442 Walbridge Ave · Toledo, OH 43609

$62,300

2 bd · 1.0 ba · 1,107 sqft · SingleFamily public records · 23 Days on market

Built 1892 3,700 sqft lot $56/sqft · 21% above area Est $51k · 21% over

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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
• Appreciation +5.4/10.0
• Rent growth +4.5/5.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

Nice 3 Bedroom Rental. Great price and time to become a landlord with this turnkey property. Currently rented at $475 per month.

Key facts

• Close to 75
• Fenced rear yard
• 3,700 sq ft lot

Tags

• FENCED REAR YARD
• NEAR GOLDEN RULE PARK
• CLOSE TO 75

Property features AI

Exterior

• Parking: Alley access; On-street parking
• Utilities: Electricity connected; Natural gas connected; Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: Metal siding; Block foundation; Built as a single-story home
• Exterior features: Asphalt roof

Interior

• Kitchen: Kitchen (approx. 10 x 10)
• Bedrooms: Bedroom sizes include a 9 x 9 and a 10 x 8 (additional bedroom/bonus room present)
• Flooring: Carpet; Combination flooring; Plank flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Natural gas heating
• Interior features: Storage; Basement
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $62k.

Deal economics

• At list price, monthly cash flow is $391 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $62k).
• Recommended offer: $61k (1.5% below list) — sets the bar for market timing.
• Cap rate 13.8% 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.
• 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: Marshall Stemm Academy (math 2% / reading 8%, grade F, #1,554 of 1,584 statewide, top 100%, 374 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 (+7.8%/yr); 99 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 52% 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

• In year one you build about $898 of equity ($431 loan paydown + $467 appreciation (0.8% local appreciation)).
• Lucas County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (0.8% appreciation + 7.8% rent growth), your $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($61k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 17y 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 $40k; list at $62k implies a 56% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1892 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $61,365 (1.5% below list)

Questions for the listing agent

1. Built in 1892 — 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: 1.69% ✓
• Cap rate: 13.82%
• Cash-on-cash: 26.88%
• DSCR: 2.20
• GRM: 4.9

CMA / ARV

• ARV (median comp): $51,302
• List price: $62,300
• Delta: 21.44%
• 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
251 Knower St	0.20mi	3/1.0 (+1)	1,119 (+1%)	4mo	$30,000	$27	80
511 Congress St	0.34mi	3/1.0 (+1)	1,109 (+0%)	6mo	$55,000	$50	74
517 Knower St	0.10mi	3/1.0 (+1)	966 (-13%)	1mo	$65,000	$67	69
204 South Ave	0.29mi	3/1.0 (+1)	1,204 (+9%)	1mo	$115,000	$96	66
717 Segur Ave	0.43mi	2/1.0	1,188 (+7%)	2mo	$79,000	$66	66
710 Western Ave	0.35mi	2/1.0	1,028 (-7%)	8mo	$72,500	$71	65
267 Leland Ave	0.17mi	2/1.0	969 (-12%)	9mo	$87,000	$90	64
518 South Ave	0.13mi	3/1.0 (+1)	1,255 (+13%)	6mo	$64,000	$51	62
223 Linden Pl	0.28mi	3/1.0 (+1)	1,242 (+12%)	12mo	$24,900	$20	52
837 Orchard St	0.65mi	3/1.0 (+1)	1,224 (+11%)	1mo	$19,000	$16	47
616 Pleasant Pl	0.37mi	3/1.5 (+1)	941 (-15%)	6mo	$45,000	$48	45
58 City Park	0.63mi	3/1.0 (+1)	1,008 (-9%)	7mo	$45,000	$45	45

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

0.75% appreciation · 7.8% rent growth · sell at horizon

5-year hold

• IRR: 33.0%
• Equity multiple: 2.76×
• Total profit: $30,628
• Equity at exit: $20,460

10-year hold

• IRR: 38.2%
• Equity multiple: 6.37×
• Total profit: $93,677
• Equity at exit: $26,574

Cash invested: $17,444 (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 43609

• Home prices YoY: 0.3%
• Rents YoY: 7.8%
• Active inventory: 99
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,050 high
• Mortgage (P&I): −$327
• Tax from tax record: −$87 /mo · $1,038/yr
• Insurance: −$26
• HOA: −$0
• Vacancy / Maint / Mgmt: −$221
• Net cashflow: $391

Break-even live

Break-even rent $556

Max offer price $62,300

Occupancy floor 58%

Sensitivity live

Price	-10% $426	-5% $408	+0% $391	+5% $373	+10% $355
Rent	-10% $308	-5% $349	+0% $391	+5% $432	+10% $474
Rate	-1.0pp $422	-0.5pp $407	base $391	+0.5pp $375	+1.0pp $358

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: $15,575
• Closing costs: $1,869
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
244 Knower St Toledo, OH	3.0	1.0	1120	$995	$0.89	14d	1	0.22mi
827 Colburn St Toledo, OH	2.0	1.0	1092	$750	$0.69	44d	1	0.54mi
837 Colburn St Unit 2 Toledo, OH	2.0	1.0	1158	$695	$0.60	24d	1	0.56mi
837 Colburn St Unit 1 Toledo, OH	2.0	1.0	1178	$700	$0.59	44d	1	0.56mi
771 Orchard St Unit 7715 Toledo, OH	2.0	1.0	1086	$645	$0.59	24d	1	0.59mi
337 Broadway St Unit 201 Toledo, OH	2.0	1.0	1455	$1,650	$1.13	24d	1	0.64mi
34 S Erie St Unit 202 Toledo, OH	1.0	1.0	894	$1,275	$1.43	24d	1	1.10mi
34 S Erie St Unit 107 Toledo, OH	1.0	1.0	1103	$1,300	$1.18	24d	1	1.10mi
34 S Erie St Unit 409 Toledo, OH	1.0	1.0	930	$1,375	$1.48	44d	1	1.10mi
34 S Erie St Apt 602 Toledo, OH	1.0	1.0	894	$1,315	$1.47	44d	1	1.10mi
34 S Erie St Unit 611 Toledo, OH	1.0	1.0	990	$1,300	$1.31	44d	1	1.10mi
34 S Erie St Unit 209 Toledo, OH	1.0	1.0	930	$1,375	$1.48	24d	1	1.11mi
15 S Ontario St Apt 409 Toledo, OH	1.0	1.0	984	$1,695	$1.72	44d	1	1.15mi
1 S Erie St Toledo, OH	1.0	1.0	846	$1,410	$1.67	14d	1	1.16mi
20 Greenwood Ave Toledo, OH	3.0	1.0	1496	$1,150	$0.77	14d	1	1.16mi
1321 Gordon St Toledo, OH	3.0	1.0	1121	$1,050	$0.94	44d	1	1.20mi
23 N Summit St Toledo, OH	1.0	1.0	838	$1,475	$1.76	14d	2	1.24mi
950 Oak St Unit 1 Toledo, OH	2.0	1.0	725	$700	$0.97	44d	1	1.27mi
834 Oak St Toledo, OH	3.0	1.0	1064	$900	$0.85	44d	1	1.28mi
2424 Broadway St Toledo, OH	3.0	1.0	1416	$1,049	$0.74	14d	1	1.31mi
1418 Colburn St Toledo, OH	3.0	1.0	992	$1,200	$1.21	14d	1	1.32mi
123 Water St Unit 307 Toledo, OH	1.0	1.0	914	$1,445	$1.58	44d	1	1.33mi
123 Water St Unit 406 Toledo, OH	1.0	1.0	1207	$1,675	$1.39	44d	1	1.33mi
123 Water St Unit 411 Toledo, OH	1.0	1.0	747	$1,380	$1.85	24d	1	1.33mi
200 N St Clair St Toledo, OH	2.0	1.0–2.0	835	$2,550	$3.05	14d	15	1.41mi
537 Potter St Toledo, OH	1.0	1.0	1000	$600	$0.60	44d	1	1.44mi
537 Potter St Toledo, OH	2.0	1.0	1200	$625	$0.52	24d	1	1.44mi
946 Butler St Toledo, OH	2.0	1.0	944	$650	$0.69	44d	1	1.46mi
1521 Emma St Unit LABS 1521 Emma St, B 43051619729 Toledo, OH	1.0	1.0	975	$900	$0.92	44d	1	1.47mi
532 Carlton St Toledo, OH	3.0	1.0	1130	$1,050	$0.93	44d	1	1.49mi
724 Spencer St Toledo, OH	3.0	1.5	1127	$1,100	$0.98	44d	1	1.49mi

Listing history 22 events

1. 2026-06-05
   statusdays on market $62,300 Pending 23 DOM
2. 2026-06-03
   days on market $62,300 Active 22 DOM
3. 2026-06-02
   days on market $62,300 Active 21 DOM
4. 2026-06-01
   days on market $62,300 Active 20 DOM
5. 2026-05-31
   days on market $62,300 Active 19 DOM
6. 2026-05-30
   days on market $62,300 Active 18 DOM
7. 2026-05-11
   listed $62,300 Active 148-char remark
8. 2025-10-13
   price $15,000 129-char remark

   Show marketing remark (129 chars)

   Nice 3 Bedroom Home. Lender owned Sold As-Is please provide proof of funds or pre-approval with offer. Seller Addendum to follow.

9. 2025-10-13
   price $9,000

   Show marketing remark (129 chars)

   Nice 3 Bedroom Home. Lender owned Sold As-Is please provide proof of funds or pre-approval with offer. Seller Addendum to follow.

10. 2013-07-02
    soldstatus $15,000 129-char remark

    Show marketing remark (129 chars)

    Nice 3 Bedroom Rental. Great price and time to become a landlord with this turnkey property. Currently rented at $475 per month.

11. 2013-06-28
    price $18,900 129-char remark

    Show marketing remark (129 chars)

    Nice 3 Bedroom Rental. Great price and time to become a landlord with this turnkey property. Currently rented at $475 per month.

12. 2013-05-27
    listed $18,900 129-char remark

    Show marketing remark (129 chars)

    Nice 3 Bedroom Rental. Great price and time to become a landlord with this turnkey property. Currently rented at $475 per month.

13. 2012-11-07
    historical
14. 2012-07-30
    listed $23,900
15. 2009-11-30
    soldstatus $9,000

    Show marketing remark (129 chars)

    Nice 3 Bedroom Home. Lender owned Sold As-Is please provide proof of funds or pre-approval with offer. Seller Addendum to follow.

16. 2009-10-19
    listed $11,900

    Show marketing remark (129 chars)

    Nice 3 Bedroom Home. Lender owned Sold As-Is please provide proof of funds or pre-approval with offer. Seller Addendum to follow.

17. 2009-09-30
    historical
18. 2009-09-03
    listed $15,900
19. 2009-08-31
    historical
20. 2009-05-20
    listed $16,900
21. 1995-10-24
    soldstatus $39,000
22. 1993-03-23
    soldstatus $10,000

ⓘ 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: $1,038 · $87/mo
• Projected year-2 tax: $1,038 · $87/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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,606
• − Mortgage interest: −$3,490
• − Property taxes: −$1,038
• − Insurance: −$312
• − Repairs & maintenance: −$1,008
• − Management: −$1,008
• − Depreciation: −$1,812
• Taxable income: $3,937
• Est. tax owed @ 24.0%: −$945
• After-tax cash flow: $3,743/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): 21,404
• Household income: $42,313
• Rent vs Own: 55.7% rent · 44.3% own
• Severe rent burden: 1603.0

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 0.66)
• Race & ethnicity: White 47% Black 29% Hispanic / Latino 17% Two or more races 9%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Romanian 5% Lithuanian 2% Italian 1%
• Foreign-born: 4% · Canada, China
• Languages at home: 92% English-only · Spanish 5% Arabic 1% 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: ▲ 0.75%
• Current HPI: 235.2515
• Rent YoY: ▲ 7.80%
• 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

+300.0% since first listed

19 events — show timeline

• 2026-06-16 Sold (MLS) $40,000 NORIS
• 2026-06-04 Pending — NORIS
• 2026-05-11 Listed $62,300 NORIS
• 2025-10-13 Price Changed $15,000 NORIS
• 2025-10-13 Price Changed $9,000 NORIS
• 2013-07-02 Sold (MLS) $15,000 NORIS
• 2013-06-28 Price Changed $18,900 NORIS
• 2013-05-27 Listed $18,900 NORIS
• 2012-11-07 Listing Removed — NORIS
• 2012-07-30 Listed $23,900 NORIS
• 2009-11-30 Sold (MLS) $9,000 NORIS
• 2009-11-25 Price Changed $11,900 NORIS
• 2009-10-19 Listed $11,900 NORIS
• 2009-09-30 Listing Removed — NORIS
• 2009-09-03 Listed $15,900 NORIS
• 2009-08-31 Listing Removed — NORIS
• 2009-05-20 Listed $16,900 NORIS
• 1995-10-24 Sold (Public Records) $39,000 Public Records
• 1993-03-23 Sold (Public Records) $10,000 Public Records

Property tax history

+4.6%/yr

Latest (2025): $1,038 · +35.4% YoY. Source: county tax records.