1123 Sawyer Rd · Toledo, OH 43615

$109,000

2 bd · 1.0 ba · 828 sqft · SingleFamily public records · 33 Days on market

Built 1915 7,200 sqft lot Est $117k · 7% under

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Why this score? — see what drove the D+ 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 +16.5/30.0
• ARV discount +10.5/15.0
• DSCR +5.1/10.0
• 1% rule +4.6/10.0
• 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

Excellent starter home! 2Bd Bungalow with large yard. 2 car garage priced below appraised value.

Key facts

• 7,200 sq ft lot
• 2 garage spots
• Built 1915

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Cable connected; Electricity connected; Natural gas connected; Public sewer; Public water
• Home design: Single-family house; One story
• Construction: Aluminum siding; Slab foundation
• Exterior features: Shingle roof

Interior

• Kitchen: Electric oven; Refrigerator; Eat-in kitchen (17 x 13)
• Bedrooms: Primary bedroom on main level (approx. 12 x 10); Second bedroom on main level (approx. 11 x 11)
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Central air conditioning; Electric and gas cooling components
• Interior features: Eat-in kitchen; Total of 4 rooms
• Laundry & utility: Washer; Dryer; Laundry on main level

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $109k.

Deal economics

• At list price, monthly cash flow is $63 ($759/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $105k (3.9% below list).
• Recommended offer: $105k (3.9% below list) — sets the bar for 1% rule.

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: Hawkins Elementary School (math 18% / reading 23%, grade F, #1,279 of 1,584 statewide, top 81%, 352 students, 0% FRL); Rogers High School (math 8% / reading 27%, grade F, #689 of 781 statewide, top 90%, 721 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 (+2.6%/yr); 116 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $754 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.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 24y 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 $79k; 38% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1915 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $104,757 (3.9% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 4% concession, seller financing, or rate buy-down credit?
2. Built in 1915 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.96% ✗
• Cap rate: 6.99%
• Cash-on-cash: 2.49%
• DSCR: 1.11
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $116,748
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
914 Sawyer Rd	0.15mi	2/1.0	792 (-4%)	3mo	$92,000	$116	83
1135 Sawyer Rd	0.03mi	3/1.0 (+1)	800 (-3%)	7mo	$145,000	$181	82
5349 Collomore Rd	0.40mi	3/1.0 (+1)	836 (+1%)	1mo	$150,000	$179	74
5887 Globe Ave	0.59mi	2/1.0	834 (+1%)	2mo	$32,750	$39	69
627 Sibley Rd	0.35mi	2/1.0	792 (-4%)	9mo	$80,000	$101	68
5707 Fryer Ave	0.46mi	2/1.0	841 (+2%)	15mo	$110,000	$131	63
5051 Wissman Rd	0.51mi	3/1.0 (+1)	768 (-7%)	5mo	$126,400	$165	55
1928 Copley Dr	0.71mi	2/1.0	859 (+4%)	10mo	$76,000	$88	52
5609 Camberley Dr	0.40mi	2/1.0	720 (-13%)	10mo	$115,000	$160	52
1911 N Holland Sylvania Rd	0.71mi	3/1.0 (+1)	914 (+10%)	2mo	$124,000	$136	43
5013 Brandon Rd	0.60mi	2/1.0	920 (+11%)	13mo	$129,500	$141	43
5049 Kellogg Rd	0.59mi	3/2.0 (+1)	912 (+10%)	13mo	$172,900	$190	36

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 · 2.59% rent growth · sell at horizon

5-year hold

• IRR: -12.8%
• Equity multiple: 0.54×
• Total profit: $-14,043
• Equity at exit: $16,252

10-year hold

• IRR: -4.4%
• Equity multiple: 0.71×
• Total profit: $-8,702
• Equity at exit: $9,424

Cash invested: $30,520 (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: 116
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,048 high
• Mortgage (P&I): −$572
• Tax from tax record: −$147 /mo · $1,768/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$220
• Net cashflow: $63

Break-even live

Break-even rent $968

Max offer price $109,000

Occupancy floor 89%

Sensitivity live

Price	-10% $125	-5% $94	+0% $63	+5% $32	+10% $2
Rent	-10% $-20	-5% $22	+0% $63	+5% $105	+10% $146
Rate	-1.0pp $118	-0.5pp $91	base $63	+0.5pp $35	+1.0pp $6

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: $27,250
• Closing costs: $3,270
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5460 Dorr St Toledo, OH	1.0–2.0	1.0	553	$710	$1.28	45d	1	0.14mi
1318 Montain Rd Toledo, OH	2.0	1.0	1050	$1,195	$1.14	23d	1	0.47mi
1009 N Holland Sylvania Rd Toledo, OH	2.0–3.0	1.0–2.0	1130	$1,271	$1.12	16d	21	0.58mi
1926 N Holland Sylvania Rd Toledo, OH	2.0	1.0	900	$700	$0.78	45d	1	0.63mi
1599 Twin Oaks Dr Toledo, OH	2.0	1.0	864	$976	$1.13	16d	1	0.68mi
1230 Bedford Woods Dr Unit DR-8 Toledo, OH	2.0	1.0	756	$850	$1.12	45d	1	0.75mi
1169 Shadow Ln Unit 103 Toledo, OH	1.0	1.0	975	$849	$0.87	25d	1	0.76mi
1101 Linden Ln Toledo, OH	1.0–2.0	1.0–2.0	975	$1,345	$1.38	45d	4	0.76mi
1130 Pine Valley Ln Toledo, OH	1.0–2.0	1.0–2.0	799	$1,299	$1.63	16d	6	0.93mi
5007 Hill Ave Unit 5 H Toledo, OH	2.0	1.0	950	$850	$0.89	25d	1	1.18mi
2704 Westmar Ct Toledo, OH	1.0–2.0	1.0–1.5	944	$1,599	$1.69	16d	1	1.27mi
6535 Dorr St Toledo, OH	1.0–2.0	1.0–2.0	895	$1,000	$1.12	23d	1	1.30mi
4825 Hill Ave Unit 34 Toledo, OH	1.0	1.0	600	$595	$0.99	45d	1	1.30mi
4515 W Bancroft St Toledo, OH	3.0	2.0	1120	$1,500	$1.34	16d	1	1.35mi
2130 Country Trace Pl Toledo, OH	2.0	1.0–2.0	917	$1,050	$1.14	16d	1	1.47mi

Listing history 11 events

1. 2026-04-30
   historical Contingent
2. 2026-04-23
   listed $109,000 Active
3. 2026-04-15
   historical $109,000
4. 2025-10-14
   price $45,000 96-char remark

   Show marketing remark (164 chars)

   Perfect home for a single, couple, small family or retiree. Nice garage in the back. All freshly painted, new kitchen and bath floors. Great way to own your own.

5. 2025-10-14
   price $79,000 164-char remark

   Show marketing remark (164 chars)

   Perfect home for a single, couple, small family or retiree. Nice garage in the back. All freshly painted, new kitchen and bath floors. Great way to own your own.

6. 2021-06-15
   soldstatus $79,000
7. 2021-06-07
   soldstatus $79,000 164-char remark

   Show marketing remark (164 chars)

   Perfect home for a single, couple, small family or retiree. Nice garage in the back. All freshly painted, new kitchen and bath floors. Great way to own your own.

8. 2021-05-11
   listed $82,500 164-char remark

   Show marketing remark (164 chars)

   Perfect home for a single, couple, small family or retiree. Nice garage in the back. All freshly painted, new kitchen and bath floors. Great way to own your own.

9. 2003-04-14
   soldstatus $51,666
10. 2003-03-10
    soldstatus $45,000 96-char remark

    Show marketing remark (96 chars)

    Excellent starter home! 2Bd Bungalow with large yard. 2 car garage priced below appraised value.

11. 2002-10-25
    listed $59,900 96-char remark

    Show marketing remark (96 chars)

    Excellent starter home! 2Bd Bungalow with large yard. 2 car garage priced below appraised value.

ⓘ 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: $1,768 · $147/mo
• Projected year-2 tax: $1,768 · $147/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 · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,571
• − Mortgage interest: −$6,106
• − Property taxes: −$1,768
• − Insurance: −$545
• − Repairs & maintenance: −$1,006
• − Management: −$1,006
• − Depreciation: −$3,171
• Taxable loss: −$1,030
• Est. tax savings @ 24.0%: +$247
• After-tax cash flow: $1,006/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

+82.0% since first listed

11 events — show timeline

• 2026-04-30 Contingent — NORIS
• 2026-04-23 Listed $109,000 NORIS
• 2026-04-15 Coming Soon $109,000 NORIS
• 2025-10-14 Price Changed $45,000 NORIS
• 2025-10-14 Price Changed $79,000 NORIS
• 2021-06-15 Sold (Public Records) $79,000 Public Records
• 2021-06-07 Sold (MLS) $79,000 NORIS
• 2021-05-11 Listed $82,500 NORIS
• 2003-04-14 Sold (Public Records) $51,666 Public Records
• 2003-03-10 Sold (MLS) $45,000 NORIS
• 2002-10-25 Listed $59,900 NORIS

Property tax history

+3.5%/yr

Latest (2025): $1,768 · -0.5% YoY. Source: county tax records.