6309 Bapst Ave · Toledo, OH 43615

$90,000

3 bd · 1.0 ba · 2,913 sqft · SingleFamily public records · 68 Days on market

Built 1934 0.30 ac lot $31/sqft · 53% below area ↓ 10% since listing

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Why this score? — see what drove the B- 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.3/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Opportunity for experienced renovators. This 2,900 sq ft home is being sold as-is and requires a complete renovation and clean-out. Located on a generous lot and featuring an unfinished enclosed porch, the property offers solid potential for buyers looking to restore or reposition the home. Cash offers only.

Key facts

• Generous lot
• Complete renovation
• Enclosed porch

Tags

• ENCLOSED PORCH
• GENEROUS LOT
• COMPLETE RENOVATION

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $521 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $85k (6.0% below list) — sets the bar for market timing.
• Cap rate 13.2% 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 (+2.6%/yr); 114 active listings in the ZIP; 415 units permitted in Lucas County in 2024 (122 in 5+ unit buildings).
• This rent runs 33% of the median local income ($58k/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 $622 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 + 2.6% rent growth), your $25k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 68 days — a 6% lower offer ($85k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.2% of price; built in 1934 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $84,600 (6.0% below list)

Questions for the listing agent

1. It's been on market 68 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1934 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.79% ✓
• Cap rate: 13.23%
• Cash-on-cash: 24.79%
• DSCR: 2.10
• GRM: 4.7

CMA / ARV

• ARV (median comp): $192,415
• List price: $90,000
• Delta: -53.23%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.59% rent growth · sell at horizon

5-year hold

• IRR: 17.8%
• Equity multiple: 1.71×
• Total profit: $18,018
• Equity at exit: $13,419

10-year hold

• IRR: 25.9%
• Equity multiple: 3.23×
• Total profit: $56,118
• Equity at exit: $7,782

Cash invested: $25,200 (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 43615

• Home prices YoY: -31.9%
• Rents YoY: 2.6%
• Active inventory: 114
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,611 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$243 /mo · $2,910/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$338
• Net cashflow: $521

Break-even live

Break-even rent $952

Max offer price $90,000

Occupancy floor 63%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $90,000 Active 68 DOM
2. 2026-06-17
   days on market $90,000 Active 67 DOM
3. 2026-06-16
   days on market $90,000 Active 66 DOM
4. 2026-06-15
   days on market $90,000 Active 65 DOM
5. 2026-06-14
   days on market $90,000 Active 63 DOM
6. 2026-06-10
   days on market $90,000 Active 60 DOM
7. 2026-06-09
   days on market $90,000 Active 59 DOM
8. 2026-06-08
   days on market $90,000 Active 58 DOM
9. 2026-06-07
   days on market $90,000 Active 57 DOM
10. 2026-06-05
    days on market $90,000 Active 54 DOM
11. 2026-06-03
    days on market $90,000 Active 53 DOM
12. 2026-06-02
    days on market $90,000 Active 52 DOM
13. 2026-06-01
    days on market $90,000 Active 51 DOM
14. 2026-05-31
    days on market $90,000 Active 50 DOM
15. 2026-05-30
    days on market $90,000 Active 49 DOM
16. 2026-05-08
    price $90,000 309-char remark

    Show marketing remark (309 chars)

    Opportunity for experienced renovators. This 2,900 sq ft home is being sold as-is and requires a complete renovation and clean-out. Located on a generous lot and featuring an unfinished enclosed porch, the property offers solid potential for buyers looking to restore or reposition the home. Cash offers only.

17. 2026-05-07
    status Active 309-char remark

    Show marketing remark (309 chars)

    Opportunity for experienced renovators. This 2,900 sq ft home is being sold as-is and requires a complete renovation and clean-out. Located on a generous lot and featuring an unfinished enclosed porch, the property offers solid potential for buyers looking to restore or reposition the home. Cash offers only.

18. 2026-04-14
    status Pending 309-char remark

    Show marketing remark (309 chars)

    Opportunity for experienced renovators. This 2,900 sq ft home is being sold as-is and requires a complete renovation and clean-out. Located on a generous lot and featuring an unfinished enclosed porch, the property offers solid potential for buyers looking to restore or reposition the home. Cash offers only.

19. 2026-03-18
    listed $100,000 Active 309-char remark

    Show marketing remark (309 chars)

    Opportunity for experienced renovators. This 2,900 sq ft home is being sold as-is and requires a complete renovation and clean-out. Located on a generous lot and featuring an unfinished enclosed porch, the property offers solid potential for buyers looking to restore or reposition the home. Cash offers only.

ⓘ 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: $2,910 · $243/mo
• Projected year-2 tax: $2,910 · $243/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 ≥99°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: $19,331
• − Mortgage interest: −$5,041
• − Property taxes: −$2,910
• − Insurance: −$450
• − Repairs & maintenance: −$1,546
• − Management: −$1,546
• − Depreciation: −$2,618
• Taxable income: $5,218
• Est. tax owed @ 24.0%: −$1,252
• After-tax cash flow: $4,995/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): 40,146
• Household income: $57,713
• Rent vs Own: 46.0% rent · 54.0% own
• Severe rent burden: 1683.0

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: Majority White (62%)
• Race & ethnicity: White 62% Black 26% Two or more races 6% Hispanic / Latino 4% Asian 3%
• Common ancestry: Romanian 7% Lithuanian 3% Slovak 2%
• Foreign-born: 5% · China, Canada
• Languages at home: 93% English-only · Arabic 2% Spanish 1% Chinese 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: ▼ -96.44%
• Current HPI: 205.95
• Rent YoY: ▲ 2.59%
• 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

-10.0% since first listed

4 events — show timeline

• 2026-05-08 Price Changed $90,000 NORIS
• 2026-05-07 Relisted — NORIS
• 2026-04-14 Pending — NORIS
• 2026-03-18 Listed $100,000 NORIS

Property tax history

+3.7%/yr

Latest (2025): $2,910 · -1.8% YoY. Source: county tax records.