917 Eleanor Ave · Toledo, OH 43612

$114,900

2 bd · 1.0 ba · 776 sqft · SingleFamily public records · 50 Days on market

Built 1951 3,600 sqft lot $148/sqft · 18% above area Est $98k · 18% over

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Why this score? — see what drove the F 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 +11.5/30.0
• Rent growth +4.0/5.0
• DSCR +3.4/10.0
• Livability +3.3/5.0
• 1% rule +3.2/10.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Beautiful 3 bedroom, 2 bathroom home in a desirable location. This property features a spacious main level with a living room and dining room, along with a full basement offering additional storage or potential. Well-maintained with long-term tenants in place since 2018, making it a great investment opportunity. * * Showings only with accepted offer * *

Key facts

• 3,600 sq ft lot
• Built 1951
• Listed 50 days

Property features AI

Exterior

• Parking: Alley access; Driveway
• Utilities: Electricity available; Natural gas available; Public water; Sanitary sewer
• Home design: Single-family residence (house); Two stories; No common walls; Entry level includes main and upper levels
• Construction: Aluminum siding; Steel siding; Combination foundation
• Exterior features: Shingle roof

Interior

• Kitchen: Refrigerator; Water heater
• Bedrooms: Primary bedroom on upper level; Two additional bedrooms on main level
• Flooring: Carpet; Vinyl
• Bathrooms: 2 bathrooms
• Heating & cooling: Forced air heating; Natural gas heating
• Interior features: Primary bathroom; Full basement
• Laundry & utility: Laundry area (other)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $-39 ($-466/yr) — negative.
• To cash-flow at today's rent, offer at most $108k (6.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $94k (18.1% below list).
• Recommended offer: $94k (18.1% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 7.6% in Toledo — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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); 92 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $794 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 50 days — a 3% lower offer ($111k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 12y 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 $75k; list at $115k implies a 53% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $94,149 (18.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. Built in 1951 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
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: 0.82% ✗
• Cap rate: 5.89%
• Cash-on-cash: -1.45%
• DSCR: 0.94
• GRM: 10.2

CMA / ARV

• ARV (median comp): $97,705
• List price: $114,900
• Delta: 17.60%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4139 Caroline Ave	0.45mi	2/1.0	786 (+1%)	4mo	$75,000	$95	74
713 W Capistrano Ave	0.43mi	2/2.0	800 (+3%)	2mo	$133,615	$167	69
318 Sunset Blvd	0.59mi	2/1.0	758 (-2%)	2mo	$98,000	$129	67
4139 Walker Ave	0.30mi	2/1.0	868 (+12%)	0mo	$73,000	$84	66
504 Eleanor Ave	0.38mi	2/1.0	844 (+9%)	4mo	$83,500	$99	64
5127 Homeside Ave	0.73mi	2/1.0	748 (-4%)	3mo	$120,000	$160	57
1202 Cribb St	0.47mi	2/1.0	672 (-13%)	1mo	$106,000	$158	55
331 W Crawford Ave	0.72mi	2/1.0	702 (-10%)	1mo	$90,000	$128	50
334 Waggoner Blvd	0.55mi	2/1.0	672 (-13%)	3mo	$112,000	$167	49
326 Waggoner Blvd	0.57mi	2/1.0	672 (-13%)	5mo	$100,000	$149	47
218 Waggoner Blvd	0.68mi	2/1.0	672 (-13%)	2mo	$99,000	$147	44
5053 Ford Ave	0.69mi	3/1.5 (+1)	864 (+11%)	4mo	$160,000	$185	38

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: -15.4%
• Equity multiple: 0.44×
• Total profit: $-18,150
• Equity at exit: $17,132

10-year hold

• IRR: -2.5%
• Equity multiple: 0.81×
• Total profit: $-6,142
• Equity at exit: $9,934

Cash invested: $32,172 (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: 10.2×

Monthly cashflow live

• Estimated rent: $941 high
• Mortgage (P&I): −$603
• Tax from tax record: −$132 /mo · $1,587/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$198
• Net cashflow: $-39

Break-even live

Break-even rent $991

Max offer price $108,033

Occupancy floor 99%

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: $28,725
• Closing costs: $3,447
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4412 Packard Rd Toledo, OH	2.0	1.0	672	$900	$1.34	13d	1	0.38mi
4158 Mayfield Dr Toledo, OH	2.0	1.0	960	$850	$0.89	13d	1	0.38mi
4220 Caroline Ave Toledo, OH	3.0	1.0	944	$1,095	$1.16	43d	1	0.43mi
4039 Vermaas Ave Toledo, OH	1.0	1.0	612	$675	$1.10	43d	1	0.46mi
4039 Vermaas Ave Toledo, OH	2.0	1.0	900	$900	$1.00	23d	1	0.46mi
4013 Caroline Ave Toledo, OH	1.0	1.0	840	$800	$0.95	21d	1	0.56mi
823 Custer Dr Unit Upstairs Toledo, OH	2.0	1.0	700	$925	$1.32	13d	1	0.58mi
1338 Crestwood Rd Toledo, OH	3.0	1.0	1000	$1,250	$1.25	13d	1	0.59mi
3950 Woodhaven Dr Toledo, OH	2.0	1.0	1072	$745	$0.69	23d	1	0.62mi
244 Sunset Blvd Toledo, OH	2.0	1.0	726	$1,045	$1.44	21d	1	0.63mi
3915 Willys Pkwy Unit 3915 Toledo, OH	3.0	1.0	1080	$800	$0.74	21d	1	0.75mi
3812 Drexel Dr Apt 2 Toledo, OH	1.0	1.0	950	$773	$0.81	23d	1	0.75mi
3805 Berkeley Unit 3 Toledo, OH	1.0	1.0	700	$735	$1.05	13d	1	0.76mi
5207 Bennett Rd Toledo, OH	2.0	2.0	1109	$1,200	$1.08	13d	1	0.86mi
3615 Berkeley Dr Toledo, OH	3.0	1.0	1096	$1,400	$1.28	13d	1	0.88mi
927 W Northgate Pkwy Toledo, OH	2.0	1.0	896	$1,100	$1.23	13d	1	0.97mi
3901 Leybourn Ave Toledo, OH	3.0	1.0	840	$1,150	$1.37	23d	1	1.02mi
3541 Willys Pkwy Toledo, OH	3.0	1.0	1113	$1,400	$1.26	43d	1	1.03mi
3817 Burton Ave Toledo, OH	3.0	1.0	754	$1,015	$1.35	21d	1	1.12mi
1489 Berdan Ave Toledo, OH	3.0	1.0	1068	$1,250	$1.17	43d	1	1.12mi
4435 Jackman Rd Toledo, OH	1.0–2.0	1.0	725	$922	$1.27	13d	3	1.14mi
5527 Lewis Ave Toledo, OH	1.0	1.0	654	$622	$0.95	43d	1	1.17mi
3940 Jackman Rd Unit B Toledo, OH	1.0	1.0	600	$650	$1.08	43d	1	1.21mi
3801 Torrance Dr Unit 3801 4 Toledo, OH	1.0	1.0	750	$600	$0.80	23d	1	1.23mi
1733 Christian Ave Unit 5 Toledo, OH	2.0	1.0	839	$700	$0.83	43d	1	1.37mi
1733 Christian Ave Unit 2 Toledo, OH	1.0	1.0	839	$600	$0.72	23d	1	1.37mi
1732 Talbot St Toledo, OH	2.0	1.0	840	$995	$1.18	23d	1	1.43mi
5317 Jackman Rd Unit 4 Toledo, OH	2.0	1.0	625	$655	$1.05	23d	1	1.43mi
1801 Christian Ave Toledo, OH	1.0–2.0	1.0	750	$939	$1.25	13d	1	1.44mi

Listing history 22 events

1. 2026-06-18
   days on market $114,900 Active 50 DOM
2. 2026-06-17
   days on market $114,900 Active 49 DOM
3. 2026-06-16
   days on market $114,900 Active 48 DOM
4. 2026-06-15
   days on market $114,900 Active 47 DOM
5. 2026-06-14
   days on market $114,900 Active 45 DOM
6. 2026-06-10
   days on market $114,900 Active 42 DOM
7. 2026-06-09
   days on market $114,900 Active 41 DOM
8. 2026-06-08
   days on market $114,900 Active 40 DOM
9. 2026-06-07
   days on market $114,900 Active 39 DOM
10. 2026-06-05
    days on market $114,900 Active 36 DOM
11. 2026-06-03
    days on market $114,900 Active 35 DOM
12. 2026-06-02
    days on market $114,900 Active 34 DOM
13. 2026-06-01
    days on market $114,900 Active 33 DOM
14. 2026-05-31
    days on market $114,900 Active 32 DOM
15. 2026-05-30
    days on market $114,900 Active 31 DOM
16. 2026-04-29
    listed $114,900 Active 352-char remark
17. 2015-03-17
    historical
18. 2014-03-20
    listed $39,900
19. 2008-02-21
    soldstatus $75,000
20. 1998-05-21
    soldstatus $53,000
21. 1988-12-14
    soldstatus $35,000
22. 1985-06-03
    soldstatus $35,000

ⓘ 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: $1,587 · $132/mo
• Projected year-2 tax: $1,690 · $141/mo
• Expected delta: +$103/yr (+$9/mo · 6.5%)

ⓘ 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: $11,298
• − Mortgage interest: −$6,436
• − Property taxes: −$1,587
• − Insurance: −$574
• − Repairs & maintenance: −$904
• − Management: −$904
• − Depreciation: −$3,343
• Taxable loss: −$2,450
• Est. tax savings @ 24.0%: +$588
• After-tax cash flow: $121/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

+228.3% since first listed

7 events — show timeline

• 2026-04-29 Listed $114,900 NORIS
• 2015-03-17 Listing Removed — NORIS
• 2014-03-20 Listed $39,900 NORIS
• 2008-02-21 Sold (Public Records) $75,000 Public Records
• 1998-05-21 Sold (Public Records) $53,000 Public Records
• 1988-12-14 Sold (Public Records) $35,000 Public Records
• 1985-06-03 Sold (Public Records) $35,000 Public Records

Property tax history

+3.4%/yr

Latest (2025): $1,587 · +26.9% YoY. Source: county tax records.