1102 Montrose Ave · Toledo, OH 43607

$99,900

3 bd · 1.0 ba · 1,140 sqft · SingleFamily public records · 65 Days on market

Built 1907 3,300 sqft lot $88/sqft · 74% above area

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Why this score? — see what drove the C+ 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 +26.3/30.0
• DSCR +8.9/10.0
• ARV discount +7.5/15.0
• 1% rule +6.7/10.0
• 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

Attention all Investors! Great investment property or first time, homebuyer, newer windows, new roof, water heater, and and furnace. Tenant responsible for lawn care and snow removal.

Key facts

• 3,300 sq ft lot
• Built 1907
• Listed 65 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $257 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $94k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.4% 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-, 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); 83 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 80% 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).
• This rent runs 34% of the median local income ($41k/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 $691 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 + 8.0% rent growth), your $28k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y 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 $55k; list at $100k implies a 82% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1907 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $93,906 (6.0% below list)

Questions for the listing agent

1. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1907 — 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: 1.17% ✓
• Cap rate: 9.38%
• Cash-on-cash: 11.04%
• DSCR: 1.49
• GRM: 7.1

CMA / ARV

• ARV (median comp): $57,326
• List price: $99,900
• Delta: 74.27%
• 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
1211 Manila St	0.13mi	3/1.0	1,159 (+2%)	3mo	$45,000	$39	89
1211 Woodstock Ave	0.21mi	3/1.0	1,188 (+4%)	2mo	$101,500	$85	82
1004 Waverly Ave	0.07mi	3/1.0	1,241 (+9%)	2mo	$58,500	$47	81
742 Marmion Ave	0.24mi	3/1.5	1,202 (+5%)	4mo	$95,000	$79	74
1557 Indiana Ave	0.39mi	3/1.0	1,161 (+2%)	7mo	$87,000	$75	73
1019 Woodstock Ave	0.19mi	3/1.0	1,272 (+12%)	2mo	$21,100	$17	70
1420 Upton Ave	0.24mi	2/1.0 (-1)	1,074 (-6%)	8mo	$43,000	$40	67
2307 Avondale Ave	0.52mi	3/1.0	1,100 (-4%)	7mo	$5,000	$5	64
1723 Evansdale Ave	0.71mi	3/1.0	1,160 (+2%)	2mo	$144,000	$124	63
1501 Fernwood Ave	0.55mi	3/1.0	1,259 (+10%)	1mo	$60,000	$48	56
2026 Clinton St	0.72mi	3/1.0	1,256 (+10%)	6mo	$700,000	$557	45
1422 Tecumseh St	0.72mi	3/1.0	1,298 (+14%)	3mo	$16,700	$13	41

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: 5.6%
• Equity multiple: 1.23×
• Total profit: $6,377
• Equity at exit: $14,895

10-year hold

• IRR: 19.0%
• Equity multiple: 2.96×
• Total profit: $54,759
• Equity at exit: $8,638

Cash invested: $27,972 (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: 83
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,168 high
• Mortgage (P&I): −$524
• Tax from tax record: −$100 /mo · $1,197/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$245
• Net cashflow: $257

Break-even live

Break-even rent $842

Max offer price $99,900

Occupancy floor 73%

Sensitivity live

Price	-10% $314	-5% $286	+0% $257	+5% $229	+10% $201
Rent	-10% $165	-5% $211	+0% $257	+5% $303	+10% $350
Rate	-1.0pp $308	-0.5pp $283	base $257	+0.5pp $231	+1.0pp $205

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
915 Woodstock Ave Toledo, OH	3.0	1.5	1500	$1,100	$0.73	24d	1	0.22mi
1133 Parkside Blvd Toledo, OH	2.0	1.0	960	$850	$0.89	44d	1	0.35mi
1785 Tecumseh St Toledo, OH	2.0	1.0	930	$900	$0.97	44d	1	0.47mi
319 N Detroit Ave Toledo, OH	3.0	1.0	1341	$845	$0.63	44d	1	0.57mi
2117 Clinton St Toledo, OH	3.0	1.0	1256	$1,115	$0.89	44d	1	0.80mi
1140 Palmwood Ave Toledo, OH	3.0	1.0	1292	$1,500	$1.16	44d	1	0.95mi
2037 Alvin St Toledo, OH	3.0	1.0	1260	$1,175	$0.93	44d	1	0.97mi
2030 Wyndhurst Rd Toledo, OH	2.0	1.0	1042	$950	$0.91	44d	1	0.98mi
1738 Milburn Ave Toledo, OH	2.0	1.0	1016	$650	$0.64	24d	1	1.11mi
2637 Greenway St Toledo, OH	2.0	1.0	1082	$900	$0.83	44d	1	1.11mi
2322 Upton Ave Toledo, OH	3.0	1.0	1000	$1,300	$1.30	44d	1	1.12mi
2535 W Bancroft St Unit 8 Toledo, OH	2.0	1.0	900	$895	$0.99	44d	1	1.14mi
2347 Rosedale Ave Toledo, OH	2.0	1.0	767	$875	$1.14	44d	1	1.16mi
932 Turner Ave Toledo, OH	2.0	1.0	960	$1,295	$1.35	14d	1	1.18mi
1026 Oakwood Ave Toledo, OH	2.0	1.0	1100	$850	$0.77	44d	1	1.19mi
2356 Torrey Hill Dr Unit 11 Toledo, OH	2.0	1.0	1050	$800	$0.76	44d	1	1.19mi
1919 Ottawa Dr Unit 7 Toledo, OH	2.0	1.0	900	$800	$0.89	44d	1	1.19mi
307 Danberry St Toledo, OH	2.0	1.0	988	$950	$0.96	44d	1	1.23mi
2314 Airline Ave Toledo, OH	3.0	1.0	1123	$1,478	$1.32	24d	1	1.25mi
1321 Gordon St Toledo, OH	3.0	1.0	1121	$1,050	$0.94	44d	1	1.46mi

Listing history 28 events

1. 2026-06-18
   days on market $99,900 Active 65 DOM
2. 2026-06-17
   days on market $99,900 Active 64 DOM
3. 2026-06-16
   days on market $99,900 Active 63 DOM
4. 2026-06-15
   days on market $99,900 Active 62 DOM
5. 2026-06-14
   days on market $99,900 Active 60 DOM
6. 2026-06-10
   days on market $99,900 Active 57 DOM
7. 2026-06-09
   days on market $99,900 Active 56 DOM
8. 2026-06-08
   days on market $99,900 Active 55 DOM
9. 2026-06-07
   days on market $99,900 Active 54 DOM
10. 2026-06-05
    days on market $99,900 Active 51 DOM
11. 2026-06-03
    days on market $99,900 Active 50 DOM
12. 2026-06-02
    days on market $99,900 Active 49 DOM
13. 2026-06-01
    days on market $99,900 Active 48 DOM
14. 2026-05-31
    days on market $99,900 Active 47 DOM
15. 2026-05-30
    days on market $99,900 Active 46 DOM
16. 2026-04-14
    listed $99,900 Active 184-char remark

    Show marketing remark (184 chars)

    Attention all Investors! Great investment property or first time, homebuyer, newer windows, new roof, water heater, and and furnace. Tenant responsible for lawn care and snow removal.

17. 2025-10-14
    price $55,000 232-char remark

    Show marketing remark (232 chars)

    GREAT INVESTMENT PROPERTY OR FIRST TIME HOME BUYER! NEWER WINDOWS, ROOF, WATER HEATER, AND FURNACE. CURRENT TENANT IS MONTH TO MONTH. TENANT PAYS $800 A MONTH PLUS ALL UTILITIES. TENANT IS RESPONSIBLE FOR LAWN CARE AND SNOW REMOVAL.

18. 2024-01-04
    soldstatus $55,000
19. 2023-12-29
    soldstatus $55,000 Closed 232-char remark

    Show marketing remark (232 chars)

    GREAT INVESTMENT PROPERTY OR FIRST TIME HOME BUYER! NEWER WINDOWS, ROOF, WATER HEATER, AND FURNACE. CURRENT TENANT IS MONTH TO MONTH. TENANT PAYS $800 A MONTH PLUS ALL UTILITIES. TENANT IS RESPONSIBLE FOR LAWN CARE AND SNOW REMOVAL.

20. 2023-12-22
    status Pending 232-char remark

    Show marketing remark (232 chars)

    GREAT INVESTMENT PROPERTY OR FIRST TIME HOME BUYER! NEWER WINDOWS, ROOF, WATER HEATER, AND FURNACE. CURRENT TENANT IS MONTH TO MONTH. TENANT PAYS $800 A MONTH PLUS ALL UTILITIES. TENANT IS RESPONSIBLE FOR LAWN CARE AND SNOW REMOVAL.

21. 2023-12-12
    status Active 232-char remark

    Show marketing remark (232 chars)

    GREAT INVESTMENT PROPERTY OR FIRST TIME HOME BUYER! NEWER WINDOWS, ROOF, WATER HEATER, AND FURNACE. CURRENT TENANT IS MONTH TO MONTH. TENANT PAYS $800 A MONTH PLUS ALL UTILITIES. TENANT IS RESPONSIBLE FOR LAWN CARE AND SNOW REMOVAL.

22. 2023-12-06
    historical Contingent 232-char remark

    Show marketing remark (232 chars)

    GREAT INVESTMENT PROPERTY OR FIRST TIME HOME BUYER! NEWER WINDOWS, ROOF, WATER HEATER, AND FURNACE. CURRENT TENANT IS MONTH TO MONTH. TENANT PAYS $800 A MONTH PLUS ALL UTILITIES. TENANT IS RESPONSIBLE FOR LAWN CARE AND SNOW REMOVAL.

23. 2023-11-30
    status Active 232-char remark

    Show marketing remark (232 chars)

    GREAT INVESTMENT PROPERTY OR FIRST TIME HOME BUYER! NEWER WINDOWS, ROOF, WATER HEATER, AND FURNACE. CURRENT TENANT IS MONTH TO MONTH. TENANT PAYS $800 A MONTH PLUS ALL UTILITIES. TENANT IS RESPONSIBLE FOR LAWN CARE AND SNOW REMOVAL.

24. 2023-11-25
    status Pending 232-char remark

    Show marketing remark (232 chars)

    GREAT INVESTMENT PROPERTY OR FIRST TIME HOME BUYER! NEWER WINDOWS, ROOF, WATER HEATER, AND FURNACE. CURRENT TENANT IS MONTH TO MONTH. TENANT PAYS $800 A MONTH PLUS ALL UTILITIES. TENANT IS RESPONSIBLE FOR LAWN CARE AND SNOW REMOVAL.

25. 2023-11-17
    listed $70,000 Active 232-char remark

    Show marketing remark (232 chars)

    GREAT INVESTMENT PROPERTY OR FIRST TIME HOME BUYER! NEWER WINDOWS, ROOF, WATER HEATER, AND FURNACE. CURRENT TENANT IS MONTH TO MONTH. TENANT PAYS $800 A MONTH PLUS ALL UTILITIES. TENANT IS RESPONSIBLE FOR LAWN CARE AND SNOW REMOVAL.

26. 2006-09-28
    soldstatus $28,667
27. 2002-11-05
    soldstatus $43,000
28. 1991-03-01
    soldstatus $9,000

ⓘ 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: $1,197 · $100/mo
• Projected year-2 tax: $1,378 · $115/mo
• Expected delta: +$181/yr (+$15/mo · 15.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,015
• − Mortgage interest: −$5,596
• − Property taxes: −$1,197
• − Insurance: −$500
• − Repairs & maintenance: −$1,121
• − Management: −$1,121
• − Depreciation: −$2,906
• Taxable income: $1,573
• Est. tax owed @ 24.0%: −$378
• After-tax cash flow: $2,711/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

+1010.0% since first listed

13 events — show timeline

• 2026-04-14 Listed $99,900 NORIS
• 2025-10-14 Price Changed $55,000 NORIS
• 2024-01-04 Sold (Public Records) $55,000 Public Records
• 2023-12-29 Sold (MLS) $55,000 NORIS
• 2023-12-22 Pending — NORIS
• 2023-12-12 Relisted — NORIS
• 2023-12-06 Contingent — NORIS
• 2023-11-30 Relisted — NORIS
• 2023-11-25 Pending — NORIS
• 2023-11-17 Listed $70,000 NORIS
• 2006-09-28 Sold (Public Records) $28,667 Public Records
• 2002-11-05 Sold (Public Records) $43,000 Public Records
• 1991-03-01 Sold (Public Records) $9,000 Public Records

Property tax history

+4.5%/yr

Latest (2025): $1,197 · -4.5% YoY. Source: county tax records.