209 Willamont Rd · Toledo, OH 43612

$49,000

3 bd · 1.0 ba · 792 sqft · SingleFamily public records · 28 Days on market

Built 1952 4,500 sqft lot

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +4.0/5.0
• Schools +3.5/10.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

3-bedroom 1-full bath ranch in Washington local schools. Minimum bid auction only $49,000 on Wednesday June 17th, 2026 @ 3 PM! Preview and registration will open at 2 PM. Come bid your price!

Key facts

• 4,500 sq ft lot
• 2 parking spots
• Built 1952

Property features AI

Exterior

• Parking: Driveway with space for 2 vehicles
• Utilities: Electricity connected; Natural gas connected; Public water; Sanitary sewer connected
• Home design: Single-family residence; One story
• Construction: Aluminum siding and brick exterior; Slab foundation; Built as a residential single-family home
• Exterior features: Shingle roof

Interior

• Bedrooms: Bedroom 2 on the main level (approx. 12 x 10); Bedroom 3 on the main level (approx. 12 x 10)
• Flooring: Other flooring
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Five total rooms; Other interior features
• Laundry & utility: Laundry located inside the home

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $49k.

Deal economics

• At list price, monthly cash flow is $559 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $49k).
• Recommended offer: $48k (1.5% below list) — sets the bar for market timing.
• Cap rate 20.0% vs local median 7.6% in Toledo — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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.
• Washington Local (urban): math 37% / reading 47% proficiency, ranked #528 of 656 in OH (top 80%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Greenwood Elementary School (math 34% / reading 41%, grade F, #1,083 of 1,584 statewide, top 69%, 526 students, 66% FRL); Whitmer High School (math 38% / reading 48%, grade F, #494 of 781 statewide, top 63%, 2,247 students, 42% FRL).
• Market conditions: Rents rising fast (+6.0%/yr); 92 active listings in the ZIP; 8 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 $339 of loan paydown is wiped out by about $1k 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 $14k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($48k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $48,265 (1.5% below list)

Questions for the listing agent

1. Built in 1952 — 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: 2.35% ✓
• Cap rate: 19.98%
• Cash-on-cash: 48.88%
• DSCR: 3.18
• GRM: 3.5

CMA / ARV

• ARV (on-the-fly): $110,088
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
210 Willamont Rd	0.03mi	2/1.0 (-1)	825 (+4%)	10mo	$122,000	$148	78
317 Willamont Rd	0.11mi	2/1.0 (-1)	763 (-4%)	7mo	$111,000	$145	78
206 Willamont Rd	0.03mi	2/1.0 (-1)	825 (+4%)	17mo	$75,000	$91	72
242 E Northgate Pkwy	0.06mi	3/1.0	864 (+9%)	12mo	$124,900	$145	72
326 Orville Dr	0.16mi	2/1.0 (-1)	676 (-15%)	3mo	$92,000	$136	60
305 Warrington Rd	0.10mi	2/1.0 (-1)	708 (-11%)	19mo	$135,000	$191	57
324 E Northgate Pkwy	0.12mi	2/1.0 (-1)	875 (+10%)	20mo	$146,000	$167	56
415 W Northgate Pkwy	0.57mi	3/1.0	875 (+10%)	11mo	$116,850	$134	47
401 Mayfair Blvd	0.58mi	2/1.0 (-1)	725 (-8%)	15mo	$90,000	$124	42
331 W Crawford Ave	0.75mi	2/1.0 (-1)	702 (-11%)	1mo	$90,000	$128	40
54 W Poinsetta Ave	0.67mi	2/2.0 (-1)	720 (-9%)	19mo	$100,000	$139	29

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: 49.9%
• Equity multiple: 3.28×
• Total profit: $31,272
• Equity at exit: $7,306

10-year hold

• IRR: 56.6%
• Equity multiple: 7.48×
• Total profit: $88,841
• Equity at exit: $4,237

Cash invested: $13,720 (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: 3.5×

Monthly cashflow live

• Estimated rent: $1,151 high
• Mortgage (P&I): −$257
• Tax from tax record: −$73 /mo · $876/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $559

Break-even live

Break-even rent $443

Max offer price $49,000

Occupancy floor 46%

Sensitivity live

Price	-10% $587	-5% $573	+0% $559	+5% $545	+10% $531
Rent	-10% $468	-5% $513	+0% $559	+5% $604	+10% $650
Rate	-1.0pp $584	-0.5pp $571	base $559	+0.5pp $546	+1.0pp $533

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: $12,250
• Closing costs: $1,470
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5207 Bennett Rd Toledo, OH	2.0	2.0	1109	$1,200	$1.08	14d	1	0.70mi
540 W Alexis Rd Toledo, OH	1.0–2.0	1.0	725	$944	$1.30	14d	14	0.94mi
244 Sunset Blvd Toledo, OH	2.0	1.0	726	$1,045	$1.44	22d	1	0.94mi
823 Custer Dr Unit Upstairs Toledo, OH	2.0	1.0	700	$925	$1.32	14d	1	1.06mi
927 W Northgate Pkwy Toledo, OH	2.0	1.0	896	$1,100	$1.23	14d	1	1.09mi
4412 Packard Rd Toledo, OH	2.0	1.0	672	$900	$1.34	14d	1	1.24mi
4406 Asbury Dr Toledo, OH	4.0	2.0	1089	$1,550	$1.42	14d	1	1.40mi
4220 Caroline Ave Toledo, OH	3.0	1.0	944	$1,095	$1.16	44d	1	1.43mi

Listing history 16 events

1. 2026-06-18
   days on market $49,000 Active 28 DOM
2. 2026-06-17
   days on market $49,000 Active 27 DOM
3. 2026-06-16
   days on market $49,000 Active 26 DOM
4. 2026-06-15
   days on market $49,000 Active 25 DOM
5. 2026-06-14
   days on market $49,000 Active 23 DOM
6. 2026-06-13
   days on market $49,000 Active 22 DOM
7. 2026-06-10
   days on market $49,000 Active 20 DOM
8. 2026-06-09
   days on market $49,000 Active 19 DOM
9. 2026-06-08
   days on market $49,000 Active 18 DOM
10. 2026-06-07
    days on market $49,000 Active 17 DOM
11. 2026-06-03
    days on market $49,000 Active 13 DOM
12. 2026-06-02
    days on market $49,000 Active 12 DOM
13. 2026-06-01
    days on market $49,000 Active 11 DOM
14. 2026-05-31
    days on market $49,000 Active 10 DOM
15. 2026-05-30
    days on market $49,000 Active 9 DOM
16. 2026-05-21
    listed $49,000 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: $876 · $73/mo
• Projected year-2 tax: $876 · $73/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 · 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: $13,811
• − Mortgage interest: −$2,745
• − Property taxes: −$876
• − Insurance: −$245
• − Repairs & maintenance: −$1,105
• − Management: −$1,105
• − Depreciation: −$1,425
• Taxable income: $6,311
• Est. tax owed @ 24.0%: −$1,515
• After-tax cash flow: $5,192/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: Washington Local
• NCES district ID: 3904823
• Math proficiency: 37% ▼ -20.00%
• Reading proficiency: 47% ▼ -11.00%
• Median HH income: $42,105
• Composite: 35.36/100
• National rank: #4957
• State rank: #528 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 $49,000 NORIS

Property tax history

+3.1%/yr

Latest (2025): $876 · +0.8% YoY. Source: county tax records.