644 Southover Rd · Toledo, OH 43612

$99,000

3 bd · 1.0 ba · 1,299 sqft · SingleFamily public records · 14 Days on market

Built 1947 4,500 sqft lot $76/sqft · 47% below area Est $137k · 28% 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 +25.2/30.0
• ARV discount +15.0/15.0
• DSCR +8.3/10.0
• 1% rule +7.3/10.0
• Rent growth +4.0/5.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks

Live & Online Real Estate Auction Wednesday, May 27th @ 6pm. Registration @ 5pm. Minimum Bid $99,000. Long-term owner of 30+ years selling. Well maintained, exceptionally cared for. 3-bedroom home. with upper lever spacious bedroom with attic and space! Basement partially finished with fireplace, hardwood floors throughout. Absolutely darling and move-in ready! Bright and sun-filled kitchen, deck off kitchen, perfect for entertaining! Updated vinyl windows, roof replaced 12-15 years ago, nicely landscaped exterior. Participate in person or bid online from anywhere! Possession at closing. Info on Auctioneer's website. Open House Event Sunday, May 24th Noon-2pm. 10% Buyer's Premium.

Key facts

• 4,500 sq ft lot
• Garage
• Built 1947

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Cable connected; Electricity connected (150 amp service); Natural gas connected; Public sewer; Public water; Fiber and internet connected
• Home design: Single-family house; Two levels (2 stories); Not attached to other structures; No common walls
• Construction: Vinyl siding; Block foundation; Built with shingle roof
• Exterior features: Private yard; Deck; Front porch; Chain link fencing; Shingle roof

Interior

• Kitchen: Convection oven; Gas oven; Refrigerator; Water heater
• Bedrooms: Bedroom 2 on the main level (approx. 11 x 10); Bedroom 3 on the upper level (approx. 27 x 11)
• Flooring: Wood floors
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Storage; Ceiling fans; Double-pane windows; Storm doors; 1 fireplace located in the basement; Has basement (block foundation)
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $223 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).

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: Whittier Elementary School (math 6% / reading 13%, grade F, #1,505 of 1,584 statewide, top 95%, 509 students, 0% FRL); Start High School (math 11% / reading 33%, grade F, #672 of 781 statewide, top 86%, 1,242 students, 50% FRL) — zoned schools average 25% FRL vs 72% district-wide (47 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+6.0%/yr); 101 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $684 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 + 6.0% rent growth), your $28k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $68k; 46% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $99,000

Questions for the listing agent

1. Built in 1947 — 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: 1.23% ✓
• Cap rate: 8.99%
• Cash-on-cash: 9.63%
• DSCR: 1.43
• GRM: 6.8

CMA / ARV

• ARV (median comp): $136,695
• List price: $99,000
• Delta: -27.58%
• 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
711 Waybridge Rd	0.09mi	3/2.0	1,346 (+4%)	2mo	$167,500	$124	84
439 W Capistrano Ave	0.36mi	3/1.0	1,244 (-4%)	1mo	$116,000	$93	75
5069 Tappan Ave	0.44mi	3/1.0	1,249 (-4%)	1mo	$155,000	$124	72
736 W Northgate Pkwy	0.36mi	3/1.0	1,397 (+8%)	2mo	$112,000	$80	69
803 Mayfair Blvd	0.18mi	3/1.0	1,123 (-14%)	1mo	$169,000	$150	68
47 W Crawford Ave	0.62mi	3/1.0	1,280 (-2%)	3mo	$122,000	$95	66
722 Mayfair Blvd	0.18mi	2/1.5 (-1)	1,161 (-11%)	2mo	$135,000	$116	65
542 Eleanor Ave	0.65mi	3/1.0	1,343 (+3%)	3mo	$143,000	$106	62
31 W Capistrano Ave	0.67mi	3/1.5	1,252 (-4%)	1mo	$140,000	$112	60
826 W Gramercy Ave	0.41mi	3/1.0	1,143 (-12%)	2mo	$103,000	$90	59
4449 Burnham Ave	0.67mi	3/1.0	1,150 (-12%)	2mo	$119,900	$104	47
1204 Higley St	0.68mi	2/2.0 (-1)	1,184 (-9%)	1mo	$119,000	$101	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 · 6.01% rent growth · sell at horizon

5-year hold

• IRR: 1.8%
• Equity multiple: 1.07×
• Total profit: $1,981
• Equity at exit: $14,761

10-year hold

• IRR: 14.3%
• Equity multiple: 2.33×
• Total profit: $36,770
• Equity at exit: $8,560

Cash invested: $27,720 (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 43612

• Home prices YoY: -17.5%
• Rents YoY: 6.0%
• Active inventory: 101
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,218 high
• Mortgage (P&I): −$519
• Tax from tax record: −$179 /mo · $2,149/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$256
• Net cashflow: $223

Break-even live

Break-even rent $936

Max offer price $99,000

Occupancy floor 77%

Sensitivity live

Price	-10% $279	-5% $251	+0% $223	+5% $194	+10% $166
Rent	-10% $126	-5% $174	+0% $223	+5% $271	+10% $319
Rate	-1.0pp $272	-0.5pp $248	base $223	+0.5pp $197	+1.0pp $171

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5207 Bennett Rd Toledo, OH	2.0	2.0	1109	$1,200	$1.08	16d	1	0.18mi
927 W Northgate Pkwy Toledo, OH	2.0	1.0	896	$1,100	$1.23	16d	1	0.39mi
4406 Asbury Dr Toledo, OH	4.0	2.0	1089	$1,550	$1.42	16d	1	0.80mi
4459 N Haven Ave Toledo, OH	3.0	1.0	1416	$1,200	$0.85	16d	1	0.86mi
1338 Crestwood Rd Toledo, OH	3.0	1.0	1000	$1,250	$1.25	16d	1	0.88mi
4220 Caroline Ave Toledo, OH	3.0	1.0	944	$1,095	$1.16	45d	1	0.98mi
4140 Caroline Ave Toledo, OH	3.0	1.5	1378	$1,650	$1.20	25d	1	1.03mi
4129 Vermaas Ave Toledo, OH	3.0	1.5	1385	$1,250	$0.90	45d	1	1.05mi
4124 Vermaas Ave Toledo, OH	2.0	1.0	1245	$997	$0.80	45d	1	1.06mi
4158 Mayfield Dr Toledo, OH	2.0	1.0	960	$850	$0.89	16d	1	1.09mi
4039 Vermaas Ave Toledo, OH	2.0	1.0	900	$900	$1.00	25d	1	1.11mi
1016 Mallett St Unit 1 Toledo, OH	2.0	1.0	1300	$900	$0.69	45d	1	1.16mi
4138 N Lockwood Ave Toledo, OH	2.0	1.0	1300	$1,050	$0.81	25d	1	1.18mi
4614 Commonwealth Ave Toledo, OH	3.0	1.5	1459	$1,295	$0.89	16d	1	1.22mi
3905 Peru St Toledo, OH	4.0	3.0	1548	$1,300	$0.84	23d	1	1.23mi
3950 Woodhaven Dr Toledo, OH	2.0	1.0	1072	$745	$0.69	25d	1	1.24mi
4223 Birchall Rd Toledo, OH	3.0	1.0	1338	$1,395	$1.04	25d	1	1.29mi
1417 Primrose Ave Toledo, OH	3.0	1.0	1411	$1,625	$1.15	16d	1	1.36mi
1732 Newport Ave Toledo, OH	3.0	1.0	896	$1,350	$1.51	25d	1	1.41mi
4120 Parrakeet Ave Toledo, OH	3.0	2.0	1410	$1,450	$1.03	45d	1	1.43mi
3915 Willys Pkwy Unit 3915 Toledo, OH	3.0	1.0	1080	$800	$0.74	23d	1	1.45mi
1014 Berdan Ave Toledo, OH	3.0	1.0	1215	$1,200	$0.99	45d	1	1.47mi
1801 Christian Ave Toledo, OH	1.0–2.0	1.0	750	$939	$1.25	16d	1	1.48mi

Listing history 4 events

1. 2026-05-13
   listed $99,000 Active 694-char remark
2. 2026-05-11
   historical $99,000 694-char remark
3. 1997-07-21
   soldstatus $68,000
4. 1988-06-30
   soldstatus $41,500

ⓘ 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: $2,149 · $179/mo
• Projected year-2 tax: $2,149 · $179/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 ≥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: $14,613
• − Mortgage interest: −$5,546
• − Property taxes: −$2,149
• − Insurance: −$495
• − Repairs & maintenance: −$1,169
• − Management: −$1,169
• − Depreciation: −$2,880
• Taxable income: $1,205
• Est. tax owed @ 24.0%: −$289
• After-tax cash flow: $2,381/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): 28,480
• Household income: $50,728
• Rent vs Own: 45.4% rent · 54.6% own
• Severe rent burden: 1203.0

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 (63%)
• Race & ethnicity: White 63% Black 23% Two or more races 10% Hispanic / Latino 9%
• Hispanic origin (detail): Mexican 6% Puerto Rican 2%
• Common ancestry: Romanian 9% Lithuanian 3% Italian 1%
• Foreign-born: 2% · 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: ▼ -50.05%
• Current HPI: 235.5389
• Rent YoY: ▲ 6.01%
• 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

+138.6% since first listed

5 events — show timeline

• 2026-05-27 Pending — NORIS
• 2026-05-13 Listed $99,000 NORIS
• 2026-05-11 Coming Soon $99,000 NORIS
• 1997-07-21 Sold (Public Records) $68,000 Public Records
• 1988-06-30 Sold (Public Records) $41,500 Public Records

Property tax history

+2.3%/yr

Latest (2025): $2,149 · +0.0% YoY. Source: county tax records.