568 Dover Pl · Toledo, OH 43605

$94,900

2 bd · 1.0 ba · 1,212 sqft · SingleFamily public records · 1 Days on market

Built 1925 4,600 sqft lot Est $124k · 23% 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 +24.7/30.0
• ARV discount +15.0/15.0
• DSCR +8.0/10.0
• 1% rule +5.8/10.0
• 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 MLS

SCREENED FRONT PORCH, LARGE FENCED YARD. NEEDS T.L.C. CALL FOR ADDENDUM WHEN WRITING OFFERS.

Key facts

• Full basement
• Back yard shed
• 4,600 sq ft lot

Tags

• FULL BASEMENT
• BACK YARD SHED
• SCREENED IN FRONT PORCH

Property features AI

Exterior

• Parking: Alley access; Gravel areas; Off-street parking; On-street parking
• Utilities: Cable available; Electricity connected (100 Amp service, circuit breakers); Natural gas connected; Public water; Public sewer (sanitary and storm); Internet available
• Home design: Single-family house; Two levels / 2 stories; Not attached to other structures; No common walls
• Construction: Frame construction with wood siding; Block foundation; Built year from public records
• Exterior features: Asphalt roof; Shed(s); City street frontage; Asphalt road surface

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: Upper-level bedrooms (Bedroom 2 and Bedroom 3); Additional upper-level bedroom (dimensions provided for an upper room)
• Flooring: Carpet; Plank flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas)
• Interior features: Ceiling fan(s); Storm windows; Total of 6 rooms; Full unfinished block basement
• Laundry & utility: Washer and dryer (laundry in basement); Water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $198 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).

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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 45% 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).
• This rent runs 31% of the median local income ($39k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $656 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 + 5.4% rent growth), your $27k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 9 sale attempts since 23y 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 $8k; list at $95k implies a 1016% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $94,900

Questions for the listing agent

1. Built in 1925 — 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: 1.08% ✓
• Cap rate: 8.80%
• Cash-on-cash: 8.95%
• DSCR: 1.40
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $123,624
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1940 Hurd St	0.23mi	3/1.0 (+1)	1,200 (-1%)	4mo	$99,900	$83	80
2003 Idaho St	0.20mi	3/1.0 (+1)	1,172 (-3%)	5mo	$120,000	$102	76
429 Dover Pl	0.17mi	3/1.0 (+1)	1,155 (-5%)	6mo	$66,000	$57	75
590 Sylvandale Ave	0.43mi	3/1.0 (+1)	1,193 (-2%)	4mo	$180,000	$151	69
1130 Earlwood Ave	0.48mi	3/1.5 (+1)	1,191 (-2%)	1mo	$185,000	$155	67
2017 Kelsey Ave	0.41mi	3/1.0 (+1)	1,152 (-5%)	1mo	$119,900	$104	66
256 Midvale Ave	0.51mi	3/1.0 (+1)	1,180 (-3%)	4mo	$137,300	$116	63
444 Raymer Blvd	0.56mi	2/1.5	1,283 (+6%)	5mo	$90,000	$70	58
358 Spring Grove Ave	0.50mi	3/1.0 (+1)	1,380 (+14%)	2mo	$110,000	$80	47
2601 Randall Dr	0.69mi	2/1.5	1,308 (+8%)	6mo	$210,700	$161	47
1133 Nevada St	0.71mi	2/1.0	1,044 (-14%)	4mo	$36,000	$34	40
641 Willard St	0.72mi	3/1.5 (+1)	1,352 (+12%)	7mo	$31,000	$23	34

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: -0.3%
• Equity multiple: 0.99×
• Total profit: $-263
• Equity at exit: $14,150

10-year hold

• IRR: 11.6%
• Equity multiple: 2.01×
• Total profit: $26,751
• Equity at exit: $8,205

Cash invested: $26,572 (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: 7.7×

Monthly cashflow live

• Estimated rent: $1,024 high
• Mortgage (P&I): −$498
• Tax from tax record: −$74 /mo · $884/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$215
• Net cashflow: $198

Break-even live

Break-even rent $773

Max offer price $94,900

Occupancy floor 76%

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: $23,725
• Closing costs: $2,847
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2129 Nevada St Toledo, OH	3.0	1.0	1352	$1,200	$0.89	14d	1	0.10mi
722 Coyne Ave Toledo, OH	2.0	1.0	900	$1,000	$1.11	14d	1	0.19mi
732 Coyne Ave Toledo, OH	3.0	1.0	968	$1,145	$1.18	14d	1	0.21mi
2074 Starr Ave Toledo, OH	3.0	1.0	1115	$1,025	$0.92	23d	1	0.25mi
571 Howland Ave Toledo, OH	2.0	1.0	874	$875	$1.00	44d	1	0.25mi
508 Howland Ave Toledo, OH	3.0	1.0	840	$1,000	$1.19	44d	1	0.29mi
1614 Nevada St Toledo, OH	2.0	1.0	1172	$1,000	$0.85	21d	1	0.41mi
557 Valleywood Dr Toledo, OH	3.0	1.0	848	$1,100	$1.30	44d	1	0.44mi
1505 Navarre Ave Toledo, OH	3.0	1.0	1331	$1,145	$0.86	44d	1	0.54mi
1311 Mason St Unit 2 Toledo, OH	1.0	1.0	950	$703	$0.74	14d	1	0.63mi
724 Plymouth St Toledo, OH	2.0	1.0	819	$750	$0.92	44d	1	0.67mi
724 Plymouth St Toledo, OH	1.0	1.0	850	$750	$0.88	14d	1	0.67mi
948 White St Toledo, OH	3.0	1.0	1024	$1,135	$1.11	14d	1	0.67mi
223 Valleywood Dr Toledo, OH	2.0	1.0	1098	$1,099	$1.00	23d	1	0.68mi
1123 Nevada St Toledo, OH	2.0	1.0	792	$900	$1.14	14d	1	0.71mi
1106 White St Toledo, OH	3.0	1.0	1200	$1,015	$0.85	14d	1	0.73mi
315 Parker Ave Unit 3 Toledo, OH	1.0	1.0	1029	$799	$0.78	23d	1	0.84mi
653 Oswald St Toledo, OH	2.0	1.0	920	$800	$0.87	44d	1	0.90mi
908 Forsythe St Unit Downstairs Toledo, OH	3.0	1.0	1164	$950	$0.82	44d	1	0.98mi
908 Forsythe St Unit Upstairs Toledo, OH	2.0	1.0	1164	$900	$0.77	14d	1	0.98mi
1103 S Wheeling St Oregon, OH	2.0	1.0	825	$1,049	$1.27	44d	1	1.00mi
1205 Liberty St Unit NA Toledo, OH	3.0	1.0	864	$1,195	$1.38	44d	1	1.03mi
221 Licking St Unit 2 Toledo, OH	3.0	1.0	1048	$1,099	$1.05	23d	1	1.04mi
1306 Mott Ave Toledo, OH	3.0	1.5	1282	$1,149	$0.90	44d	1	1.08mi
1305 Mott Ave Toledo, OH	3.0	1.0	1080	$1,000	$0.93	44d	1	1.10mi
420 Platt St Toledo, OH	2.0	1.0	1499	$685	$0.46	21d	1	1.10mi
414 Platt St Unit ST-3 Toledo, OH	3.0	1.0	1500	$1,150	$0.77	23d	1	1.10mi
414 Platt St Unit ST-1 Toledo, OH	1.0	1.0	800	$800	$1.00	44d	1	1.10mi
912 Willow Ave Toledo, OH	1.0	1.0	900	$850	$0.94	44d	1	1.15mi
128 Carbon St Toledo, OH	3.0	1.0	1113	$1,200	$1.08	23d	1	1.17mi
451 5th St Apt 1 Toledo, OH	1.0	1.0	850	$650	$0.76	44d	1	1.17mi
946 Butler St Toledo, OH	2.0	1.0	944	$650	$0.69	44d	1	1.24mi
2750 Pickle Rd Oregon, OH	2.0	1.0	800	$1,434	$1.79	23d	1	1.24mi
2750 Pickle Rd Oregon, OH	2.0	1.0	800	$953	$1.19	14d	1	1.24mi
537 Potter St Toledo, OH	1.0	1.0	1000	$600	$0.60	44d	1	1.25mi
537 Potter St Toledo, OH	2.0	1.0	1200	$625	$0.52	23d	1	1.25mi
1848 Genesee St Toledo, OH	3.0	1.0	1069	$1,200	$1.12	44d	1	1.25mi
1848 Genesee St Toledo, OH	3.0	1.0	1069	$1,300	$1.22	23d	1	1.25mi
470 2nd St Unit 1 Toledo, OH	2.0	1.0	950	$799	$0.84	44d	1	1.28mi
1537 Carlyle St Toledo, OH	2.0	1.0	800	$800	$1.00	23d	1	1.29mi

Listing history 2 events

1. 2026-06-17
   remarks 380-char remark
2. 2026-06-17
   listed $94,900 Active 1 DOM

ⓘ 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: $884 · $74/mo
• Projected year-2 tax: $1,182 · $99/mo
• Expected delta: +$298/yr (+$25/mo · 33.8%)

ⓘ 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: $12,290
• − Mortgage interest: −$5,316
• − Property taxes: −$884
• − Insurance: −$474
• − Repairs & maintenance: −$983
• − Management: −$983
• − Depreciation: −$2,761
• Taxable income: $889
• Est. tax owed @ 24.0%: −$213
• After-tax cash flow: $2,166/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

+111.4% since first listed

22 events — show timeline

• 2026-06-17 Listed $94,900 NORIS
• 2026-06-13 Price Changed $44,900 NORIS
• 2025-10-09 Price Changed $30,000 NORIS
• 2012-01-19 Sold (MLS) $8,500 NORIS
• 2011-10-25 Listed $8,500 NORIS
• 2007-02-28 Sold (Public Records) $71,500 Public Records
• 2006-11-20 Sold (MLS) $30,000 NORIS
• 2006-09-25 Listed $33,000 NORIS
• 2006-09-16 Listing Removed — NORIS
• 2006-06-14 Listing Removed — NORIS
• 2006-06-06 Listed $33,000 NORIS
• 2006-03-14 Listed $39,000 NORIS
• 2006-03-12 Listing Removed — NORIS
• 2006-02-13 Listed $48,000 NORIS
• 2006-02-12 Listing Removed — NORIS
• 2006-01-13 Listed $48,000 NORIS
• 2006-01-12 Listing Removed — NORIS
• 2005-10-12 Listed $50,400 NORIS
• 2003-04-01 Sold (Public Records) $47,500 Public Records
• 2003-03-28 Sold (MLS) $47,500 NORIS
• 2003-02-22 Price Changed $47,500 NORIS
• 2003-02-05 Listed $44,900 NORIS

Property tax history

-0.5%/yr

Latest (2025): $884 · +1.7% YoY. Source: county tax records.