or flexible space)
• Flooring: Carpet; Luxury vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Ceiling fans for cooling
• Interior features: Ceiling fans; Cove ceilings; Total of 6 rooms; Full block basement
• Laundry & utility: Washer hookup in basement; Electric dryer hookup in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $336 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Cap rate 11.3% vs local median 7.5% 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: Robinson Elementary School (math 2% / reading 2%, grade F, #1,580 of 1,584 statewide, top 100%, 358 students, 0% FRL); Jesup W. Scott High School (math 8% / reading 17%, grade F, #726 of 781 statewide, top 94%, 736 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.
• Zoned-school proficiency averages 7% at this address vs 20% district-wide (-12 pts) — the specific schools serving this property underperform the Toledo City average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+8.2%/yr); 85 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 80% 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).
• This rent runs 32% of the median local income ($41k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $553 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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $22k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 3y 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 $35k; list at $80k implies a 129% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1918 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $80,000

Questions for the listing agent

1. Built in 1918 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.40% ✓
• Cap rate: 11.33%
• Cash-on-cash: 17.99%
• DSCR: 1.80
• GRM: 6.0

CMA / ARV

• ARV (median comp): $60,461
• List price: $80,000
• Delta: 32.32%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1534 Pinewood Ave	0.42mi	3/1.0	1,030 (+3%)	9mo	$74,900	$73	68
1420 Upton Ave	0.22mi	2/1.0 (-1)	1,074 (+8%)	8mo	$43,000	$40	65
726 Marmion Ave	0.28mi	2/1.0 (-1)	924 (-8%)	6mo	$32,000	$35	65
2040 Dorr St	0.19mi	3/1.0	1,096 (+10%)	16mo	$93,000	$85	62
1702 Alvin St	0.74mi	2/1.0 (-1)	990 (-1%)	4mo	$98,000	$99	55
744 N University Ave	0.44mi	2/1.0 (-1)	966 (-3%)	18mo	$61,200	$63	54
2307 Avondale Ave	0.52mi	3/1.0	1,100 (+10%)	7mo	$5,000	$5	53
824 Parkside Blvd	0.33mi	3/1.0	1,147 (+15%)	13mo	$94,000	$82	49
908 Coventry Ave	0.42mi	2/1.0 (-1)	860 (-14%)	6mo	$55,000	$64	48
1338 Pinewood Ave	0.63mi	2/1.0 (-1)	900 (-10%)	17mo	$9,000	$10	35
2024 Elliott Ave	0.74mi	3/1.0	1,144 (+14%)	11mo	$23,000	$20	32
1546 Tecumseh St	0.60mi	2/1.0 (-1)	854 (-14%)	14mo	$22,650	$27	31

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 15.0%
• Equity multiple: 1.64×
• Total profit: $14,340
• Equity at exit: $11,928

10-year hold

• IRR: 27.2%
• Equity multiple: 3.99×
• Total profit: $66,960
• Equity at exit: $6,917

Cash invested: $22,400 (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 43607

• Home prices YoY: -27.5%
• Rents YoY: 8.2%
• Active inventory: 85
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,118 high
• Mortgage (P&I): −$420
• Tax from tax record: −$94 /mo · $1,133/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$235
• Net cashflow: $336

Break-even live

Break-even rent $693

Max offer price $80,000

Occupancy floor 65%

Sensitivity live

Price	-10% $381	-5% $358	+0% $336	+5% $313	+10% $290
Rent	-10% $247	-5% $292	+0% $336	+5% $380	+10% $424
Rate	-1.0pp $376	-0.5pp $356	base $336	+0.5pp $315	+1.0pp $294

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1133 Parkside Blvd Toledo, OH	2.0	1.0	960	$850	$0.89	45d	1	0.35mi
1785 Tecumseh St Toledo, OH	2.0	1.0	930	$900	$0.97	45d	1	0.47mi
2030 Wyndhurst Rd Toledo, OH	2.0	1.0	1042	$950	$0.91	45d	1	0.98mi
1738 Milburn Ave Toledo, OH	2.0	1.0	1016	$650	$0.64	24d	1	1.11mi
2637 Greenway St Toledo, OH	2.0	1.0	1082	$900	$0.83	45d	1	1.11mi
2322 Upton Ave Toledo, OH	3.0	1.0	1000	$1,300	$1.30	45d	1	1.12mi
2535 W Bancroft St Unit 8 Toledo, OH	2.0	1.0	900	$895	$0.99	45d	1	1.14mi
2347 Rosedale Ave Toledo, OH	2.0	1.0	767	$875	$1.14	45d	1	1.16mi
932 Turner Ave Toledo, OH	2.0	1.0	960	$1,295	$1.35	15d	1	1.18mi
1026 Oakwood Ave Toledo, OH	2.0	1.0	1100	$850	$0.77	45d	1	1.19mi
2356 Torrey Hill Dr Unit 11 Toledo, OH	2.0	1.0	1050	$800	$0.76	45d	1	1.19mi
1919 Ottawa Dr Unit 7 Toledo, OH	2.0	1.0	900	$800	$0.89	45d	1	1.19mi
307 Danberry St Toledo, OH	2.0	1.0	988	$950	$0.96	45d	1	1.23mi
2314 Airline Ave Toledo, OH	3.0	1.0	1123	$1,478	$1.32	24d	1	1.25mi
1321 Gordon St Toledo, OH	3.0	1.0	1121	$1,050	$0.94	45d	1	1.46mi

Listing history 25 events

1. 2026-05-15
   listed $80,000 Active 700-char remark
2. 2026-05-15
   historical $80,000 700-char remark
3. 2025-10-14
   price $35,000 231-char remark

   Show marketing remark (231 chars)

   GREAT INVESTMENT PROPERTY OR FIRST TIME HOME BUYER. NEWER ROOF, WINDOWS, WATER HEATER, AND FURNACE. CURRENT TENANT IS MONTH TO MONTH. TENANT PAYS $750 MONTHLY PLUS ALL UTLITIES. TENANT IS RESPONSIBLE FOR LAWN CARE AND SNOW REMOVAL.

4. 2025-08-08
   historical
5. 2025-07-01
   status Active
6. 2025-06-16
   historical Contingent
7. 2025-05-11
   price $80,000
8. 2025-05-01
   status Active
9. 2025-05-01
   historical Contingent
10. 2025-04-25
    status Active
11. 2025-04-19
    historical Contingent
12. 2025-04-18
    listed $85,000 Active
13. 2025-04-11
    historical
14. 2024-09-21
    historical $1,100
15. 2024-08-28
    listed $1,100
16. 2024-02-26
    soldstatus $35,000
17. 2024-02-22
    soldstatus $35,000 Closed 231-char remark

    Show marketing remark (231 chars)

    GREAT INVESTMENT PROPERTY OR FIRST TIME HOME BUYER. NEWER ROOF, WINDOWS, WATER HEATER, AND FURNACE. CURRENT TENANT IS MONTH TO MONTH. TENANT PAYS $750 MONTHLY PLUS ALL UTLITIES. TENANT IS RESPONSIBLE FOR LAWN CARE AND SNOW REMOVAL.

18. 2024-02-15
    status Pending 231-char remark

    Show marketing remark (231 chars)

    GREAT INVESTMENT PROPERTY OR FIRST TIME HOME BUYER. NEWER ROOF, WINDOWS, WATER HEATER, AND FURNACE. CURRENT TENANT IS MONTH TO MONTH. TENANT PAYS $750 MONTHLY PLUS ALL UTLITIES. TENANT IS RESPONSIBLE FOR LAWN CARE AND SNOW REMOVAL.

19. 2024-01-10
    historical Contingent 231-char remark

    Show marketing remark (231 chars)

    GREAT INVESTMENT PROPERTY OR FIRST TIME HOME BUYER. NEWER ROOF, WINDOWS, WATER HEATER, AND FURNACE. CURRENT TENANT IS MONTH TO MONTH. TENANT PAYS $750 MONTHLY PLUS ALL UTLITIES. TENANT IS RESPONSIBLE FOR LAWN CARE AND SNOW REMOVAL.

20. 2023-11-29
    status Active 231-char remark

    Show marketing remark (231 chars)

    GREAT INVESTMENT PROPERTY OR FIRST TIME HOME BUYER. NEWER ROOF, WINDOWS, WATER HEATER, AND FURNACE. CURRENT TENANT IS MONTH TO MONTH. TENANT PAYS $750 MONTHLY PLUS ALL UTLITIES. TENANT IS RESPONSIBLE FOR LAWN CARE AND SNOW REMOVAL.

21. 2023-11-21
    historical Contingent 231-char remark

    Show marketing remark (231 chars)

    GREAT INVESTMENT PROPERTY OR FIRST TIME HOME BUYER. NEWER ROOF, WINDOWS, WATER HEATER, AND FURNACE. CURRENT TENANT IS MONTH TO MONTH. TENANT PAYS $750 MONTHLY PLUS ALL UTLITIES. TENANT IS RESPONSIBLE FOR LAWN CARE AND SNOW REMOVAL.

22. 2023-11-17
    listed $60,000 Active 231-char remark

    Show marketing remark (231 chars)

    GREAT INVESTMENT PROPERTY OR FIRST TIME HOME BUYER. NEWER ROOF, WINDOWS, WATER HEATER, AND FURNACE. CURRENT TENANT IS MONTH TO MONTH. TENANT PAYS $750 MONTHLY PLUS ALL UTLITIES. TENANT IS RESPONSIBLE FOR LAWN CARE AND SNOW REMOVAL.

23. 1991-02-22
    soldstatus $23,000
24. 1987-12-17
    soldstatus $18,000
25. 1967-10-27
    soldstatus $11,000

ⓘ 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: $1,133 · $94/mo
• Projected year-2 tax: $1,190 · $99/mo
• Expected delta: +$58/yr (+$5/mo · 5.1%)

ⓘ 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: $13,413
• − Mortgage interest: −$4,481
• − Property taxes: −$1,133
• − Insurance: −$400
• − Repairs & maintenance: −$1,073
• − Management: −$1,073
• − Depreciation: −$2,327
• Taxable income: $2,925
• Est. tax owed @ 24.0%: −$702
• After-tax cash flow: $3,327/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): 19,469
• Household income: $41,335
• Rent vs Own: 50.8% rent · 49.2% own
• Severe rent burden: 1157.0

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 0.57)
• Race & ethnicity: Black 59% White 27% Two or more races 6% Hispanic / Latino 6% Asian 3%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2%
• Common ancestry: Lithuanian 2% Romanian 2% Slovak 1%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Other Indo-European 1% Spanish 1% Russian/Polish/Slavic 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: ▼ -66.58%
• Current HPI: 175.2772
• Rent YoY: ▲ 8.19%
• 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

+627.3% since first listed

26 events — show timeline

• 2026-05-20 Pending — NORIS
• 2026-05-15 Listed $80,000 NORIS
• 2026-05-15 Coming Soon $80,000 NORIS
• 2025-10-14 Price Changed $35,000 NORIS
• 2025-08-08 Listing Removed — NORIS
• 2025-07-01 Relisted — NORIS
• 2025-06-16 Contingent — NORIS
• 2025-05-11 Price Changed $80,000 NORIS
• 2025-05-01 Relisted — NORIS
• 2025-05-01 Contingent — NORIS
• 2025-04-25 Relisted — NORIS
• 2025-04-19 Contingent — NORIS
• 2025-04-18 Listed $85,000 NORIS
• 2025-04-11 Coming Soon — NORIS
• 2024-09-21 Rental Removed $1,100 APPFOLIO
• 2024-08-28 Listed for Rent $1,100 APPFOLIO
• 2024-02-26 Sold (Public Records) $35,000 Public Records
• 2024-02-22 Sold (MLS) $35,000 NORIS
• 2024-02-15 Pending — NORIS
• 2024-01-10 Contingent — NORIS
• 2023-11-29 Relisted — NORIS
• 2023-11-21 Contingent — NORIS
• 2023-11-17 Listed $60,000 NORIS
• 1991-02-22 Sold (Public Records) $23,000 Public Records
• 1987-12-17 Sold (Public Records) $18,000 Public Records
• 1967-10-27 Sold (Public Records) $11,000 Public Records

Property tax history

+21.7%/yr

Latest (2025): $1,133 · +11.8% YoY. Source: county tax records.