811 N University Ave · Toledo, OH 43607

$55,000

2 bd · 1.0 ba · 864 sqft · SingleFamily public records · 190 Days on market

Built 1917 3,598 sqft lot $64/sqft · at area comps Est $54k · at est.

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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 +7.1/15.0
• Rent growth +4.5/5.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Come check out this 2 Bedroom Home located near the University of Toledo. Property is vacant currently and needs some TLC to make move-in ready. Property is being sold "as-is". Please use showing time to schedule showings

Key facts

• 3,598 sq ft lot
• Parking
• Built 1917

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $433 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Recommended offer: $48k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.7% vs local median 7.7% 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-, schools D-, crime 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.
• Market conditions: Rents rising fast (+8.2%/yr); 85 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 65% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $380 of loan paydown is wiped out by about $2k 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 + 8.0% rent growth), your $15k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 190 days — a 12% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $24k; list at $55k implies a 134% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1917 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $48,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 190 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1917 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
8. 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.
9. 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: 1.87% ✓
• Cap rate: 15.74%
• Cash-on-cash: 33.75%
• DSCR: 2.50
• GRM: 4.4

CMA / ARV

• ARV (median comp): $54,479
• List price: $55,000
• Delta: 0.96%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
908 Coventry Ave	0.07mi	2/1.0	860 (-0%)	6mo	$55,000	$64	91
824 N University Ave	0.03mi	3/1.0 (+1)	797 (-8%)	1mo	$60,000	$75	80
726 Marmion Ave	0.31mi	2/1.0	924 (+7%)	6mo	$32,000	$35	69
744 N University Ave	0.04mi	2/1.0	966 (+12%)	18mo	$61,200	$63	64
806 Evesham Ave	0.18mi	2/1.5	770 (-11%)	10mo	$85,000	$110	63
616 Waverly Ave	0.39mi	2/1.0	770 (-11%)	2mo	$53,900	$70	62
628 Waverly Ave	0.38mi	2/1.0	792 (-8%)	9mo	$48,500	$61	61
1024 Coventry Ave	0.15mi	2/1.0	748 (-13%)	17mo	$31,000	$41	57
1720 Perth St	0.60mi	2/1.0	808 (-6%)	12mo	$96,000	$119	51
1320 Fairlawn Ave	0.54mi	3/1.0 (+1)	886 (+2%)	18mo	$55,000	$62	50
1702 Alvin St	0.58mi	2/1.0	990 (+15%)	4mo	$98,000	$99	45
1730 Wyndhurst Rd	0.65mi	2/2.0	806 (-7%)	20mo	$100,000	$124	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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 34.6%
• Equity multiple: 2.57×
• Total profit: $24,135
• Equity at exit: $8,201

10-year hold

• IRR: 44.1%
• Equity multiple: 6.28×
• Total profit: $81,380
• Equity at exit: $4,755

Cash invested: $15,400 (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 43607

• Home prices YoY: -27.5%
• Rents YoY: 8.2%
• Active inventory: 85
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,030 high
• Mortgage (P&I): −$288
• Tax from tax record: −$69 /mo · $831/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$216
• Net cashflow: $433

Break-even live

Break-even rent $482

Max offer price $55,000

Occupancy floor 53%

Sensitivity live

Price	-10% $464	-5% $449	+0% $433	+5% $418	+10% $402
Rent	-10% $352	-5% $392	+0% $433	+5% $474	+10% $515
Rate	-1.0pp $461	-0.5pp $447	base $433	+0.5pp $419	+1.0pp $404

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1133 Parkside Blvd Toledo, OH	2.0	1.0	960	$850	$0.89	45d	1	0.21mi
1785 Tecumseh St Toledo, OH	2.0	1.0	930	$900	$0.97	45d	1	0.63mi
932 Turner Ave Toledo, OH	2.0	1.0	960	$1,295	$1.35	15d	1	0.77mi
1919 Kensington Rd Toledo, OH	1.0	1.0	680	$775	$1.14	22d	1	0.84mi
2030 Wyndhurst Rd Toledo, OH	2.0	1.0	1042	$950	$0.91	45d	1	0.85mi
2637 Greenway St Toledo, OH	2.0	1.0	1082	$900	$0.83	45d	1	0.95mi
2314 Airline Ave Toledo, OH	3.0	1.0	1123	$1,478	$1.32	24d	1	0.99mi
2445 W Bancroft St Unit 2445-15 Toledo, OH	1.0	1.0	557	$625	$1.12	45d	1	1.00mi
2535 W Bancroft St Unit 8 Toledo, OH	2.0	1.0	900	$895	$0.99	45d	1	1.03mi
307 Danberry St Toledo, OH	2.0	1.0	988	$950	$0.96	45d	1	1.03mi
2250 Torrey Hill Dr Unit 2254-5 Toledo, OH	1.0	1.0	563	$770	$1.37	45d	1	1.14mi
2322 Upton Ave Toledo, OH	3.0	1.0	1000	$1,300	$1.30	45d	1	1.33mi
1700 Secor Rd Toledo, OH	1.0–2.0	1.0	790	$1,199	$1.52	15d	1	1.34mi
2356 Torrey Hill Dr Unit 11 Toledo, OH	2.0	1.0	1050	$800	$0.76	45d	1	1.36mi
1738 Milburn Ave Toledo, OH	2.0	1.0	1016	$650	$0.64	24d	1	1.38mi
1919 Ottawa Dr Unit 7 Toledo, OH	2.0	1.0	900	$800	$0.89	45d	1	1.38mi
1521 Emma St Unit LABS 1521 Emma St, B 43051619729 Toledo, OH	1.0	1.0	975	$900	$0.92	45d	1	1.41mi
2347 Rosedale Ave Toledo, OH	2.0	1.0	767	$875	$1.14	45d	1	1.44mi
3414 Dorr St Toledo, OH	1.0–2.0	1.0–1.5	570	$825	$1.45	24d	5	1.46mi
581 Colima Dr Toledo, OH	2.0	1.0	900	$1,100	$1.22	15d	1	1.47mi

Listing history 8 events

1. 2026-05-31
   statusdays on market $55,000 Pending 190 DOM
2. 2026-05-30
   days on market $55,000 Active 189 DOM
3. 2026-05-13
   historical Contingent 231-char remark

   Show marketing remark (231 chars)

   Come check out this 2 Bedroom Home located near the University of Toledo. Property is vacant currently and needs some TLC to make move-in ready. Property is being sold "as-is". Please use showing time to schedule showings

4. 2026-03-24
   price $55,000 231-char remark

   Show marketing remark (231 chars)

   Come check out this 2 Bedroom Home located near the University of Toledo. Property is vacant currently and needs some TLC to make move-in ready. Property is being sold "as-is". Please use showing time to schedule showings

5. 2026-02-03
   price $60,000 231-char remark

   Show marketing remark (231 chars)

   Come check out this 2 Bedroom Home located near the University of Toledo. Property is vacant currently and needs some TLC to make move-in ready. Property is being sold "as-is". Please use showing time to schedule showings

6. 2025-11-22
   listed $70,000 Active 231-char remark

   Show marketing remark (231 chars)

   Come check out this 2 Bedroom Home located near the University of Toledo. Property is vacant currently and needs some TLC to make move-in ready. Property is being sold "as-is". Please use showing time to schedule showings

7. 2016-06-01
   soldstatus $23,500
8. 1992-09-17
   soldstatus $5,500

ⓘ 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: $831 · $69/mo
• Projected year-2 tax: $845 · $70/mo
• Expected delta: +$13/yr (+$1/mo · 1.6%)

ⓘ 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,361
• − Mortgage interest: −$3,081
• − Property taxes: −$831
• − Insurance: −$275
• − Repairs & maintenance: −$989
• − Management: −$989
• − Depreciation: −$1,600
• Taxable income: $4,596
• Est. tax owed @ 24.0%: −$1,103
• After-tax cash flow: $4,095/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): 19,469
• Household income: $41,335
• Rent vs Own: 50.8% rent · 49.2% own
• Severe rent burden: 1157.0

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 0.57)
• Race & ethnicity: Black 59% White 27% Two or more races 6% Hispanic / Latino 6% Asian 3%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2%
• Common ancestry: Lithuanian 2% Romanian 2% Slovak 1%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Other Indo-European 1% Spanish 1% Russian/Polish/Slavic 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: ▼ -66.58%
• Current HPI: 175.2772
• Rent YoY: ▲ 8.19%
• 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

+900.0% since first listed

6 events — show timeline

• 2026-05-13 Contingent — NORIS
• 2026-03-24 Price Changed $55,000 NORIS
• 2026-02-03 Price Changed $60,000 NORIS
• 2025-11-22 Listed $70,000 NORIS
• 2016-06-01 Sold (Public Records) $23,500 Public Records
• 1992-09-17 Sold (Public Records) $5,500 Public Records

Property tax history

+8.5%/yr

Latest (2025): $831 · +58.0% YoY. Source: county tax records.