216 Summerdale Ave · Toledo, OH 43605

$97,500

2 bd · 1.0 ba · 686 sqft · SingleFamily public records · 40 Days on market

Built 1952 4,400 sqft lot $142/sqft · 93% above area Est $75k · 31% over

---

Why this score? — see what drove the D- 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 +18.5/30.0
• DSCR +5.8/10.0
• 1% rule +4.3/10.0
• Rent growth +3.8/5.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming home on quiet street. Newer carpets, fresh paint and possible 3rd bedroom upstairs! Well cared for home! Full basement offers additional space. This home is move in ready!! Perfect for a family or to use as a rental property that is ready to go!

Key facts

• Full basement
• Brand new carpet
• Coved ceilings

Tags

• QUIET DEAD-END STREET
• SPACIOUS LIVING ROOM
• COVED CEILINGS
• BRAND NEW CARPET
• ORIGINAL HARDWOOD FLOORS
• FULL BASEMENT

Property features AI

Exterior

• Parking: Detached garage; Concrete driveway; Total parking for 3 vehicles; 1 garage space
• Utilities: Electricity connected; Natural gas connected; Public water; Public sewer
• Home design: Single-family residence; One and one half levels; No shared/common walls; Residential property
• Construction: Aluminum siding; Block foundation; Shingle roof; Built with conventional residential construction
• Exterior features: Chain link fencing; Lot approximately 0.1 acre

Interior

• Kitchen: Dishwasher; Gas oven; Refrigerator; Eat-in layout
• Bedrooms: Bedroom on upper level (13 x 25); Bedroom on main level with ceiling fan (10 x 10); Bedroom on main level with ceiling fan (11 x 10)
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Heating present
• Interior features: Eat-in kitchen; Has basement; 5 total rooms
• Laundry & utility: Washer; Dryer; Laundry located in basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $98k.

Deal economics

• At list price, monthly cash flow is $92 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $90k (7.5% below list).
• Recommended offer: $90k (7.5% below list) — sets the bar for 1% rule.

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: Raymer Elementary School (math 14% / reading 16%, grade F, #1,377 of 1,584 statewide, top 87%, 424 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 (+5.4%/yr); 117 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% 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

• Local home prices are declining (-3.0%/yr); year-one equity from $674 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.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($95k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 12y 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: built in 1952 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $90,193 (7.5% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 7% concession, seller financing, or rate buy-down credit?
2. Built in 1952 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.93% ✗
• Cap rate: 7.43%
• Cash-on-cash: 4.05%
• DSCR: 1.18
• GRM: 9.0

CMA / ARV

• ARV (median comp): $74,529
• List price: $97,500
• Delta: 30.82%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
331 Heffner St	0.21mi	2/1.0	708 (+3%)	4mo	$51,800	$73	82
567 Dearborn Ave	0.13mi	2/1.0	779 (+14%)	10mo	$67,100	$86	63
267 Licking St	0.45mi	2/1.0	720 (+5%)	11mo	$50,000	$69	61
2121 Nevada St	0.58mi	2/1.0	731 (+7%)	4mo	$69,000	$94	59
531 Plymouth St	0.61mi	2/1.0	720 (+5%)	11mo	$6,000	$8	54
224 Licking St	0.54mi	2/1.0	720 (+5%)	18mo	$90,000	$125	51
2023 Navarre Ave	0.74mi	2/1.0	760 (+11%)	12mo	$78,000	$103	37

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: -7.5%
• Equity multiple: 0.72×
• Total profit: $-7,744
• Equity at exit: $14,538

10-year hold

• IRR: 4.6%
• Equity multiple: 1.37×
• Total profit: $10,225
• Equity at exit: $8,430

Cash invested: $27,300 (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: 9.0×

Monthly cashflow live

• Estimated rent: $902 high
• Mortgage (P&I): −$511
• Tax from tax record: −$68 /mo · $821/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$189
• Net cashflow: $92

Break-even live

Break-even rent $785

Max offer price $97,500

Occupancy floor 85%

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: $24,375
• Closing costs: $2,925
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
578 Dearborn Ave Unit 2 Toledo, OH	1.0	1.0	660	$750	$1.14	23d	1	0.15mi
251 Graham St Apt A Toledo, OH	2.0	1.0	625	$850	$1.36	43d	1	0.48mi
21 Magyar St Toledo, OH	2.0	1.0	680	$1,050	$1.54	43d	1	0.71mi
2039 Genesee St Toledo, OH	1.0	1.0	660	$625	$0.95	43d	1	1.03mi
625 Riverside Dr Toledo, OH	1.0–2.0	1.0–2.0	860	$1,767	$2.05	14d	37	1.13mi
1007 N Summit St Unit 1010 Toledo, OH	1.0	1.0	420	$697	$1.66	23d	1	1.33mi
1007 N Summit St Unit 1010 Toledo, OH	1.0	1.0	468	$797	$1.70	43d	1	1.33mi
2514 York St Unit Back Toledo, OH	2.0	1.0	696	$850	$1.22	14d	1	1.46mi
950 Oak St Unit 1 Toledo, OH	2.0	1.0	725	$700	$0.97	43d	1	1.49mi

Listing history 19 events

1. 2026-06-14
   status $97,500 Pending 40 DOM
2. 2026-06-10
   days on market $97,500 Contingent 40 DOM
3. 2026-06-09
   days on market $97,500 Contingent 39 DOM
4. 2026-06-08
   days on market $97,500 Contingent 38 DOM
5. 2026-06-07
   days on market $97,500 Contingent 37 DOM
6. 2026-06-05
   days on market $97,500 Contingent 34 DOM
7. 2026-06-03
   days on market $97,500 Contingent 33 DOM
8. 2026-06-02
   days on market $97,500 Contingent 32 DOM
9. 2026-06-01
   days on market $97,500 Contingent 31 DOM
10. 2026-05-31
    days on market $97,500 Contingent 30 DOM
11. 2026-05-30
    days on market $97,500 Contingent 29 DOM
12. 2026-05-05
    historical Contingent 837-char remark
13. 2026-05-01
    listed $97,500 Active 837-char remark
14. 2025-10-14
    price $20,000 254-char remark

    Show marketing remark (254 chars)

    Charming home on quiet street. Newer carpets, fresh paint and possible 3rd bedroom upstairs! Well cared for home! Full basement offers additional space. This home is move in ready!! Perfect for a family or to use as a rental property that is ready to go!

15. 2014-12-03
    soldstatus $20,000 254-char remark

    Show marketing remark (254 chars)

    Charming home on quiet street. Newer carpets, fresh paint and possible 3rd bedroom upstairs! Well cared for home! Full basement offers additional space. This home is move in ready!! Perfect for a family or to use as a rental property that is ready to go!

16. 2014-10-25
    price $25,000 254-char remark

    Show marketing remark (254 chars)

    Charming home on quiet street. Newer carpets, fresh paint and possible 3rd bedroom upstairs! Well cared for home! Full basement offers additional space. This home is move in ready!! Perfect for a family or to use as a rental property that is ready to go!

17. 2014-08-25
    listed $25,000 254-char remark

    Show marketing remark (254 chars)

    Charming home on quiet street. Newer carpets, fresh paint and possible 3rd bedroom upstairs! Well cared for home! Full basement offers additional space. This home is move in ready!! Perfect for a family or to use as a rental property that is ready to go!

18. 2012-12-12
    soldstatus $2,256
19. 1987-04-01
    soldstatus $37,000

ⓘ 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: $821 · $68/mo
• Projected year-2 tax: $1,171 · $98/mo
• Expected delta: +$350/yr (+$29/mo · 42.7%)

ⓘ 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: $10,823
• − Mortgage interest: −$5,462
• − Property taxes: −$821
• − Insurance: −$488
• − Repairs & maintenance: −$866
• − Management: −$866
• − Depreciation: −$2,836
• Taxable loss: −$515
• Est. tax savings @ 24.0%: +$123
• After-tax cash flow: $1,230/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

+170.3% since first listed

10 events — show timeline

• 2026-06-10 Pending — NORIS
• 2026-06-10 Sold (MLS) $100,000 NORIS
• 2026-05-05 Contingent — NORIS
• 2026-05-01 Listed $97,500 NORIS
• 2025-10-14 Price Changed $20,000 NORIS
• 2014-12-03 Sold (MLS) $20,000 NORIS
• 2014-10-25 Price Changed $25,000 NORIS
• 2014-08-25 Listed $25,000 NORIS
• 2012-12-12 Sold (Public Records) $2,256 Public Records
• 1987-04-01 Sold (Public Records) $37,000 Public Records

Property tax history

+0.3%/yr

Latest (2025): $821 · +1.8% YoY. Source: county tax records.