101 Abbotswood Dr · Toledo, OH 43615

$50,000

3 bd · 1.5 ba · 1,189 sqft · SingleFamily public records · 23 Days on market

Built 1960 9,700 sqft lot

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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 +12.3/30.0
• ARV discount +7.5/15.0
• Schools +4.5/10.0
• DSCR +3.7/10.0
• Livability +3.3/5.0
• Rent growth +3.1/5.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Online Auction! Min Bid $50,000. Start bidding today. Auction ends on May 19th at 1:00PM . Open House Preview May 14th 4-6PM. Great location with incredible potential! This 3-bedroom, 2-bath ranch is located in the desirable Lincoln Green neighborhood and offers a solid opportunity for investors, flippers, or buyers looking to build equity. New furnace in 2024, fenced in dog run, shed, huge utility room and master bedroom with sliding doors. Don't miss out on a great chance to buy in Springfield Twp. Whether you're looking for your next project or a long-term investment, this property checks the boxes.

Key facts

• Fenced in dog run
• New furnace
• Great location

Tags

• GREAT LOCATION
• INCREDIBLE POTENTIAL
• NEW FURNACE
• FENCED IN DOG RUN
• HUGE UTILITY ROOM

Property features AI

Exterior

• Parking: Asphalt parking; 3 total parking spaces
• Utilities: Electricity connected (circuit breakers); Natural gas connected; Public water; Public sewer
• Home design: Single-family residence (house); One story; No shared/common walls; Living area reported from public records; Accessible approach with ramp
• Construction: Brick and wood siding construction; Slab foundation
• Exterior features: Shingle roof; Irregular lot; Paved city street frontage

Interior

• Kitchen: Electric range; Dishwasher; Refrigerator
• Bedrooms: Primary bedroom on main level; Bedroom 3 on main level; Total of 7 rooms
• Flooring: Carpet; Tile; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (natural gas); Window cooling units
• Interior features: Ceiling fans; Dual closets; Primary bathroom; Storage; Accessible approach with ramp
• Laundry & utility: Washer; Dryer; Water heater; Laundry on main level with accessible utilities

🔨 Auction listing. The $50,000 list price is a nominal opening bid, not a real ask — every metric below is computed on the estimated value $172,405 (ARV from comps), not the list price.

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $-458 ($-5k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $49k (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.
• Springfield Local (suburban): math 47% / reading 57% proficiency, ranked #404 of 656 in OH (top 62%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Dorr Street Elementary School (math 42% / reading 52%, grade D-, #942 of 1,584 statewide, top 61%, 393 students, 60% FRL); Springfield Middle School (math 44% / reading 53%, grade C-, #435 of 654 statewide, top 67%, 744 students, 81% FRL); Springfield High School (math 40% / reading 60%, grade D+, #384 of 781 statewide, top 49%, 922 students, 48% FRL).
• Market conditions: Rents rising (+2.6%/yr); 114 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 $1k of loan paydown is wiped out by about $5k 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 23 days — a 2% lower offer ($49k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $49,250 (1.5% 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. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.77% ✗
• Cap rate: 6.08%
• Cash-on-cash: -0.77%
• DSCR: 0.97
• GRM: 10.8

CMA / ARV

• ARV (on-the-fly): $172,405
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
250 Bonaparte Dr	0.52mi	3/1.5	1,152 (-3%)	4mo	$172,900	$150	67
34 Hilton Dr	0.33mi	3/1.5	1,176 (-1%)	23mo	$175,000	$149	64
6339 Hill Ave	0.36mi	2/1.0 (-1)	1,100 (-8%)	4mo	$125,000	$114	60
216 Bonaparte Dr	0.48mi	2/1.0 (-1)	1,104 (-7%)	1mo	$146,000	$132	58
28 Hilton Dr	0.33mi	3/1.0	1,290 (+8%)	14mo	$170,000	$132	57
6155 White Oak Dr	0.68mi	3/2.0	1,224 (+3%)	12mo	$250,000	$204	52
6317 Verna Dr	0.39mi	2/1.0 (-1)	1,126 (-5%)	18mo	$163,000	$145	51
6348 Hill Ave	0.35mi	2/1.0 (-1)	1,288 (+8%)	15mo	$168,000	$130	51
116 Lancaster Ave	0.31mi	2/1.0 (-1)	1,296 (+9%)	17mo	$93,800	$72	49
251 Rochelle Rd	0.59mi	2/1.0 (-1)	1,158 (-3%)	18mo	$135,000	$117	46
6058 Reo St	0.72mi	3/1.5	1,272 (+7%)	14mo	$220,000	$173	43
6239 Reo St	0.52mi	3/1.5	1,352 (+14%)	13mo	$217,500	$161	42

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: -37.5%
• Equity multiple: -0.19×
• Total profit: $-57,408
• Equity at exit: $25,706

10-year hold

• IRR: -57.3%
• Equity multiple: -0.84×
• Total profit: $-88,862
• Equity at exit: $14,906

Cash invested: $48,273 (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: 114
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $1,334 high
• Mortgage (P&I): −$904
• Tax from tax record: −$109 /mo · $1,307/yr
• Insurance: −$72
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$280
• Net cashflow: $-458

Break-even live

Break-even rent $1,913

Max offer price $91,581

Occupancy floor —

Sensitivity live

Price	-10% $-360	-5% $-409	+0% $-458	+5% $-506	+10% $-555
Rent	-10% $-563	-5% $-510	+0% $-458	+5% $-405	+10% $-352
Rate	-1.0pp $-371	-0.5pp $-414	base $-458	+0.5pp $-502	+1.0pp $-548

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: $43,101
• Closing costs: $5,172
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6535 Dorr St Toledo, OH	1.0–2.0	1.0–2.0	895	$1,000	$1.12	22d	1	0.97mi
1210 Country View Pl Toledo, OH	2.0	1.0–2.0	966	$1,130	$1.17	14d	1	1.17mi
1009 N Holland Sylvania Rd Toledo, OH	2.0–3.0	1.0–2.0	1130	$1,759	$1.56	14d	21	1.20mi
1230 Bedford Woods Dr Unit DR-8 Toledo, OH	2.0	1.0	756	$850	$1.12	44d	1	1.25mi
1800 N McCord Rd Toledo, OH	2.0	1.0	934	$900	$0.96	14d	1	1.30mi
5702 Angola Rd Toledo, OH	3.0	2.0	1056	$1,249	$1.18	24d	1	1.33mi
2150 N McCord Rd Toledo, OH	1.0–2.0	1.0	765	$1,315	$1.72	14d	6	1.34mi
2130 Country Trace Pl Toledo, OH	2.0	1.0–2.0	917	$1,050	$1.14	14d	1	1.43mi
6633 W Bancroft St Toledo, OH	1.0–3.0	1.0	941	$1,179	$1.25	14d	1	1.46mi

Listing history 2 events

1. 2026-05-20
   status Pending
2. 2026-04-27
   listed $50,000 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: $1,307 · $109/mo
• Projected year-2 tax: $1,307 · $109/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 6/10 Major FEMA zone AE · 72% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥99°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: $16,008
• − Mortgage interest: −$9,657
• − Property taxes: −$1,307
• − Insurance: −$5,981
• − Repairs & maintenance: −$1,281
• − Management: −$1,281
• − Depreciation: −$5,015
• Taxable loss: −$8,513
• Est. tax savings @ 24.0%: +$2,043
• After-tax cash flow: $-3,447/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: Springfield Local
• NCES district ID: 3904822
• Math proficiency: 47% ▼ -17.00%
• Reading proficiency: 57% ▼ -11.00%
• Median HH income: $54,807
• Composite: 44.87/100
• National rank: #2719
• State rank: #404 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

• 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

2 events — show timeline

• 2026-05-20 Pending — NORIS
• 2026-04-27 Listed $50,000 NORIS

Property tax history

+9.4%/yr

Latest (2025): $1,307 · +3.3% YoY. Source: county tax records.