285 Walbridge Ave · Toledo, OH 43609

$50,000

3 bd · 1.0 ba · 1,028 sqft · SingleFamily public records · 182 Days on market

Built 1877 3,400 sqft lot $49/sqft · 5% above area Est $47k · 5% over ↓ 28% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +5.4/10.0
• ARV discount +5.1/15.0
• Rent growth +4.5/5.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0

Listing remarks MLS

Seller willing to consider owner financing for qualified buyer with acceptable down payment and terms. Handyman's special with recent improvements! This property offers two bedrooms on the main floor plus a loft area with potential for a third bedroom, office, or flex space. The remodeled bathroom features a stand-alone shower, jetted tub, and Bluetooth speaker exhaust fans. Recent updates include a brand-new front porch, with additional repairs already completed. Rear deck provides extra outdoor space. Home does require further work and is priced accordingly—ideal opportunity for investors or buyers looking to add value. ***Sold As Is***

Key facts

• Remodeled bathroom
• Stand-alone shower
• Jetted tub

Tags

• REMODELED BATHROOM
• STAND-ALONE SHOWER
• JETTED TUB
• BLUETOOTH SPEAKER EXHAUST FANS
• BRAND-NEW FRONT PORCH
• REAR DECK

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $460 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $44k (12.0% below list) — sets the bar for market timing.
• Cap rate 17.3% 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 (+7.8%/yr); 99 active listings in the ZIP; 15 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).

Forward outlook

• In year one you build about $721 of equity ($346 loan paydown + $375 appreciation (0.8% local appreciation)).
• Lucas County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (0.8% appreciation + 7.8% rent growth), your $14k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 182 days — a 12% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• 6 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.

Risks & watch-outs

• Watch-outs: built in 1877 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $44,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 182 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 1877 — 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: 2.01% ✓
• Cap rate: 17.34%
• Cash-on-cash: 39.44%
• DSCR: 2.75
• GRM: 4.1

CMA / ARV

• ARV (median comp): $47,462
• List price: $50,000
• Delta: 5.35%
• 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
517 Knower St	0.18mi	3/1.0	966 (-6%)	1mo	$65,000	$67	81
251 Knower St	0.08mi	3/1.0	1,119 (+9%)	4mo	$30,000	$27	78
267 Leland Ave	0.07mi	2/1.0 (-1)	969 (-6%)	9mo	$87,000	$90	74
638 Knower St	0.33mi	3/1.0	1,035 (+1%)	16mo	$12,100	$12	70
710 Western Ave	0.47mi	2/1.0 (-1)	1,028 (0%)	8mo	$72,500	$71	66
215 Walbridge Ave	0.13mi	2/1.0 (-1)	1,104 (+7%)	13mo	$45,000	$41	66
356 Sumner St	0.16mi	2/1.0 (-1)	910 (-12%)	8mo	$24,900	$27	62
611 Maumee Ave	0.29mi	3/1.0	1,086 (+6%)	19mo	$70,000	$64	61
511 Congress St	0.44mi	3/1.0	1,109 (+8%)	6mo	$55,000	$50	61
616 Pleasant Pl	0.43mi	3/1.5	941 (-8%)	6mo	$45,000	$48	58
58 City Park	0.73mi	3/1.0	1,008 (-2%)	7mo	$45,000	$45	57
627 Curtis St	0.66mi	3/1.0	1,114 (+8%)	16mo	$52,000	$47	42

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

0.75% appreciation · 7.8% rent growth · sell at horizon

5-year hold

• IRR: 46.1%
• Equity multiple: 3.48×
• Total profit: $34,727
• Equity at exit: $16,420

10-year hold

• IRR: 50.3%
• Equity multiple: 8.12×
• Total profit: $99,720
• Equity at exit: $21,328

Cash invested: $14,000 (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 43609

• Home prices YoY: 0.3%
• Rents YoY: 7.8%
• Active inventory: 99
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,005 high
• Mortgage (P&I): −$262
• Tax from tax record: −$51 /mo · $612/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$211
• Net cashflow: $460

Break-even live

Break-even rent $423

Max offer price $50,000

Occupancy floor 49%

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
244 Knower St Toledo, OH	3.0	1.0	1120	$995	$0.89	14d	1	0.10mi
827 Colburn St Toledo, OH	2.0	1.0	1092	$750	$0.69	43d	1	0.62mi
771 Orchard St Unit 7715 Toledo, OH	2.0	1.0	1086	$645	$0.59	23d	1	0.63mi
837 Colburn St Unit 1 Toledo, OH	2.0	1.0	1178	$700	$0.59	43d	1	0.64mi
837 Colburn St Unit 2 Toledo, OH	2.0	1.0	1158	$695	$0.60	23d	1	0.64mi
337 Broadway St Unit 201 Toledo, OH	2.0	1.0	1455	$1,650	$1.13	23d	1	0.65mi
20 Greenwood Ave Toledo, OH	3.0	1.0	1496	$1,150	$0.77	14d	1	1.11mi
950 Oak St Unit 1 Toledo, OH	2.0	1.0	725	$700	$0.97	43d	1	1.17mi
834 Oak St Toledo, OH	3.0	1.0	1064	$900	$0.85	43d	1	1.19mi
1321 Gordon St Toledo, OH	3.0	1.0	1121	$1,050	$0.94	43d	1	1.31mi
946 Butler St Toledo, OH	2.0	1.0	944	$650	$0.69	43d	1	1.35mi
537 Potter St Toledo, OH	2.0	1.0	1200	$625	$0.52	23d	1	1.37mi
2424 Broadway St Toledo, OH	3.0	1.0	1416	$1,049	$0.74	14d	1	1.37mi
1418 Colburn St Toledo, OH	3.0	1.0	992	$1,200	$1.21	14d	1	1.42mi
200 N St Clair St Toledo, OH	2.0	1.0–2.0	835	$2,550	$3.05	14d	15	1.42mi

Listing history 32 events

1. 2026-06-18
   status $50,000 Pending 182 DOM
2. 2026-06-18
   days on market $50,000 Active 182 DOM
3. 2026-06-17
   days on market $50,000 Active 181 DOM
4. 2026-06-16
   days on market $50,000 Active 180 DOM
5. 2026-06-15
   days on market $50,000 Active 179 DOM
6. 2026-06-14
   days on market $50,000 Active 177 DOM
7. 2026-06-10
   days on market $50,000 Active 174 DOM
8. 2026-06-09
   days on market $50,000 Active 173 DOM
9. 2026-06-08
   days on market $50,000 Active 172 DOM
10. 2026-06-07
    days on market $50,000 Active 171 DOM
11. 2026-06-05
    days on market $50,000 Active 168 DOM
12. 2026-06-03
    days on market $50,000 Active 167 DOM
13. 2026-06-02
    days on market $50,000 Active 166 DOM
14. 2026-06-01
    days on market $50,000 Active 165 DOM
15. 2026-05-31
    days on market $50,000 Active 164 DOM
16. 2026-05-30
    days on market $50,000 Active 163 DOM
17. 2026-05-08
    status Active 653-char remark

    Show marketing remark (653 chars)

    Seller willing to consider owner financing for qualified buyer with acceptable down payment and terms. Handyman's special with recent improvements! This property offers two bedrooms on the main floor plus a loft area with potential for a third bedroom, office, or flex space. The remodeled bathroom features a stand-alone shower, jetted tub, and Bluetooth speaker exhaust fans. Recent updates include a brand-new front porch, with additional repairs already completed. Rear deck provides extra outdoor space. Home does require further work and is priced accordingly—ideal opportunity for investors or buyers looking to add value. ***Sold As Is***

18. 2026-03-20
    historical Contingent 653-char remark

    Show marketing remark (653 chars)

    Seller willing to consider owner financing for qualified buyer with acceptable down payment and terms. Handyman's special with recent improvements! This property offers two bedrooms on the main floor plus a loft area with potential for a third bedroom, office, or flex space. The remodeled bathroom features a stand-alone shower, jetted tub, and Bluetooth speaker exhaust fans. Recent updates include a brand-new front porch, with additional repairs already completed. Rear deck provides extra outdoor space. Home does require further work and is priced accordingly—ideal opportunity for investors or buyers looking to add value. ***Sold As Is***

19. 2026-01-28
    status Active 653-char remark

    Show marketing remark (653 chars)

    Seller willing to consider owner financing for qualified buyer with acceptable down payment and terms. Handyman's special with recent improvements! This property offers two bedrooms on the main floor plus a loft area with potential for a third bedroom, office, or flex space. The remodeled bathroom features a stand-alone shower, jetted tub, and Bluetooth speaker exhaust fans. Recent updates include a brand-new front porch, with additional repairs already completed. Rear deck provides extra outdoor space. Home does require further work and is priced accordingly—ideal opportunity for investors or buyers looking to add value. ***Sold As Is***

20. 2026-01-19
    historical Contingent 653-char remark

    Show marketing remark (653 chars)

    Seller willing to consider owner financing for qualified buyer with acceptable down payment and terms. Handyman's special with recent improvements! This property offers two bedrooms on the main floor plus a loft area with potential for a third bedroom, office, or flex space. The remodeled bathroom features a stand-alone shower, jetted tub, and Bluetooth speaker exhaust fans. Recent updates include a brand-new front porch, with additional repairs already completed. Rear deck provides extra outdoor space. Home does require further work and is priced accordingly—ideal opportunity for investors or buyers looking to add value. ***Sold As Is***

21. 2025-12-18
    listed $50,000 Active 653-char remark

    Show marketing remark (653 chars)

    Seller willing to consider owner financing for qualified buyer with acceptable down payment and terms. Handyman's special with recent improvements! This property offers two bedrooms on the main floor plus a loft area with potential for a third bedroom, office, or flex space. The remodeled bathroom features a stand-alone shower, jetted tub, and Bluetooth speaker exhaust fans. Recent updates include a brand-new front porch, with additional repairs already completed. Rear deck provides extra outdoor space. Home does require further work and is priced accordingly—ideal opportunity for investors or buyers looking to add value. ***Sold As Is***

22. 2025-10-14
    price $44,000 378-char remark

    Show marketing remark (378 chars)

    Wonderful Remodel!Fully Upgraded Bathroom: Stand-alone Shower + Large Jacuzzi TubAll New: Hardwood Floors, Drywall, Windows, Doors, Plumbing, Appliances, Bluetooth Speaker Exhaust fans, Hot Water Heater & Furnace, Privacy Fence, Back Porch and MORE!New Bar ready for entertaining!Great Storage: Walk in closet with additional loft attached to the master bedroomA Must See!!!

23. 2025-09-08
    historical
24. 2025-08-06
    listed $45,000 Active
25. 2025-05-20
    historical
26. 2025-05-08
    listed $60,000 Active
27. 2023-04-11
    soldstatus $44,000 Closed 378-char remark

    Show marketing remark (378 chars)

    Wonderful Remodel!Fully Upgraded Bathroom: Stand-alone Shower + Large Jacuzzi TubAll New: Hardwood Floors, Drywall, Windows, Doors, Plumbing, Appliances, Bluetooth Speaker Exhaust fans, Hot Water Heater & Furnace, Privacy Fence, Back Porch and MORE!New Bar ready for entertaining!Great Storage: Walk in closet with additional loft attached to the master bedroomA Must See!!!

28. 2023-03-06
    status Pending 378-char remark

    Show marketing remark (378 chars)

    Wonderful Remodel!Fully Upgraded Bathroom: Stand-alone Shower + Large Jacuzzi TubAll New: Hardwood Floors, Drywall, Windows, Doors, Plumbing, Appliances, Bluetooth Speaker Exhaust fans, Hot Water Heater & Furnace, Privacy Fence, Back Porch and MORE!New Bar ready for entertaining!Great Storage: Walk in closet with additional loft attached to the master bedroomA Must See!!!

29. 2023-02-24
    historical Contingent 378-char remark

    Show marketing remark (378 chars)

    Wonderful Remodel!Fully Upgraded Bathroom: Stand-alone Shower + Large Jacuzzi TubAll New: Hardwood Floors, Drywall, Windows, Doors, Plumbing, Appliances, Bluetooth Speaker Exhaust fans, Hot Water Heater & Furnace, Privacy Fence, Back Porch and MORE!New Bar ready for entertaining!Great Storage: Walk in closet with additional loft attached to the master bedroomA Must See!!!

30. 2023-02-16
    price $55,000 378-char remark

    Show marketing remark (378 chars)

    Wonderful Remodel!Fully Upgraded Bathroom: Stand-alone Shower + Large Jacuzzi TubAll New: Hardwood Floors, Drywall, Windows, Doors, Plumbing, Appliances, Bluetooth Speaker Exhaust fans, Hot Water Heater & Furnace, Privacy Fence, Back Porch and MORE!New Bar ready for entertaining!Great Storage: Walk in closet with additional loft attached to the master bedroomA Must See!!!

31. 2023-02-03
    listed $69,900 Active 378-char remark

    Show marketing remark (378 chars)

    Wonderful Remodel!Fully Upgraded Bathroom: Stand-alone Shower + Large Jacuzzi TubAll New: Hardwood Floors, Drywall, Windows, Doors, Plumbing, Appliances, Bluetooth Speaker Exhaust fans, Hot Water Heater & Furnace, Privacy Fence, Back Porch and MORE!New Bar ready for entertaining!Great Storage: Walk in closet with additional loft attached to the master bedroomA Must See!!!

32. 2023-01-24
    historical $69,900 378-char remark

    Show marketing remark (378 chars)

    Wonderful Remodel!Fully Upgraded Bathroom: Stand-alone Shower + Large Jacuzzi TubAll New: Hardwood Floors, Drywall, Windows, Doors, Plumbing, Appliances, Bluetooth Speaker Exhaust fans, Hot Water Heater & Furnace, Privacy Fence, Back Porch and MORE!New Bar ready for entertaining!Great Storage: Walk in closet with additional loft attached to the master bedroomA Must See!!!

ⓘ 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: $612 · $51/mo
• Projected year-2 tax: $696 · $58/mo
• Expected delta: +$84/yr (+$7/mo · 13.7%)

ⓘ 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: $12,063
• − Mortgage interest: −$2,801
• − Property taxes: −$612
• − Insurance: −$250
• − Repairs & maintenance: −$965
• − Management: −$965
• − Depreciation: −$1,455
• Taxable income: $5,015
• Est. tax owed @ 24.0%: −$1,204
• After-tax cash flow: $4,317/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): 21,404
• Household income: $42,313
• Rent vs Own: 55.7% rent · 44.3% own
• Severe rent burden: 1603.0

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 0.66)
• Race & ethnicity: White 47% Black 29% Hispanic / Latino 17% Two or more races 9%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Romanian 5% Lithuanian 2% Italian 1%
• Foreign-born: 4% · Canada, China
• Languages at home: 92% English-only · Spanish 5% Arabic 1% French/Haitian/Cajun 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: ▲ 0.75%
• Current HPI: 235.2515
• Rent YoY: ▲ 7.80%
• 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

-28.5% since first listed

16 events — show timeline

• 2026-05-08 Relisted — NORIS
• 2026-03-20 Contingent — NORIS
• 2026-01-28 Relisted — NORIS
• 2026-01-19 Contingent — NORIS
• 2025-12-18 Listed $50,000 NORIS
• 2025-10-14 Price Changed $44,000 NORIS
• 2025-09-08 Listing Removed — NORIS
• 2025-08-06 Listed $45,000 NORIS
• 2025-05-20 Listing Removed — NORIS
• 2025-05-08 Listed $60,000 NORIS
• 2023-04-11 Sold (MLS) $44,000 NORIS
• 2023-03-06 Pending — NORIS
• 2023-02-24 Contingent — NORIS
• 2023-02-16 Price Changed $55,000 NORIS
• 2023-02-03 Listed $69,900 NORIS
• 2023-01-24 Coming Soon $69,900 NORIS

Property tax history

+12.3%/yr

Latest (2025): $612 · -28.9% YoY. Source: county tax records.