909 Southover Rd · Toledo, OH 43612

$99,900

3 bd · 1.0 ba · 1,070 sqft · SingleFamily public records · 28 Days on market

Built 1947 4,200 sqft lot Est $117k · 14% under

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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 +24.5/30.0
• ARV discount +14.0/15.0
• DSCR +7.9/10.0
• 1% rule +6.6/10.0
• 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

Looking for a project, this property is in need of some exterior work. Come see this 3 bed 1 bath that sits on a full basement. This property features 2 bedrooms on the main level with hardwood floors and 1 bedroom on the upper level with extra storage. Basement features a built in bar and work bench

Key facts

• Work bench
• Built in bar
• Extra storage

Tags

• FULL BASEMENT
• HARDWOOD FLOORS
• EXTRA STORAGE
• BUILT IN BAR
• WORK BENCH

Property features AI

Exterior

• Parking: Garage (1.5 spaces); Private driveway and additional parking; Total parking 1.5 spaces
• Utilities: Public water; Public sewer; 100 amp electric service; Cable available
• Home design: Single-family detached house; One and one-half levels; No shared/common walls
• Construction: Board & batten siding; Block foundation; Built (year source: public records)
• Exterior features: Private yard; Chain link fence; Shingle roof

Interior

• Kitchen: Gas oven; Refrigerator; Eat-in kitchen
• Bedrooms: Main-level bedroom (11 x 10); Upper-level bedroom (24 x 13); Additional main-level bedroom (12 x 10)
• Flooring: Carpet; Hardwood; Linoleum
• Bathrooms: 1 full bathroom
• Heating & cooling: Gravity heating
• Interior features: Eat-in kitchen; Storage; Full unfinished block basement
• Laundry & utility: Washer and dryer; Laundry located in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $205 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.

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: Larchmont Elementary School (math 12% / reading 21%, grade F, #1,363 of 1,584 statewide, top 86%, 415 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); 92 active listings in the ZIP; 34 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 $691 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

• It's been on market 28 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $98,401 (1.5% below list)

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: 1.16% ✓
• Cap rate: 8.75%
• Cash-on-cash: 8.77%
• DSCR: 1.39
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $116,630
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
802 W Capistrano Ave	0.23mi	3/1.0	1,102 (+3%)	1mo	$150,000	$136	83
803 Mayfair Blvd	0.19mi	3/1.0	1,123 (+5%)	1mo	$169,000	$150	82
826 W Gramercy Ave	0.34mi	3/1.0	1,143 (+7%)	2mo	$103,000	$90	71
718 W Capistrano Ave	0.27mi	3/1.0	945 (-12%)	1mo	$120,000	$127	67
904 Annabelle Dr	0.39mi	3/1.0	972 (-9%)	2mo	$102,000	$105	65
1221 Eleanor Ave	0.74mi	3/1.0	1,098 (+3%)	1mo	$120,000	$109	60
706 W Gramercy Ave	0.38mi	2/1.0 (-1)	966 (-10%)	2mo	$99,000	$102	59
323 W Crawford Ave	0.59mi	3/2.0	1,008 (-6%)	2mo	$147,500	$146	57
4612 Willys Pkwy	0.63mi	3/1.0	1,163 (+9%)	1mo	$85,000	$73	55
4406 Asbury Dr	0.75mi	4/2.0 (+1)	1,089 (+2%)	2mo	$115,000	$106	52
1204 Higley St	0.51mi	2/2.0 (-1)	1,184 (+11%)	1mo	$119,000	$101	49
1344 Corbin Rd	0.72mi	3/1.0	1,200 (+12%)	1mo	$157,500	$131	46

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: 0.4%
• Equity multiple: 1.02×
• Total profit: $469
• Equity at exit: $14,895

10-year hold

• IRR: 13.0%
• Equity multiple: 2.18×
• Total profit: $33,028
• Equity at exit: $8,638

Cash invested: $27,972 (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: 92
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,155 high
• Mortgage (P&I): −$524
• Tax from tax record: −$143 /mo · $1,711/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $205

Break-even live

Break-even rent $896

Max offer price $99,900

Occupancy floor 77%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
823 Custer Dr Unit Upstairs Toledo, OH	2.0	1.0	700	$925	$1.32	13d	1	0.07mi
927 W Northgate Pkwy Toledo, OH	2.0	1.0	896	$1,100	$1.23	13d	1	0.36mi
5207 Bennett Rd Toledo, OH	2.0	2.0	1109	$1,200	$1.08	13d	1	0.40mi
1338 Crestwood Rd Toledo, OH	3.0	1.0	1000	$1,250	$1.25	13d	1	0.67mi
4459 N Haven Ave Toledo, OH	3.0	1.0	1416	$1,200	$0.85	13d	1	0.70mi
4406 Asbury Dr Toledo, OH	4.0	2.0	1089	$1,550	$1.42	13d	1	0.74mi
244 Sunset Blvd Toledo, OH	2.0	1.0	726	$1,045	$1.44	21d	1	0.79mi
540 W Alexis Rd Toledo, OH	1.0–2.0	1.0	725	$944	$1.30	13d	14	0.95mi
4220 Caroline Ave Toledo, OH	3.0	1.0	944	$1,095	$1.16	43d	1	0.96mi
4158 Mayfield Dr Toledo, OH	2.0	1.0	960	$850	$0.89	13d	1	0.97mi
4129 Vermaas Ave Toledo, OH	3.0	1.5	1385	$1,250	$0.90	43d	1	0.99mi
4614 Commonwealth Ave Toledo, OH	3.0	1.5	1459	$1,295	$0.89	13d	1	1.01mi
4124 Vermaas Ave Toledo, OH	2.0	1.0	1245	$997	$0.80	43d	1	1.01mi
4140 Caroline Ave Toledo, OH	3.0	1.5	1378	$1,650	$1.20	23d	1	1.01mi
4138 N Lockwood Ave Toledo, OH	2.0	1.0	1300	$1,050	$0.81	23d	1	1.04mi
1016 Mallett St Unit 1 Toledo, OH	2.0	1.0	1300	$900	$0.69	43d	1	1.06mi
4039 Vermaas Ave Toledo, OH	2.0	1.0	900	$900	$1.00	23d	1	1.06mi
4223 Birchall Rd Toledo, OH	3.0	1.0	1338	$1,395	$1.04	23d	1	1.11mi
1733 Christian Ave Unit 5 Toledo, OH	2.0	1.0	839	$700	$0.83	43d	1	1.18mi
3950 Woodhaven Dr Toledo, OH	2.0	1.0	1072	$745	$0.69	23d	1	1.20mi
1732 Newport Ave Toledo, OH	3.0	1.0	896	$1,350	$1.51	23d	1	1.22mi
4120 Parrakeet Ave Toledo, OH	3.0	2.0	1410	$1,450	$1.03	43d	1	1.25mi
1417 Primrose Ave Toledo, OH	3.0	1.0	1411	$1,625	$1.15	13d	1	1.26mi
1801 Christian Ave Toledo, OH	1.0–2.0	1.0	750	$939	$1.25	13d	1	1.27mi
3915 Willys Pkwy Unit 3915 Toledo, OH	3.0	1.0	1080	$800	$0.74	21d	1	1.31mi
4435 Jackman Rd Toledo, OH	1.0–2.0	1.0	725	$922	$1.27	13d	3	1.33mi
4038 Lyman Ave Toledo, OH	3.0	1.0	1175	$1,395	$1.19	43d	1	1.34mi
1014 Berdan Ave Toledo, OH	3.0	1.0	1215	$1,200	$0.99	43d	1	1.37mi
4315 Garden Park Dr Toledo, OH	3.0	1.0	1268	$1,423	$1.12	23d	1	1.42mi
6220 Lewis Ave Toledo, OH	1.0–2.0	1.0	764	$895	$1.17	13d	1	1.42mi
3805 Hoiles Ave Toledo, OH	3.0	1.0	1370	$1,025	$0.75	23d	1	1.48mi
3615 Berkeley Dr Toledo, OH	3.0	1.0	1096	$1,400	$1.28	13d	1	1.50mi
3901 Leybourn Ave Toledo, OH	3.0	1.0	840	$1,150	$1.37	23d	1	1.50mi
3725 Hoiles Ave Toledo, OH	3.0	1.0	1180	$1,245	$1.06	23d	1	1.50mi

Listing history 16 events

1. 2026-06-18
   days on market $99,900 Active 28 DOM
2. 2026-06-17
   days on market $99,900 Active 27 DOM
3. 2026-06-16
   days on market $99,900 Active 26 DOM
4. 2026-06-15
   days on market $99,900 Active 25 DOM
5. 2026-06-14
   days on market $99,900 Active 23 DOM
6. 2026-06-10
   pricedays on market $99,900 Active 20 DOM
7. 2026-06-09
   days on market $109,900 Active 19 DOM
8. 2026-06-08
   days on market $109,900 Active 18 DOM
9. 2026-06-07
   days on market $109,900 Active 17 DOM
10. 2026-06-05
    days on market $109,900 Active 14 DOM
11. 2026-06-03
    days on market $109,900 Active 13 DOM
12. 2026-06-02
    days on market $109,900 Active 12 DOM
13. 2026-06-01
    days on market $109,900 Active 11 DOM
14. 2026-05-31
    days on market $109,900 Active 10 DOM
15. 2026-05-30
    days on market $109,900 Active 9 DOM
16. 2026-05-21
    listed $109,900 Active

ⓘ 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: $1,711 · $143/mo
• Projected year-2 tax: $1,711 · $143/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: $13,862
• − Mortgage interest: −$5,596
• − Property taxes: −$1,711
• − Insurance: −$500
• − Repairs & maintenance: −$1,109
• − Management: −$1,109
• − Depreciation: −$2,906
• Taxable income: $932
• Est. tax owed @ 24.0%: −$224
• After-tax cash flow: $2,231/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

1 event — show timeline

• 2026-05-21 Listed $109,900 NORIS

Property tax history

+2.4%/yr

Latest (2025): $1,711 · +0.2% YoY. Source: county tax records.