6032 Willowvale Dr · Toledo, OH 43615

$130,000

4 bd · 2.5 ba · 1,800 sqft · SingleFamily public records · 62 Days on market

Built 1980 6,000 sqft lot Est $194k · 33% under ↓ 3% since listing

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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 +25.7/30.0
• ARV discount +15.0/15.0
• 1% rule +8.8/10.0
• DSCR +8.6/10.0
• Livability +3.3/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Selling as is . Preapproval or proof of funds when submitting offers. Sellers addendum to follow accepted offer. No commission payable if licensed agent. Buyer to pay at closing a 99.00 seller doc/review fee. Property may require flood insurance.

Key facts

• Updated design
• Eat-in bar
• Cozy fireplace

Tags

• TWO GENEROUS LIVING AREAS
• COZY FIREPLACE
• UPDATED DESIGN
• EAT-IN BAR
• CONVENIENT PANTRY STORAGE
• UPDATED EN SUITE BATH

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $313 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $122k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.2% vs local median 7.6% in Toledo — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Mctigue Elementary School (math 11% / reading 17%, grade F, #1,421 of 1,584 statewide, top 90%, 517 students, 0% FRL); Rogers High School (math 8% / reading 27%, grade F, #689 of 781 statewide, top 90%, 721 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 (+2.6%/yr); 114 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 415 units permitted in Lucas County in 2024 (122 in 5+ unit buildings).
• This rent runs 37% of the median local income ($58k/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 $899 of loan paydown is wiped out by about $4k 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 62 days — a 6% lower offer ($122k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 28y 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.

Risks & watch-outs

• Watch-outs: property tax is 3.4% of price.

Recommended offer $122,200 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.38% ✓
• Cap rate: 9.19%
• Cash-on-cash: 10.33%
• DSCR: 1.46
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $194,400
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6066 White Oak Dr	0.09mi	3/2.5 (-1)	1,764 (-2%)	6mo	$238,500	$135	83
6130 White Oak Dr	0.15mi	4/2.0	1,546 (-14%)	7mo	$250,000	$162	62
141 Lancaster Ave	0.49mi	4/3.0	1,848 (+3%)	19mo	$200,000	$108	55
51 Dulton Dr	0.57mi	3/2.0 (-1)	1,692 (-6%)	10mo	$175,051	$103	48
45 Stillwater Dr	0.60mi	3/1.5 (-1)	1,754 (-3%)	18mo	$249,900	$142	44
15 Dulton Dr	0.53mi	4/1.0	1,889 (+5%)	24mo	$186,000	$98	41
102 Leander Dr	0.65mi	3/1.0 (-1)	1,752 (-3%)	20mo	$187,000	$107	38
114 Dulton Dr	0.55mi	3/1.0 (-1)	1,561 (-13%)	21mo	$142,000	$91	24

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: -1.2%
• Equity multiple: 0.95×
• Total profit: $-1,693
• Equity at exit: $19,383

10-year hold

• IRR: 8.0%
• Equity multiple: 1.60×
• Total profit: $21,848
• Equity at exit: $11,240

Cash invested: $36,400 (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 43615

• Home prices YoY: -31.9%
• Rents YoY: 2.6%
• Active inventory: 114
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,798 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$371 /mo · $4,454/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $313

Break-even live

Break-even rent $1,401

Max offer price $130,000

Occupancy floor 78%

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1009 N Holland Sylvania Rd Toledo, OH	2.0–3.0	1.0–2.0	1130	$1,759	$1.56	14d	21	1.29mi
5001 South Ave Toledo, OH	3.0	2.0	1312	$1,424	$1.09	14d	1	1.31mi

Listing history 20 events

1. 2026-02-06
   status Pending
2. 2025-12-05
   listed $130,000 Active
3. 2025-10-14
   price $90,000 247-char remark

   Show marketing remark (247 chars)

   Selling as is . Preapproval or proof of funds when submitting offers. Sellers addendum to follow accepted offer. No commission payable if licensed agent. Buyer to pay at closing a 99.00 seller doc/review fee. Property may require flood insurance.

4. 2025-10-13
   price $138,000 382-char remark

   Show marketing remark (382 chars)

   Move-in condition home. Home has been Murrayized-updated & cleaned from A to Z. From new roof to appliances to furnace to electric, light fixtures, carpet, paint, siding, C/ A 2006, countertops & windows too. 4 beds, 2.5 baths, part finished basement, 2.5 car w/nice wood deck for enjoying the fenced in yard. This affordable home in this subdivision may be the one for you.

5. 2025-10-09
   price $130,000
6. 2021-12-30
   soldstatus $220,000
7. 2021-12-17
   soldstatus $220,000 Closed
8. 2021-12-16
   status Pending
9. 2021-12-16
   price $220,000
10. 2021-11-15
    historical Contingent
11. 2021-11-12
    listed $200,000 Active
12. 2021-11-08
    historical $200,000
13. 2010-04-02
    soldstatus $138,000
14. 2010-04-01
    soldstatus $138,000 382-char remark

    Show marketing remark (382 chars)

    Move-in condition home. Home has been Murrayized-updated & cleaned from A to Z. From new roof to appliances to furnace to electric, light fixtures, carpet, paint, siding, C/ A 2006, countertops & windows too. 4 beds, 2.5 baths, part finished basement, 2.5 car w/nice wood deck for enjoying the fenced in yard. This affordable home in this subdivision may be the one for you.

15. 2009-08-31
    listed $140,000 382-char remark

    Show marketing remark (382 chars)

    Move-in condition home. Home has been Murrayized-updated & cleaned from A to Z. From new roof to appliances to furnace to electric, light fixtures, carpet, paint, siding, C/ A 2006, countertops & windows too. 4 beds, 2.5 baths, part finished basement, 2.5 car w/nice wood deck for enjoying the fenced in yard. This affordable home in this subdivision may be the one for you.

16. 2009-07-28
    soldstatus $90,000 247-char remark

    Show marketing remark (247 chars)

    Selling as is . Preapproval or proof of funds when submitting offers. Sellers addendum to follow accepted offer. No commission payable if licensed agent. Buyer to pay at closing a 99.00 seller doc/review fee. Property may require flood insurance.

17. 2009-04-21
    listed $94,500 247-char remark

    Show marketing remark (247 chars)

    Selling as is . Preapproval or proof of funds when submitting offers. Sellers addendum to follow accepted offer. No commission payable if licensed agent. Buyer to pay at closing a 99.00 seller doc/review fee. Property may require flood insurance.

18. 1999-04-27
    soldstatus $130,000
19. 1999-04-23
    soldstatus $130,000
20. 1998-11-03
    listed $134,000

ⓘ 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: $4,454 · $371/mo
• Projected year-2 tax: $4,454 · $371/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 ≥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: $21,575
• − Mortgage interest: −$7,282
• − Property taxes: −$4,454
• − Insurance: −$650
• − Repairs & maintenance: −$1,726
• − Management: −$1,726
• − Depreciation: −$3,782
• Taxable income: $1,956
• Est. tax owed @ 24.0%: −$469
• After-tax cash flow: $3,291/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): 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

-3.0% since first listed

20 events — show timeline

• 2026-02-06 Pending — NORIS
• 2025-12-05 Listed $130,000 NORIS
• 2025-10-14 Price Changed $90,000 NORIS
• 2025-10-13 Price Changed $138,000 NORIS
• 2025-10-09 Price Changed $130,000 NORIS
• 2021-12-30 Sold (Public Records) $220,000 Public Records
• 2021-12-17 Sold (MLS) $220,000 NORIS
• 2021-12-16 Pending — NORIS
• 2021-12-16 Price Changed $220,000 NORIS
• 2021-11-15 Contingent — NORIS
• 2021-11-12 Listed $200,000 NORIS
• 2021-11-08 Coming Soon $200,000 NORIS
• 2010-04-02 Sold (Public Records) $138,000 Public Records
• 2010-04-01 Sold (MLS) $138,000 NORIS
• 2009-08-31 Listed $140,000 NORIS
• 2009-07-28 Sold (MLS) $90,000 NORIS
• 2009-04-21 Listed $94,500 NORIS
• 1999-04-27 Sold (Public Records) $130,000 Public Records
• 1999-04-23 Sold (MLS) $130,000 NORIS
• 1998-11-03 Listed $134,000 NORIS

Property tax history

+3.4%/yr

Latest (2025): $4,454 · -0.5% YoY. Source: county tax records.