1012 Idaho St · Toledo, OH 43605

$84,900

3 bd · 1.0 ba · 1,041 sqft · SingleFamily public records · 45 Days on market

Built 1916 2,400 sqft lot $82/sqft · 75% above area

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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 +29.9/30.0
• DSCR +10.0/10.0
• 1% rule +7.7/10.0
• 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

Fully remodeled and rent-ready, this 3-bedroom home is a strong opportunity for investors looking to add a turnkey asset to their portfolio. Fresh paint, brand-new flooring, and modern finishes throughout mean the major work is already done, allowing for a quick path to occupancy and income. The home also offers a full basement, large covered front porch, and privacy-fenced backyard, features that add both tenant appeal and long-term value. Clean, updated, and easy to lease, this is the kind of property investors are always looking for.

Key facts

• 2,400 sq ft lot
• Built 1916
• Listed 45 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $85k.

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 ($1k rent vs $85k).
• Recommended offer: $82k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.7% 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-, 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); 117 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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 33% 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 $587 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 ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts 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: built in 1916 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $82,353 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1916 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.27% ✓
• Cap rate: 10.72%
• Cash-on-cash: 15.80%
• DSCR: 1.70
• GRM: 6.6

CMA / ARV

• ARV (median comp): $48,542
• List price: $84,900
• Delta: 74.90%
• 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
1012 Idaho St	0.00mi	3/1.0	1,041 (0%)	0mo	$84,900	$82	100
1133 Nevada St	0.18mi	2/1.0 (-1)	1,044 (+0%)	4mo	$36,000	$34	83
635 Milton St	0.37mi	3/1.0	1,096 (+5%)	4mo	$36,500	$33	70
463 Howland Ave	0.62mi	3/1.0	1,027 (-1%)	4mo	$65,000	$63	65
328 White St	0.49mi	2/1.0 (-1)	1,000 (-4%)	1mo	$39,900	$40	65
622 Church St	0.36mi	2/1.0 (-1)	948 (-9%)	3mo	$25,000	$26	61
729 Utah St	0.62mi	3/1.0	1,116 (+7%)	1mo	$60,000	$54	58
921 Berry St	0.34mi	4/1.0 (+1)	924 (-11%)	4mo	$37,000	$40	57
57 Jay St	0.71mi	3/1.0	1,109 (+6%)	1mo	$50,000	$45	55
2003 Idaho St	0.66mi	3/1.0	1,172 (+13%)	5mo	$120,000	$102	44
437 3rd St	0.68mi	3/1.0	1,188 (+14%)	5mo	$62,500	$53	40
256 Midvale Ave	0.75mi	3/1.0	1,180 (+13%)	4mo	$137,300	$116	40

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: 9.2%
• Equity multiple: 1.37×
• Total profit: $8,792
• Equity at exit: $12,659

10-year hold

• IRR: 20.1%
• Equity multiple: 2.88×
• Total profit: $44,575
• Equity at exit: $7,341

Cash invested: $23,772 (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: 117
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,075 high
• Mortgage (P&I): −$445
• Tax from tax record: −$56 /mo · $668/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$226
• Net cashflow: $313

Break-even live

Break-even rent $679

Max offer price $84,900

Occupancy floor 66%

Sensitivity live

Price	-10% $361	-5% $337	+0% $313	+5% $289	+10% $265
Rent	-10% $228	-5% $271	+0% $313	+5% $356	+10% $398
Rate	-1.0pp $356	-0.5pp $335	base $313	+0.5pp $291	+1.0pp $269

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: $21,225
• Closing costs: $2,547
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
724 Plymouth St Toledo, OH	2.0	1.0	819	$750	$0.92	44d	1	0.14mi
1123 Nevada St Toledo, OH	2.0	1.0	792	$900	$1.14	14d	1	0.16mi
948 White St Toledo, OH	3.0	1.0	1024	$1,135	$1.11	14d	1	0.29mi
908 Forsythe St Unit Upstairs Toledo, OH	2.0	1.0	1164	$900	$0.77	14d	1	0.30mi
908 Forsythe St Unit Downstairs Toledo, OH	3.0	1.0	1164	$950	$0.82	44d	1	0.31mi
1505 Navarre Ave Toledo, OH	3.0	1.0	1331	$1,145	$0.86	44d	1	0.31mi
921 Berry St Toledo, OH	4.0	1.0	1204	$1,350	$1.12	14d	1	0.35mi
1106 White St Toledo, OH	3.0	1.0	1200	$1,015	$0.85	14d	1	0.37mi
557 Valleywood Dr Toledo, OH	3.0	1.0	848	$1,100	$1.30	44d	1	0.39mi
1614 Nevada St Toledo, OH	2.0	1.0	1172	$1,000	$0.85	22d	1	0.39mi
29 Garfield Pl Toledo, OH	4.0	2.0	1300	$1,250	$0.96	14d	1	0.41mi
653 Oswald St Toledo, OH	2.0	1.0	920	$800	$0.87	44d	1	0.47mi
537 Potter St Toledo, OH	2.0	1.0	1200	$625	$0.52	24d	1	0.50mi
946 Butler St Toledo, OH	2.0	1.0	944	$650	$0.69	44d	1	0.50mi
571 Howland Ave Toledo, OH	2.0	1.0	874	$875	$1.00	44d	1	0.55mi
508 Howland Ave Toledo, OH	3.0	1.0	840	$1,000	$1.19	44d	1	0.56mi
834 Oak St Toledo, OH	3.0	1.0	1064	$900	$0.85	44d	1	0.58mi
420 Platt St Toledo, OH	2.0	1.0	1499	$685	$0.46	22d	1	0.60mi
414 Platt St Unit ST-3 Toledo, OH	3.0	1.0	1500	$1,150	$0.77	24d	1	0.61mi
950 Oak St Unit 1 Toledo, OH	2.0	1.0	725	$700	$0.97	44d	1	0.66mi
1205 Liberty St Unit NA Toledo, OH	3.0	1.0	864	$1,195	$1.38	44d	1	0.67mi
470 2nd St Unit 1 Toledo, OH	2.0	1.0	950	$799	$0.84	44d	1	0.72mi
223 Valleywood Dr Toledo, OH	2.0	1.0	1098	$1,099	$1.00	24d	1	0.73mi
20 Greenwood Ave Toledo, OH	3.0	1.0	1496	$1,150	$0.77	14d	1	0.83mi
2074 Starr Ave Toledo, OH	3.0	1.0	1115	$1,025	$0.92	24d	1	0.86mi
2129 Nevada St Toledo, OH	3.0	1.0	1352	$1,200	$0.89	14d	1	0.89mi
732 Coyne Ave Toledo, OH	3.0	1.0	968	$1,145	$1.18	14d	1	0.90mi
722 Coyne Ave Toledo, OH	2.0	1.0	900	$1,000	$1.11	14d	1	0.90mi
1306 Mott Ave Toledo, OH	3.0	1.5	1282	$1,149	$0.90	44d	1	0.92mi
1305 Mott Ave Toledo, OH	3.0	1.0	1080	$1,000	$0.93	44d	1	0.93mi
221 Licking St Unit 2 Toledo, OH	3.0	1.0	1048	$1,099	$1.05	24d	1	0.96mi
625 Riverside Dr Toledo, OH	1.0–2.0	1.0–2.0	860	$1,767	$2.05	14d	37	1.06mi
1537 Carlyle St Toledo, OH	2.0	1.0	800	$800	$1.00	24d	1	1.10mi
128 Carbon St Toledo, OH	3.0	1.0	1113	$1,200	$1.08	24d	1	1.10mi
1537 Remington St Toledo, OH	3.0	1.0	1064	$1,095	$1.03	44d	1	1.13mi
200 N St Clair St Toledo, OH	2.0	1.0–2.0	835	$2,550	$3.05	14d	15	1.35mi
337 Broadway St Unit 201 Toledo, OH	2.0	1.0	1455	$1,650	$1.13	24d	1	1.43mi
1119 N Summit St Toledo, OH	2.0	2.0	1500	$1,890	$1.26	44d	1	1.48mi
1119 N Summit St Toledo, OH	2.0	2.0	1226	$1,750	$1.43	24d	1	1.48mi
1119 N Summit St Toledo, OH	1.0–2.0	1.0–2.0	1023	$1,750	$1.71	14d	2	1.48mi

Listing history 25 events

1. 2026-06-03
   statusdays on market $84,900 Pending 45 DOM
2. 2026-06-02
   days on market $84,900 Contingent 44 DOM
3. 2026-06-01
   days on market $84,900 Contingent 43 DOM
4. 2026-05-31
   days on market $84,900 Contingent 42 DOM
5. 2026-05-30
   days on market $84,900 Contingent 41 DOM
6. 2026-05-06
   historical Contingent 542-char remark

   Show marketing remark (542 chars)

   Fully remodeled and rent-ready, this 3-bedroom home is a strong opportunity for investors looking to add a turnkey asset to their portfolio. Fresh paint, brand-new flooring, and modern finishes throughout mean the major work is already done, allowing for a quick path to occupancy and income. The home also offers a full basement, large covered front porch, and privacy-fenced backyard, features that add both tenant appeal and long-term value. Clean, updated, and easy to lease, this is the kind of property investors are always looking for.

7. 2026-05-01
   status Active 542-char remark

   Show marketing remark (542 chars)

   Fully remodeled and rent-ready, this 3-bedroom home is a strong opportunity for investors looking to add a turnkey asset to their portfolio. Fresh paint, brand-new flooring, and modern finishes throughout mean the major work is already done, allowing for a quick path to occupancy and income. The home also offers a full basement, large covered front porch, and privacy-fenced backyard, features that add both tenant appeal and long-term value. Clean, updated, and easy to lease, this is the kind of property investors are always looking for.

8. 2026-04-24
   historical Contingent 542-char remark

   Show marketing remark (542 chars)

   Fully remodeled and rent-ready, this 3-bedroom home is a strong opportunity for investors looking to add a turnkey asset to their portfolio. Fresh paint, brand-new flooring, and modern finishes throughout mean the major work is already done, allowing for a quick path to occupancy and income. The home also offers a full basement, large covered front porch, and privacy-fenced backyard, features that add both tenant appeal and long-term value. Clean, updated, and easy to lease, this is the kind of property investors are always looking for.

9. 2026-04-21
   historical $1,175
10. 2026-04-18
    listed $84,900 Active 542-char remark

    Show marketing remark (542 chars)

    Fully remodeled and rent-ready, this 3-bedroom home is a strong opportunity for investors looking to add a turnkey asset to their portfolio. Fresh paint, brand-new flooring, and modern finishes throughout mean the major work is already done, allowing for a quick path to occupancy and income. The home also offers a full basement, large covered front porch, and privacy-fenced backyard, features that add both tenant appeal and long-term value. Clean, updated, and easy to lease, this is the kind of property investors are always looking for.

11. 2026-02-16
    price $1,175
12. 2026-01-23
    price $1,200
13. 2025-11-25
    listed $1,250
14. 2025-10-24
    status Active
15. 2025-10-14
    price $80,580
16. 2025-09-22
    status Pending
17. 2025-09-22
    historical
18. 2025-09-12
    listed $85,000 Active
19. 2025-07-12
    historical $1,200
20. 2025-06-18
    soldstatus $80,600
21. 2025-06-10
    listed $1,200
22. 2025-06-09
    status Pending
23. 2025-06-06
    soldstatus $80,580 Closed
24. 2025-05-06
    historical Contingent
25. 2025-04-25
    listed $84,000 Active

ⓘ 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: $668 · $56/mo
• Projected year-2 tax: $996 · $83/mo
• Expected delta: +$328/yr (+$27/mo · 49.2%)

ⓘ 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: $12,901
• − Mortgage interest: −$4,756
• − Property taxes: −$668
• − Insurance: −$424
• − Repairs & maintenance: −$1,032
• − Management: −$1,032
• − Depreciation: −$2,470
• Taxable income: $2,519
• Est. tax owed @ 24.0%: −$605
• After-tax cash flow: $3,152/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

-98.6% since first listed

20 events — show timeline

• 2026-05-06 Contingent — NORIS
• 2026-05-01 Relisted — NORIS
• 2026-04-24 Contingent — NORIS
• 2026-04-21 Rental Removed $1,175 TENANTTURNER2
• 2026-04-18 Listed $84,900 NORIS
• 2026-02-16 Price Changed $1,175 TENANTTURNER2
• 2026-01-23 Price Changed $1,200 TENANTTURNER2
• 2025-11-25 Listed for Rent $1,250 TENANTTURNER2
• 2025-10-24 Relisted — NORIS
• 2025-10-14 Price Changed $80,580 NORIS
• 2025-09-22 Pending — NORIS
• 2025-09-22 Listing Removed — NORIS
• 2025-09-12 Listed $85,000 NORIS
• 2025-07-12 Rental Removed $1,200 Avail
• 2025-06-18 Sold (Public Records) $80,600 Public Records
• 2025-06-10 Listed for Rent $1,200 Avail
• 2025-06-09 Pending — NORIS
• 2025-06-06 Sold (MLS) $80,580 NORIS
• 2025-05-06 Contingent — NORIS
• 2025-04-25 Listed $84,000 NORIS

Property tax history

+6.1%/yr

Latest (2025): $668 · -12.5% YoY. Source: county tax records.