1716 Parkdale Ave · Toledo, OH 43607

$94,000

3 bd · 1.0 ba · 1,333 sqft · SingleFamily public records · 16 Days on market

Built 1921 4,400 sqft lot Est $88k · 7% 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 +29.1/30.0
• DSCR +10.0/10.0
• 1% rule +7.5/10.0
• Rent growth +4.5/5.0
• ARV discount +4.4/15.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious 3 bedroom Home with Finished Basement, Open porch, Security Bars and much more. Well maintained home. Furnace 7 years old & Newer Roof.

Key facts

• 4,400 sq ft lot
• 2 garage spots
• Built 1921

Property features AI

Finance

• Other: Property type: Residential single-family residence; Structure type: House; Subdivision: Parkside; Lot approx. 0.101 acre

Exterior

• Parking: Detached garage; 2-car garage; Concrete driveway; Off-street parking
• Security: Smoke detector(s)
• Utilities: Public water; Sanitary sewer; Electricity connected (circuit breakers); Natural gas available; WiFi available
• Home design: Single-family house; Two stories; No shared/common walls; Public-record living area 1,333; Facing: City street frontage
• Construction: Aluminum siding; Steel siding; Shingle roof; Block foundation
• Exterior features: Private yard; Front porch; Concrete road frontage

Interior

• Kitchen: Gas oven; Refrigerator; Eat-in kitchen
• Bedrooms: Bedroom on upper level (Bedroom 2); Bedroom on upper level (Bedroom 3); Additional upstairs room (15 x 10)
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning; Ceiling fan(s)
• Interior features: Eat-in kitchen; Ceiling fans; Storm door(s); Window screens; Full basement
• Laundry & utility: Washer/dryer hookups in basement; Gas dryer hookup; Water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $94k.

Deal economics

• At list price, monthly cash flow is $324 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $94k).
• Recommended offer: $93k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.4% 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: Pickett Elementary School (math 8% / reading 2%, grade F, #1,554 of 1,584 statewide, top 100%, 274 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.
• Market conditions: Rents rising fast (+8.2%/yr); 85 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 68% 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 34% 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 $650 of loan paydown is wiped out by about $3k 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 $26k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($93k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 9y ago; this cycle's ask is 7131% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $26k; list at $94k implies a 262% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1921 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $92,590 (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. 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: 1.25% ✓
• Cap rate: 10.43%
• Cash-on-cash: 14.79%
• DSCR: 1.66
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $87,978
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2033 Crosswell Pl	0.34mi	3/1.0	1,328 (-0%)	1mo	$101,500	$76	82
1501 Fernwood Ave	0.43mi	3/1.0	1,259 (-6%)	1mo	$60,000	$48	70
1938 Fernwood Ave	0.20mi	3/1.0	1,502 (+13%)	3mo	$95,900	$64	67
1019 Woodstock Ave	0.52mi	3/1.0	1,272 (-5%)	2mo	$21,100	$17	66
1004 Waverly Ave	0.47mi	3/1.0	1,241 (-7%)	2mo	$58,500	$47	65
1748 Freeman St	0.54mi	3/1.5	1,263 (-5%)	2mo	$83,000	$66	62
1211 Manila St	0.31mi	3/1.0	1,159 (-13%)	3mo	$45,000	$39	61
1211 Woodstock Ave	0.44mi	3/1.0	1,188 (-11%)	2mo	$101,500	$85	60
2026 Hawthorne St	0.44mi	3/1.0	1,142 (-14%)	0mo	$65,000	$57	55
2242 Auburn Ave	0.69mi	3/1.0	1,241 (-7%)	3mo	$85,000	$68	53
742 Marmion Ave	0.65mi	3/1.5	1,202 (-10%)	4mo	$95,000	$79	48
1723 Evansdale Ave	0.70mi	3/1.0	1,160 (-13%)	2mo	$144,000	$124	44

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: 10.6%
• Equity multiple: 1.44×
• Total profit: $11,616
• Equity at exit: $14,016

10-year hold

• IRR: 23.3%
• Equity multiple: 3.47×
• Total profit: $64,885
• Equity at exit: $8,127

Cash invested: $26,320 (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 43607

• Home prices YoY: -27.5%
• Rents YoY: 8.2%
• Active inventory: 85
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,173 high
• Mortgage (P&I): −$493
• Tax from tax record: −$70 /mo · $841/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $324

Break-even live

Break-even rent $762

Max offer price $94,000

Occupancy floor 67%

Sensitivity live

Price	-10% $378	-5% $351	+0% $324	+5% $298	+10% $271
Rent	-10% $232	-5% $278	+0% $324	+5% $371	+10% $417
Rate	-1.0pp $372	-0.5pp $348	base $324	+0.5pp $300	+1.0pp $275

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: $23,500
• Closing costs: $2,820
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2117 Clinton St Toledo, OH	3.0	1.0	1256	$1,115	$0.89	45d	1	0.38mi
1133 Parkside Blvd Toledo, OH	2.0	1.0	960	$850	$0.89	45d	1	0.57mi
915 Woodstock Ave Toledo, OH	3.0	1.5	1500	$1,100	$0.73	24d	1	0.59mi
1738 Milburn Ave Toledo, OH	2.0	1.0	1016	$650	$0.64	24d	1	0.68mi
2322 Upton Ave Toledo, OH	3.0	1.0	1000	$1,300	$1.30	45d	1	0.71mi
1919 Ottawa Dr Unit 7 Toledo, OH	2.0	1.0	900	$800	$0.89	45d	1	0.79mi
2356 Torrey Hill Dr Unit 11 Toledo, OH	2.0	1.0	1050	$800	$0.76	45d	1	0.80mi
1140 Palmwood Ave Toledo, OH	3.0	1.0	1292	$1,500	$1.16	45d	1	0.85mi
2037 Alvin St Toledo, OH	3.0	1.0	1260	$1,175	$0.93	45d	1	0.85mi
1785 Tecumseh St Toledo, OH	2.0	1.0	930	$900	$0.97	45d	1	0.87mi
2030 Wyndhurst Rd Toledo, OH	2.0	1.0	1042	$950	$0.91	45d	1	0.87mi
1122 Pinewood Ave Toledo, OH	3.0	1.0	1559	$1,150	$0.74	15d	1	0.93mi
319 N Detroit Ave Toledo, OH	3.0	1.0	1341	$845	$0.63	45d	1	0.94mi
2535 W Bancroft St Unit 8 Toledo, OH	2.0	1.0	900	$895	$0.99	45d	1	0.97mi
2637 Greenway St Toledo, OH	2.0	1.0	1082	$900	$0.83	45d	1	1.01mi
1026 Oakwood Ave Toledo, OH	2.0	1.0	1100	$850	$0.77	45d	1	1.02mi
1436 Palmetto Ave Toledo, OH	3.0	1.0	1678	$1,400	$0.83	24d	1	1.17mi
3803 Monroe St Toledo, OH	2.0	1.0	942	$850	$0.90	45d	1	1.20mi
2632 Algonquin Pkwy Toledo, OH	3.0	1.5	1568	$800	$0.51	24d	1	1.20mi
3835 Monroe St Toledo, OH	2.0	1.0	1002	$950	$0.95	45d	1	1.26mi
932 Turner Ave Toledo, OH	2.0	1.0	960	$1,295	$1.35	15d	1	1.37mi
2734 Powhattan Pkwy Toledo, OH	2.0	1.0	1144	$900	$0.79	45d	1	1.38mi
1573 Jermain Dr Toledo, OH	3.0	1.0	1254	$1,195	$0.95	15d	1	1.39mi
960 W Delaware Ave Toledo, OH	3.0	1.0	1224	$1,050	$0.86	24d	1	1.41mi
2447 Maplewood Ave Toledo, OH	2.0	1.0	1538	$897	$0.58	45d	1	1.48mi

Listing history 23 events

1. 2026-06-21
   days on market $94,000 Active 16 DOM
2. 2026-06-18
   days on market $94,000 Active 13 DOM
3. 2026-06-17
   days on market $94,000 Active 12 DOM
4. 2026-06-16
   days on market $94,000 Active 11 DOM
5. 2026-06-15
   days on market $94,000 Active 10 DOM
6. 2026-06-14
   days on market $94,000 Active 8 DOM
7. 2026-06-10
   days on market $94,000 Active 5 DOM
8. 2026-06-09
   days on market $94,000 Active 4 DOM
9. 2026-06-08
   days on market $94,000 Active 3 DOM
10. 2026-06-07
    statusdays on market $94,000 Active 2 DOM
11. 2026-06-05
    days on market $94,000 Coming Soon 17 DOM
12. 2026-06-03
    days on market $94,000 Coming Soon 16 DOM
13. 2026-06-02
    days on market $94,000 Coming Soon 15 DOM
14. 2026-06-01
    days on market $94,000 Coming Soon 14 DOM
15. 2026-05-31
    days on market $94,000 Coming Soon 13 DOM
16. 2026-05-30
    remarks 554-char remark
17. 2026-05-30
    days on market $94,000 Coming Soon 12 DOM
18. 2026-05-18
    historical $94,000
19. 2024-11-11
    historical $1,300
20. 2024-04-26
    listed $1,300
21. 2017-08-28
    soldstatus $26,000 148-char remark

    Show marketing remark (148 chars)

    Spacious 3 bedroom Home with Finished Basement, Open porch, Security Bars and much more. Well maintained home. Furnace 7 years old & Newer Roof.

22. 2017-07-19
    price $26,000 148-char remark

    Show marketing remark (148 chars)

    Spacious 3 bedroom Home with Finished Basement, Open porch, Security Bars and much more. Well maintained home. Furnace 7 years old & Newer Roof.

23. 2017-04-24
    listed $25,000 148-char remark

    Show marketing remark (148 chars)

    Spacious 3 bedroom Home with Finished Basement, Open porch, Security Bars and much more. Well maintained home. Furnace 7 years old & Newer Roof.

ⓘ 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: $841 · $70/mo
• Projected year-2 tax: $1,154 · $96/mo
• Expected delta: +$313/yr (+$26/mo · 37.2%)

ⓘ 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: $14,075
• − Mortgage interest: −$5,265
• − Property taxes: −$841
• − Insurance: −$470
• − Repairs & maintenance: −$1,126
• − Management: −$1,126
• − Depreciation: −$2,735
• Taxable income: $2,512
• Est. tax owed @ 24.0%: −$603
• After-tax cash flow: $3,290/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

+276.0% since first listed

6 events — show timeline

• 2026-05-18 Coming Soon $94,000 NORIS
• 2024-11-11 Rental Removed $1,300 APPFOLIO
• 2024-04-26 Listed for Rent $1,300 APPFOLIO
• 2017-08-28 Sold (MLS) $26,000 NORIS
• 2017-07-19 Price Changed $26,000 NORIS
• 2017-04-24 Listed $25,000 NORIS

Property tax history

+15.4%/yr

Latest (2025): $841 · +1.8% YoY. Source: county tax records.