414 Utah St · Toledo, OH 43605

$86,000

4 bd · 1.0 ba · 1,512 sqft · SingleFamily public records · 263 Days on market

Built 1917 8,999 sqft lot $57/sqft · at area comps Est $86k · 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
• DSCR +10.0/10.0
• 1% rule +9.1/10.0
• ARV discount +7.5/15.0
• Rent growth +3.8/5.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

NOTICE: We are not considering seller financing or creative financing offers that do not consist of us in recorded first lien position with a minimum of 30% down. Thank you for understanding! This property is being sold as part of an 46-unit portfolio or a 5-unit sub-portfolio. In place cap is ~8.5%, pro forma cap is ~11.0%, and occupancy is 100%. Asking price for the 46-unit portfolio is $3.57M and asking price for the 5-unit sub-portfolio is $490K. The sub-portfolio includes 712 Balfe, 708 Bowman, 2145 Dorr, 1111 Orchard, and 1023 Prouty. The entire 46-unit list can be found in the attachments. Property is occupied and photos are from the last time it was vacant.

Key facts

• 8,999 sq ft lot
• Built 1917
• Listed 262 days

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $86k.

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 $86k).
• Recommended offer: $76k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.7% 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 (+5.4%/yr); 119 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 415 units permitted in Lucas County in 2024 (122 in 5+ unit buildings).
• This rent runs 37% of the median local income ($39k/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 $595 of loan paydown is wiped out by about $3k 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 + 5.4% rent growth), your $24k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 263 days — a 12% lower offer ($76k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 8y ago; this cycle's ask has dropped $15k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $42k; list at $86k implies a 102% 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 $75,680 (12.0% below list)

Questions for the listing agent

1. It's been on market 263 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: 1.41% ✓
• Cap rate: 11.74%
• Cash-on-cash: 19.46%
• DSCR: 1.87
• GRM: 5.9

CMA / ARV

• ARV (median comp): $85,905
• List price: $86,000
• Delta: 0.11%
• 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
503 Utah St	0.11mi	4/2.0	1,440 (-5%)	5mo	$137,250	$95	79
58 Greenwood Ave	0.13mi	3/1.0 (-1)	1,440 (-5%)	8mo	$90,000	$63	74
452 Saint Louis St	0.28mi	5/1.0 (+1)	1,418 (-6%)	6mo	$62,500	$44	66
40 Nevada St	0.26mi	4/2.0	1,356 (-10%)	9mo	$60,750	$45	59
29 Garfield Pl	0.40mi	4/2.0	1,690 (+12%)	3mo	$67,900	$40	55
427 Walden Ave	0.24mi	3/2.0 (-1)	1,290 (-15%)	1mo	$51,000	$40	55
952 Kingston Ave	0.74mi	4/2.0	1,485 (-2%)	9mo	$145,000	$98	51
847 Mckinley Ave	0.62mi	3/1.0 (-1)	1,412 (-7%)	7mo	$110,000	$78	50
277 Parker Ave	0.73mi	4/1.0	1,716 (+14%)	4mo	$63,500	$37	41
610 Parker Ave	0.71mi	3/1.0 (-1)	1,716 (+14%)	2mo	$87,000	$51	38
302 Parker Ave	0.69mi	3/1.0 (-1)	1,330 (-12%)	7mo	$93,000	$70	37
831 Butler St	0.62mi	3/1.5 (-1)	1,300 (-14%)	9mo	$99,900	$77	33

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 · 5.37% rent growth · sell at horizon

5-year hold

• IRR: 14.0%
• Equity multiple: 1.58×
• Total profit: $13,891
• Equity at exit: $12,823

10-year hold

• IRR: 24.5%
• Equity multiple: 3.36×
• Total profit: $56,844
• Equity at exit: $7,436

Cash invested: $24,080 (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 43605

• Home prices YoY: -25.6%
• Rents YoY: 5.4%
• Active inventory: 119
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,210 high
• Mortgage (P&I): −$451
• Tax from tax record: −$78 /mo · $938/yr
• Insurance: −$36
• HOA: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $391

Break-even live

Break-even rent $715

Max offer price $86,000

Occupancy floor 63%

Sensitivity live

Price	-10% $439	-5% $415	+0% $391	+5% $366	+10% $342
Rent	-10% $295	-5% $343	+0% $391	+5% $438	+10% $486
Rate	-1.0pp $434	-0.5pp $412	base $391	+0.5pp $368	+1.0pp $346

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: $21,500
• Closing costs: $2,580
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20 Greenwood Ave Toledo, OH	3.0	1.0	1496	$1,150	$0.77	15d	1	0.17mi
29 Garfield Pl Toledo, OH	4.0	2.0	1300	$1,250	$0.96	15d	1	0.41mi
414 Platt St Unit ST-3 Toledo, OH	3.0	1.0	1500	$1,150	$0.77	24d	1	0.48mi
834 Oak St Toledo, OH	3.0	1.0	1064	$900	$0.85	45d	1	0.56mi
921 Berry St Toledo, OH	4.0	1.0	1204	$1,350	$1.12	15d	1	0.85mi
908 Forsythe St Unit Downstairs Toledo, OH	3.0	1.0	1164	$950	$0.82	45d	1	0.85mi
245 Plymouth St Toledo, OH	3.0	1.0	1600	$1,125	$0.70	15d	1	0.86mi
606 Earl St Toledo, OH	3.0	1.5	1700	$1,150	$0.68	22d	1	0.88mi
1305 Mott Ave Toledo, OH	3.0	1.0	1080	$1,000	$0.93	45d	1	0.91mi
1306 Mott Ave Toledo, OH	3.0	1.5	1282	$1,149	$0.90	45d	1	0.91mi
1505 Navarre Ave Toledo, OH	3.0	1.0	1331	$1,145	$0.86	45d	1	1.06mi
626 Walnut St Toledo, OH	3.0	1.0	1088	$995	$0.91	45d	1	1.07mi
128 Carbon St Toledo, OH	3.0	1.0	1113	$1,200	$1.08	24d	1	1.08mi
1106 White St Toledo, OH	3.0	1.0	1200	$1,015	$0.85	15d	1	1.10mi
322 14th St Apt 203 Toledo, OH	3.0	1.5	1065	$1,000	$0.94	15d	1	1.20mi
244 Knower St Toledo, OH	3.0	1.0	1120	$995	$0.89	15d	1	1.22mi
1031 N Michigan St Toledo, OH	3.0	2.0	1488	$1,195	$0.80	24d	1	1.34mi
724 Mulberry St Toledo, OH	4.0	1.0	1530	$995	$0.65	45d	1	1.39mi
1449 N Huron St Toledo, OH	4.0	2.0	1430	$1,045	$0.73	15d	1	1.43mi
2074 Starr Ave Toledo, OH	3.0	1.0	1115	$1,025	$0.92	24d	1	1.44mi
1537 Remington St Toledo, OH	3.0	1.0	1064	$1,095	$1.03	45d	1	1.45mi

Listing history 28 events

1. 2026-06-21
   days on market $86,000 Active 263 DOM
2. 2026-06-18
   days on market $86,000 Active 260 DOM
3. 2026-06-17
   days on market $86,000 Active 259 DOM
4. 2026-06-16
   days on market $86,000 Active 258 DOM
5. 2026-06-15
   days on market $86,000 Active 257 DOM
6. 2026-06-14
   days on market $86,000 Active 255 DOM
7. 2026-06-10
   days on market $86,000 Active 252 DOM
8. 2026-06-09
   days on market $86,000 Active 251 DOM
9. 2026-06-08
   days on market $86,000 Active 250 DOM
10. 2026-06-07
    days on market $86,000 Active 249 DOM
11. 2026-06-05
    days on market $86,000 Active 246 DOM
12. 2026-06-03
    days on market $86,000 Active 245 DOM
13. 2026-06-02
    days on market $86,000 Active 244 DOM
14. 2026-06-01
    days on market $86,000 Active 243 DOM
15. 2026-05-31
    days on market $86,000 Active 242 DOM
16. 2026-05-30
    days on market $86,000 Active 241 DOM
17. 2026-01-14
    price $96,000 675-char remark

    Show marketing remark (675 chars)

    NOTICE: We are not considering seller financing or creative financing offers that do not consist of us in recorded first lien position with a minimum of 30% down. Thank you for understanding! This property is being sold as part of an 46-unit portfolio or a 5-unit sub-portfolio. In place cap is ~8.5%, pro forma cap is ~11.0%, and occupancy is 100%. Asking price for the 46-unit portfolio is $3.57M and asking price for the 5-unit sub-portfolio is $490K. The sub-portfolio includes 712 Balfe, 708 Bowman, 2145 Dorr, 1111 Orchard, and 1023 Prouty. The entire 46-unit list can be found in the attachments. Property is occupied and photos are from the last time it was vacant.

18. 2025-10-14
    price $42,500 547-char remark

    Show marketing remark (547 chars)

    Long term rental now available for sale. Relax on covered porch and enjoy this 3 bedroom with possible 4th small bed/nursery/officehome. It features a Dining room, Deep Double lot fenced in with shed, Updated furnace and H20 tank, Hardwood floors throughout, Walkup attic for additional storage. Vinyl windows, and a full basement. Conveniently located to expressway, downtown, and all Toledo has tooffer. Whether you're an investor looking to add to your portfolio or an active buyer, don't let this one pass by. Property Being Sold As-Is.

19. 2025-09-29
    listed $101,000 Active 675-char remark

    Show marketing remark (675 chars)

    NOTICE: We are not considering seller financing or creative financing offers that do not consist of us in recorded first lien position with a minimum of 30% down. Thank you for understanding! This property is being sold as part of an 46-unit portfolio or a 5-unit sub-portfolio. In place cap is ~8.5%, pro forma cap is ~11.0%, and occupancy is 100%. Asking price for the 46-unit portfolio is $3.57M and asking price for the 5-unit sub-portfolio is $490K. The sub-portfolio includes 712 Balfe, 708 Bowman, 2145 Dorr, 1111 Orchard, and 1023 Prouty. The entire 46-unit list can be found in the attachments. Property is occupied and photos are from the last time it was vacant.

20. 2025-08-11
    historical $895
21. 2025-08-02
    listed $895
22. 2022-09-09
    soldstatus $42,500 Closed 547-char remark

    Show marketing remark (547 chars)

    Long term rental now available for sale. Relax on covered porch and enjoy this 3 bedroom with possible 4th small bed/nursery/officehome. It features a Dining room, Deep Double lot fenced in with shed, Updated furnace and H20 tank, Hardwood floors throughout, Walkup attic for additional storage. Vinyl windows, and a full basement. Conveniently located to expressway, downtown, and all Toledo has tooffer. Whether you're an investor looking to add to your portfolio or an active buyer, don't let this one pass by. Property Being Sold As-Is.

23. 2022-08-18
    status Pending 547-char remark

    Show marketing remark (547 chars)

    Long term rental now available for sale. Relax on covered porch and enjoy this 3 bedroom with possible 4th small bed/nursery/officehome. It features a Dining room, Deep Double lot fenced in with shed, Updated furnace and H20 tank, Hardwood floors throughout, Walkup attic for additional storage. Vinyl windows, and a full basement. Conveniently located to expressway, downtown, and all Toledo has tooffer. Whether you're an investor looking to add to your portfolio or an active buyer, don't let this one pass by. Property Being Sold As-Is.

24. 2022-07-27
    listed $47,900 Active 547-char remark

    Show marketing remark (547 chars)

    Long term rental now available for sale. Relax on covered porch and enjoy this 3 bedroom with possible 4th small bed/nursery/officehome. It features a Dining room, Deep Double lot fenced in with shed, Updated furnace and H20 tank, Hardwood floors throughout, Walkup attic for additional storage. Vinyl windows, and a full basement. Conveniently located to expressway, downtown, and all Toledo has tooffer. Whether you're an investor looking to add to your portfolio or an active buyer, don't let this one pass by. Property Being Sold As-Is.

25. 2018-10-05
    historical
26. 2018-08-14
    listed $24,900
27. 1987-06-30
    soldstatus $21,000
28. 1972-09-13
    soldstatus $16,100

ⓘ 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: $938 · $78/mo
• Projected year-2 tax: $1,140 · $95/mo
• Expected delta: +$202/yr (+$17/mo · 21.5%)

ⓘ 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: $14,514
• − Mortgage interest: −$4,817
• − Property taxes: −$938
• − Insurance: −$430
• − Repairs & maintenance: −$1,161
• − Management: −$1,161
• − Depreciation: −$2,502
• Taxable income: $3,505
• Est. tax owed @ 24.0%: −$841
• After-tax cash flow: $3,845/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): 24,441
• Household income: $39,118
• Rent vs Own: 51.9% rent · 48.1% own
• Severe rent burden: 1257.0

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 0.61)
• Race & ethnicity: White 57% Hispanic / Latino 21% Black 14% Two or more races 14%
• Hispanic origin (detail): Mexican 17% Puerto Rican 2%
• Common ancestry: Romanian 3% Lithuanian 2% Portuguese 1%
• Foreign-born: 3% · Canada
• Languages at home: 91% English-only · Spanish 7% Arabic 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: ▼ -47.85%
• Current HPI: 138.6894
• Rent YoY: ▲ 5.37%
• 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

+496.3% since first listed

12 events — show timeline

• 2026-01-14 Price Changed $96,000 NORIS
• 2025-10-14 Price Changed $42,500 NORIS
• 2025-09-29 Listed $101,000 NORIS
• 2025-08-11 Rental Removed $895 TENANTTURNER2
• 2025-08-02 Listed for Rent $895 TENANTTURNER2
• 2022-09-09 Sold (MLS) $42,500 NORIS
• 2022-08-18 Pending — NORIS
• 2022-07-27 Listed $47,900 NORIS
• 2018-10-05 Listing Removed — NORIS
• 2018-08-14 Listed $24,900 NORIS
• 1987-06-30 Sold (Public Records) $21,000 Public Records
• 1972-09-13 Sold (Public Records) $16,100 Public Records

Property tax history

+0.4%/yr

Latest (2025): $938 · +1.6% YoY. Source: county tax records.