1956 Idaho St · Toledo, OH 43605

$54,500

1 bd · 1.0 ba · 798 sqft · SingleFamily public records · 55 Days on market

Built 1907 3,700 sqft lot $68/sqft · 21% below area Est $69k · 21% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +3.8/5.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome Home!! This 2 bedroom home with an additional loft space offers flexibility for a third bedroom, office, or bonus living area. This home provides a great opportunity to make it your own.

Key facts

• 3,700 sq ft lot
• 2 parking spots
• Built 1907

Property features AI

Exterior

• Parking: Parking for 2 vehicles
• Utilities: Public water; Public sewer; Other utilities (see remarks)
• Home design: Single-family residence; One story; No attached units / no common walls
• Construction: Vinyl siding; Crawl space foundation (raised)
• Exterior features: Shingle roof

Interior

• Kitchen: Kitchen on main level (approx. 10 x 10)
• Bedrooms: Primary bedroom on main level (approx. 14 x 14); Second bedroom on main level (approx. 9 x 9)
• Flooring: Vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Cooling: see remarks
• Interior features: Accessible approach with ramp; Total of 4 rooms; Other interior features (see agent remarks)
• Laundry & utility: Laundry details: see remarks

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $54k.

Deal economics

• At list price, monthly cash flow is $298 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($867 rent vs $54k).
• Recommended offer: $53k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.9% 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-, 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: Raymer Elementary School (math 14% / reading 16%, grade F, #1,377 of 1,584 statewide, top 87%, 424 students, 0% FRL); Waite High School (math 12% / reading 24%, grade F, #687 of 781 statewide, top 88%, 997 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 (+5.4%/yr); 117 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 46% 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

• Local home prices are declining (-3.0%/yr); year-one equity from $377 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 + 5.4% rent growth), your $15k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $5k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $18k; list at $54k implies a 203% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1907 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $52,865 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 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 1907 — 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: 1.59% ✓
• Cap rate: 12.85%
• Cash-on-cash: 23.43%
• DSCR: 2.04
• GRM: 5.2

CMA / ARV

• ARV (median comp): $68,991
• List price: $54,500
• Delta: -21.00%
• 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
2023 Navarre Ave	0.13mi	2/1.0 (+1)	760 (-5%)	12mo	$78,000	$103	71
1915 Navarre Ave	0.11mi	2/1.0 (+1)	872 (+9%)	10mo	$65,000	$75	66
2121 Nevada St	0.26mi	2/1.0 (+1)	731 (-8%)	4mo	$69,000	$94	66
318 Heffner St	0.51mi	2/1.0 (+1)	798 (0%)	10mo	$72,500	$91	63
651 Dearborn Ave	0.42mi	2/1.0 (+1)	858 (+8%)	1mo	$41,000	$48	62
567 Dearborn Ave	0.51mi	2/1.0 (+1)	779 (-2%)	10mo	$67,100	$86	59
2325 Wilkes Rd	0.58mi	2/1.0 (+1)	844 (+6%)	5mo	$123,750	$147	54
319 White St	0.62mi	2/1.0 (+1)	848 (+6%)	4mo	$40,000	$47	52
331 Heffner St	0.49mi	2/1.0 (+1)	708 (-11%)	4mo	$51,800	$73	50
531 Plymouth St	0.50mi	2/1.0 (+1)	720 (-10%)	11mo	$6,000	$8	46
218 Midvale Ave	0.65mi	2/1.0 (+1)	864 (+8%)	12mo	$89,900	$104	41
643 Willard St	0.53mi	2/1.0 (+1)	912 (+14%)	7mo	$39,500	$43	40

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 · 5.37% rent growth · sell at horizon

5-year hold

• IRR: 19.2%
• Equity multiple: 1.80×
• Total profit: $12,279
• Equity at exit: $8,126

10-year hold

• IRR: 29.2%
• Equity multiple: 3.90×
• Total profit: $44,324
• Equity at exit: $4,712

Cash invested: $15,260 (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 43605

• Home prices YoY: -25.6%
• Rents YoY: 5.4%
• Active inventory: 117
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $867 high
• Mortgage (P&I): −$286
• Tax from tax record: −$79 /mo · $944/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$182
• Net cashflow: $298

Break-even live

Break-even rent $490

Max offer price $54,500

Occupancy floor 61%

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: $13,625
• Closing costs: $1,635
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
571 Howland Ave Toledo, OH	2.0	1.0	874	$875	$1.00	43d	1	0.18mi
722 Coyne Ave Toledo, OH	2.0	1.0	900	$1,000	$1.11	13d	1	0.28mi
578 Dearborn Ave Unit 2 Toledo, OH	1.0	1.0	660	$750	$1.14	23d	1	0.48mi
724 Plymouth St Toledo, OH	2.0	1.0	819	$750	$0.92	43d	1	0.49mi
724 Plymouth St Toledo, OH	1.0	1.0	850	$750	$0.88	13d	1	0.49mi
1311 Mason St Unit 2 Toledo, OH	1.0	1.0	950	$703	$0.74	13d	1	0.56mi
1123 Nevada St Toledo, OH	2.0	1.0	792	$900	$1.14	13d	1	0.57mi
223 Valleywood Dr Toledo, OH	2.0	1.0	1098	$1,099	$1.00	23d	1	0.71mi
315 Parker Ave Unit 3 Toledo, OH	1.0	1.0	1029	$799	$0.78	23d	1	0.78mi
653 Oswald St Toledo, OH	2.0	1.0	920	$800	$0.87	43d	1	0.82mi
912 Willow Ave Toledo, OH	1.0	1.0	900	$850	$0.94	43d	1	0.96mi
414 Platt St Unit ST-1 Toledo, OH	1.0	1.0	800	$800	$1.00	43d	1	1.03mi
946 Butler St Toledo, OH	2.0	1.0	944	$650	$0.69	43d	1	1.04mi
1103 S Wheeling St Oregon, OH	2.0	1.0	825	$1,049	$1.27	43d	1	1.05mi
251 Graham St Apt A Toledo, OH	2.0	1.0	625	$850	$1.36	43d	1	1.06mi
451 5th St Apt 1 Toledo, OH	1.0	1.0	850	$650	$0.76	43d	1	1.08mi
537 Potter St Toledo, OH	1.0	1.0	1000	$600	$0.60	43d	1	1.11mi
1537 Carlyle St Toledo, OH	2.0	1.0	800	$800	$1.00	23d	1	1.11mi
470 2nd St Unit 1 Toledo, OH	2.0	1.0	950	$799	$0.84	43d	1	1.19mi
950 Oak St Unit 1 Toledo, OH	2.0	1.0	725	$700	$0.97	43d	1	1.22mi
1411 Oakmont St Toledo, OH	1.0	1.0	750	$800	$1.07	13d	1	1.28mi
2750 Pickle Rd Oregon, OH	2.0	1.0	800	$953	$1.19	13d	1	1.28mi
2750 Pickle Rd Oregon, OH	2.0	1.0	800	$1,434	$1.79	23d	1	1.28mi
2337 Burnside Ave Oregon, OH	2.0	1.0	1025	$1,150	$1.12	13d	1	1.28mi
2401 Burnside Ave Oregon, OH	2.0	1.0	1025	$1,150	$1.12	13d	1	1.30mi
21 Magyar St Toledo, OH	2.0	1.0	680	$1,050	$1.54	43d	1	1.32mi
3101 Navarre Ave Oregon, OH	1.0	1.0	707	$825	$1.17	13d	1	1.44mi
625 Riverside Dr Toledo, OH	1.0–2.0	1.0–2.0	860	$1,205	$1.40	13d	37	1.46mi

Listing history 25 events

1. 2026-06-18
   days on market $54,500 Active 55 DOM
2. 2026-06-17
   days on market $54,500 Active 54 DOM
3. 2026-06-16
   days on market $54,500 Active 53 DOM
4. 2026-06-15
   days on market $54,500 Active 52 DOM
5. 2026-06-14
   days on market $54,500 Active 50 DOM
6. 2026-06-10
   days on market $54,500 Active 47 DOM
7. 2026-06-09
   days on market $54,500 Active 46 DOM
8. 2026-06-08
   days on market $54,500 Active 45 DOM
9. 2026-06-07
   days on market $54,500 Active 44 DOM
10. 2026-06-05
    days on market $54,500 Active 41 DOM
11. 2026-06-03
    pricedays on market $54,500 Active 40 DOM
12. 2026-06-02
    days on market $59,900 Active 39 DOM
13. 2026-06-01
    days on market $59,900 Active 38 DOM
14. 2026-05-31
    days on market $59,900 Active 37 DOM
15. 2026-05-30
    days on market $59,900 Active 36 DOM
16. 2026-04-24
    listed $59,900 Active 194-char remark
17. 2025-05-19
    historical
18. 2025-05-09
    historical $1,000
19. 2025-04-23
    listed $1,000
20. 2025-04-12
    price $51,000
21. 2025-03-27
    price $53,900
22. 2025-02-27
    price $56,000
23. 2025-02-17
    price $58,500
24. 2025-02-05
    listed $60,000 Active
25. 1998-07-02
    soldstatus $18,000

ⓘ 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: $944 · $79/mo
• Projected year-2 tax: $944 · $79/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 ≥100°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: $10,407
• − Mortgage interest: −$3,053
• − Property taxes: −$944
• − Insurance: −$272
• − Repairs & maintenance: −$833
• − Management: −$833
• − Depreciation: −$1,585
• Taxable income: $2,887
• Est. tax owed @ 24.0%: −$693
• After-tax cash flow: $2,882/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): 24,441
• Household income: $39,118
• Rent vs Own: 51.9% rent · 48.1% own
• Severe rent burden: 1257.0

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 0.61)
• Race & ethnicity: White 57% Hispanic / Latino 21% Black 14% Two or more races 14%
• Hispanic origin (detail): Mexican 17% Puerto Rican 2%
• Common ancestry: Romanian 3% Lithuanian 2% Portuguese 1%
• Foreign-born: 3% · Canada
• Languages at home: 91% English-only · Spanish 7% Arabic 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: ▼ -47.85%
• Current HPI: 138.6894
• Rent YoY: ▲ 5.37%
• 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

+202.8% since first listed

11 events — show timeline

• 2026-06-03 Price Changed $54,500 NORIS
• 2026-04-24 Listed $59,900 NORIS
• 2025-05-19 Listing Removed — NORIS
• 2025-05-09 Rental Removed $1,000 TURBOTENANT
• 2025-04-23 Listed for Rent $1,000 TURBOTENANT
• 2025-04-12 Price Changed $51,000 NORIS
• 2025-03-27 Price Changed $53,900 NORIS
• 2025-02-27 Price Changed $56,000 NORIS
• 2025-02-17 Price Changed $58,500 NORIS
• 2025-02-05 Listed $60,000 NORIS
• 1998-07-02 Sold (Public Records) $18,000 Public Records

Property tax history

+12.2%/yr

Latest (2025): $944 · +164.3% YoY. Source: county tax records.