815 Dunwood Ct · Toledo, OH 43609

$89,000

3 bd · 1.0 ba · 1,364 sqft · SingleFamily public records · 17 Days on market

Built 1910 3,000 sqft lot

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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 +25.6/30.0
• DSCR +8.5/10.0
• ARV discount +7.5/15.0
• 1% rule +6.3/10.0
• Appreciation +5.4/10.0
• Rent growth +4.5/5.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0

Listing remarks

Located Near The Toledo ZOO! 3 Bedrooms! Huge Opportunity! Here is your chance to own an income producing property with a tenant already in place! New Privacy Fence! Managed by a local Property Management Company! LMHA Approved. Current Rent Income $945 Per Month.

Key facts

• New privacy fence
• Lmha approved
• 3,000 sq ft lot

Tags

• LOCATED NEAR THE TOLEDO ZOO
• NEW PRIVACY FENCE
• INCOME PRODUCING PROPERTY
• TENANT ALREADY IN PLACE
• LMHA APPROVED

Property features AI

Exterior

• Parking: Other parking
• Utilities: Electricity connected; Natural gas connected; Public water; Public sewer
• Home design: Single-family residence; Two levels / 2 stories; Not attached, no common walls
• Construction: Wood siding construction; Other foundation
• Exterior features: Privacy fencing; Shingle roof

Interior

• Kitchen: Kitchen on main level (15 x 10)
• Bedrooms: Upper-level bedroom (18 x 15); Upper-level bedroom 2 (10 x 8); Upper-level bedroom 3 (13 x 12)
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Cooling present (unspecified type)
• Interior features: Storage; Has basement; Total of 6 rooms
• Laundry & utility: Laundry located in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $89k.

Deal economics

• At list price, monthly cash flow is $210 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $89k).
• Recommended offer: $88k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.1% 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-, 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: Marshall Stemm Academy (math 2% / reading 8%, grade F, #1,554 of 1,584 statewide, top 100%, 374 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 (+7.8%/yr); 99 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 53% 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 $1k of equity ($615 loan paydown + $667 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 $25k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 18y 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 $70k; 27% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $87,665 (1.5% below list)

Questions for the listing agent

1. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.13% ✓
• Cap rate: 9.13%
• Cash-on-cash: 10.13%
• DSCR: 1.45
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $49,104
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
837 Lorain St	0.30mi	3/2.0	1,380 (+1%)	8mo	$75,000	$54	74
837 Orchard St	0.19mi	3/1.0	1,224 (-10%)	1mo	$19,000	$16	74
428 Havre St	0.41mi	2/1.0 (-1)	1,392 (+2%)	8mo	$43,800	$31	66
812 Bartley Pl	0.37mi	2/1.0 (-1)	1,337 (-2%)	11mo	$27,500	$21	65
559 Prouty Ave	0.59mi	3/1.0	1,407 (+3%)	6mo	$5,200	$4	62
1057 Harding Dr	0.20mi	3/2.0	1,184 (-13%)	4mo	$98,500	$83	61
1207 Colton St	0.54mi	3/1.0	1,546 (+13%)	1mo	$55,000	$36	52
634 Spencer St	0.66mi	4/1.0 (+1)	1,294 (-5%)	8mo	$85,000	$66	49
518 South Ave	0.73mi	3/1.0	1,255 (-8%)	6mo	$64,000	$51	48
1152 Walbridge Ave	0.57mi	3/1.5	1,207 (-12%)	11mo	$79,000	$65	43
1017 Salem St	0.65mi	3/1.0	1,194 (-12%)	11mo	$17,500	$15	40
245 Langdon St	0.70mi	3/1.0	1,538 (+13%)	9mo	$23,500	$15	38

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: 14.7%
• Equity multiple: 1.76×
• Total profit: $19,045
• Equity at exit: $29,228

10-year hold

• IRR: 21.3%
• Equity multiple: 3.90×
• Total profit: $72,209
• Equity at exit: $37,963

Cash invested: $24,920 (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: 7.4×

Monthly cashflow live

• Estimated rent: $1,003 high
• Mortgage (P&I): −$467
• Tax from tax record: −$78 /mo · $935/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$211
• Net cashflow: $210

Break-even live

Break-even rent $736

Max offer price $89,000

Occupancy floor 74%

Sensitivity live

Price	-10% $261	-5% $236	+0% $210	+5% $185	+10% $160
Rent	-10% $131	-5% $171	+0% $210	+5% $250	+10% $290
Rate	-1.0pp $255	-0.5pp $233	base $210	+0.5pp $187	+1.0pp $164

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
771 Orchard St Unit 7715 Toledo, OH	2.0	1.0	1086	$645	$0.59	24d	1	0.25mi
837 Colburn St Unit 2 Toledo, OH	2.0	1.0	1158	$695	$0.60	24d	1	0.30mi
837 Colburn St Unit 1 Toledo, OH	2.0	1.0	1178	$700	$0.59	44d	1	0.30mi
827 Colburn St Toledo, OH	2.0	1.0	1092	$750	$0.69	44d	1	0.31mi
1021 Walbridge Ave Toledo, OH	3.0	1.0	1592	$975	$0.61	44d	1	0.46mi
2424 Broadway St Toledo, OH	3.0	1.0	1416	$1,049	$0.74	15d	1	0.49mi
1418 Colburn St Toledo, OH	3.0	1.0	992	$1,200	$1.21	15d	1	0.69mi
1321 Gordon St Toledo, OH	3.0	1.0	1121	$1,050	$0.94	44d	1	0.74mi
724 Spencer St Toledo, OH	3.0	1.5	1127	$1,100	$0.98	44d	1	0.76mi
705 Nicholas St Toledo, OH	2.0	1.0	1037	$900	$0.87	44d	1	0.83mi
2594 Broadway St Toledo, OH	2.0	1.0	1076	$825	$0.77	44d	1	0.84mi
532 Carlton St Toledo, OH	3.0	1.0	1130	$1,050	$0.93	44d	1	0.84mi
523 Nicholas St Toledo, OH	3.0	1.0	1290	$1,350	$1.05	15d	1	0.87mi
825 Brighton Ave Toledo, OH	3.0	1.0	1533	$1,350	$0.88	44d	1	0.94mi
244 Knower St Toledo, OH	3.0	1.0	1120	$995	$0.89	15d	1	0.96mi
2802 Broadway St Unit 1 Toledo, OH	3.0	1.0	1650	$1,400	$0.85	15d	1	1.24mi
337 Broadway St Unit 201 Toledo, OH	2.0	1.0	1455	$1,650	$1.13	24d	1	1.46mi

Listing history 13 events

1. 2026-06-18
   days on market $89,000 Active 17 DOM
2. 2026-06-17
   days on market $89,000 Active 16 DOM
3. 2026-06-16
   days on market $89,000 Active 15 DOM
4. 2026-06-15
   days on market $89,000 Active 14 DOM
5. 2026-06-14
   days on market $89,000 Active 12 DOM
6. 2026-06-10
   days on market $89,000 Active 9 DOM
7. 2026-06-09
   days on market $89,000 Active 8 DOM
8. 2026-06-08
   days on market $89,000 Active 7 DOM
9. 2026-06-07
   days on market $89,000 Active 6 DOM
10. 2026-06-05
    days on market $89,000 Active 3 DOM
11. 2026-06-03
    days on market $89,000 Active 2 DOM
12. 2026-06-02
    remarks 264-char remark
13. 2026-06-02
    listed $89,000 Active 1 DOM

ⓘ 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: $935 · $78/mo
• Projected year-2 tax: $1,161 · $97/mo
• Expected delta: +$227/yr (+$19/mo · 24.3%)

ⓘ 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 ≥101°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: $12,031
• − Mortgage interest: −$4,985
• − Property taxes: −$935
• − Insurance: −$445
• − Repairs & maintenance: −$962
• − Management: −$962
• − Depreciation: −$2,589
• Taxable income: $1,152
• Est. tax owed @ 24.0%: −$276
• After-tax cash flow: $2,248/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

+58.9% since first listed

16 events — show timeline

• 2026-06-01 Listed $89,000 NORIS
• 2026-01-28 Listing Removed — NORIS
• 2025-09-05 Price Changed $86,900 NORIS
• 2025-08-26 Relisted — NORIS
• 2025-07-01 Contingent — NORIS
• 2025-06-04 Listed $89,900 NORIS
• 2022-03-25 Sold (Public Records) $70,000 Public Records
• 2019-11-14 Sold (Public Records) $23,000 Public Records
• 2010-06-20 Listing Removed — NORIS
• 2010-03-22 Listed $30,000 NORIS
• 2009-06-22 Listing Removed — NORIS
• 2008-12-22 Listed $49,000 NORIS
• 2008-11-07 Listing Removed — NORIS
• 2008-10-07 Listed $56,000 NORIS
• 2008-10-01 Listing Removed — NORIS
• 2008-04-02 Listed $56,000 NORIS

Property tax history

+1.5%/yr

Latest (2025): $935 · +4.5% YoY. Source: county tax records.