2538 Collingwood Blvd · Toledo, OH 43610

$50,000

3 bd · 1.0 ba · 1,673 sqft · SingleFamily public records · 97 Days on market

Built 1912 3,800 sqft lot $30/sqft · 27% below area Est $68k · 27% under

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +7.3/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0

Listing remarks MLS

Large 3 bed in OWE across from the Rosary Cathedral! First floor features include LR, DR, kitchen, sunroom and full bath, Upstairs has 3 beds, full bath and walk up unfinished attic. Home is on a corner lot and has newer water service line from street to house. Home is vacant and has been cleaned out, but needs attention. Could make a big beautiful owner occupant home for someone wanting to live in OWE!

Key facts

• Sunroom
• Corner lot
• 3,800 sq ft lot

Tags

• CORNER LOT
• NEWER WATER SERVICE LINE
• SUNROOM
• WALK UP UNFINISHED ATTIC

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 $487 ($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: $46k (9.0% below list) — sets the bar for market timing.
• Cap rate 18.0% vs local median 7.7% 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-, 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: Jesup W. Scott High School (math 8% / reading 17%, grade F, #726 of 781 statewide, top 94%, 736 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: 29 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $3k of equity ($346 loan paydown + $2k appreciation (4.7% 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 (4.7% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 97 days — a 9% lower offer ($46k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 24y ago; this cycle's ask has dropped $5k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $27k; list at $50k implies a 85% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1912 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $45,500 (9.0% below list)

Questions for the listing agent

1. It's been on market 97 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1912 — 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: 2.21% ✓
• Cap rate: 17.97%
• Cash-on-cash: 41.70%
• DSCR: 2.86
• GRM: 3.8

CMA / ARV

• ARV (median comp): $68,079
• List price: $50,000
• Delta: -26.56%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
427 W Delaware Ave	0.10mi	3/1.0	1,879 (+12%)	4mo	$6,888	$4	71
2446 Fulton St	0.28mi	3/2.0	1,572 (-6%)	2mo	$108,500	$69	71
519 Nottingham Ter	0.28mi	4/1.5 (+1)	1,709 (+2%)	8mo	$125,000	$73	69
298 W Park St	0.57mi	3/1.0	1,626 (-3%)	4mo	$33,000	$20	66
2838 Rockwood Pl	0.31mi	4/1.0 (+1)	1,559 (-7%)	10mo	$100,500	$64	61
2534 Maplewood Ave	0.44mi	3/2.0	1,480 (-12%)	1mo	$75,000	$51	55
3211 Parkwood Ave	0.59mi	3/1.0	1,535 (-8%)	5mo	$92,500	$60	54
3209 Kimball Ave	0.60mi	3/1.5	1,536 (-8%)	3mo	$56,000	$36	54
292 W Park St	0.58mi	3/1.5	1,544 (-8%)	6mo	$56,000	$36	53
2459 Franklin Ave	0.47mi	3/1.5	1,436 (-14%)	2mo	$100,000	$70	51
2841 N Detroit Ave	0.51mi	3/1.0	1,427 (-15%)	1mo	$60,000	$42	51
127 W Bancroft St	0.67mi	4/1.5 (+1)	1,436 (-14%)	3mo	$130,000	$91	36

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

Projected returns pro-forma

4.65% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 49.4%
• Equity multiple: 3.97×
• Total profit: $41,552
• Equity at exit: $27,269

10-year hold

• IRR: 47.6%
• Equity multiple: 8.10×
• Total profit: $99,404
• Equity at exit: $46,204

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 43610

• Home prices YoY: 3.8%
• Active inventory: 29
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $1,104 high
• Mortgage (P&I): −$262
• Tax from tax record: −$103 /mo · $1,235/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$232
• Net cashflow: $487

Break-even live

Break-even rent $489

Max offer price $50,000

Occupancy floor 51%

Sensitivity live

Price	-10% $515	-5% $501	+0% $487	+5% $472	+10% $458
Rent	-10% $399	-5% $443	+0% $487	+5% $530	+10% $574
Rate	-1.0pp $512	-0.5pp $499	base $487	+0.5pp $474	+1.0pp $460

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 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
425 Boston Pl Unit A Toledo, OH	2.0	1.0	1200	$895	$0.75	25d	1	0.27mi
2907 Rockwood Pl Toledo, OH	3.0	1.0	1494	$1,100	$0.74	15d	1	0.38mi
119 Winthrop St Toledo, OH	3.0	1.0	1734	$1,350	$0.78	25d	1	0.47mi
2447 Maplewood Ave Toledo, OH	2.0	1.0	1538	$897	$0.58	45d	1	0.49mi
960 W Delaware Ave Toledo, OH	3.0	1.0	1224	$1,050	$0.86	25d	1	0.64mi
610 Cadillac Ct Toledo, OH	3.0	1.0	1409	$1,050	$0.75	25d	1	0.66mi
614 Cadillac Ct Toledo, OH	3.0	1.0	1581	$1,075	$0.68	25d	1	0.66mi
152 Austin St Toledo, OH	4.0	1.5	1370	$1,150	$0.84	25d	1	0.72mi
2131 Franklin Ave Toledo, OH	2.0	2.0	1255	$900	$0.72	45d	1	0.76mi
31 W Oakland St Toledo, OH	4.0	1.0	1188	$1,249	$1.05	25d	1	0.80mi
59 E Hudson St Toledo, OH	3.0	1.0	1368	$1,100	$0.80	45d	1	0.97mi
2621 Chestnut St Toledo, OH	3.0	1.0	1444	$1,250	$0.87	45d	1	1.05mi
1436 Palmetto Ave Toledo, OH	3.0	1.0	1678	$1,400	$0.83	25d	1	1.20mi
3615 Berkeley Dr Toledo, OH	3.0	1.0	1096	$1,400	$1.28	15d	1	1.23mi
1026 Oakwood Ave Toledo, OH	2.0	1.0	1100	$850	$0.77	45d	1	1.23mi
322 14th St Apt 203 Toledo, OH	3.0	1.5	1065	$1,000	$0.94	15d	1	1.25mi
1337 Moore St Toledo, OH	3.0	1.5	1194	$995	$0.83	22d	1	1.31mi
1014 Berdan Ave Toledo, OH	3.0	1.0	1215	$1,200	$0.99	45d	1	1.32mi
3541 Willys Pkwy Toledo, OH	3.0	1.0	1113	$1,400	$1.26	45d	1	1.32mi
424 E Lake St Toledo, OH	3.0	1.0	1228	$1,075	$0.88	15d	1	1.35mi
516 E Hudson St Toledo, OH	3.0	1.0	1204	$1,098	$0.91	15d	1	1.35mi
524 E Hudson St Toledo, OH	3.0	1.0	1150	$895	$0.78	22d	1	1.36mi
524 E Hudson St Toledo, OH	2.0	1.0	1050	$825	$0.79	45d	1	1.36mi
3950 Woodhaven Dr Toledo, OH	2.0	1.0	1072	$745	$0.69	25d	1	1.40mi
3905 Peru St Toledo, OH	4.0	3.0	1548	$1,300	$0.84	22d	1	1.41mi
1573 Jermain Dr Toledo, OH	3.0	1.0	1254	$1,195	$0.95	15d	1	1.45mi
3606 Revere Dr Toledo, OH	4.0	1.0	1320	$1,500	$1.14	45d	1	1.49mi
1140 Palmwood Ave Toledo, OH	3.0	1.0	1292	$1,500	$1.16	45d	1	1.50mi

Listing history 44 events

1. 2026-06-21
   days on market $50,000 Active 97 DOM
2. 2026-06-18
   days on market $50,000 Active 94 DOM
3. 2026-06-17
   days on market $50,000 Active 93 DOM
4. 2026-06-16
   days on market $50,000 Active 92 DOM
5. 2026-06-15
   days on market $50,000 Active 91 DOM
6. 2026-06-14
   days on market $50,000 Active 89 DOM
7. 2026-06-10
   days on market $50,000 Active 86 DOM
8. 2026-06-09
   days on market $50,000 Active 85 DOM
9. 2026-06-09
   price $50,000 Active 84 DOM
10. 2026-06-08
    days on market $52,000 Active 84 DOM
11. 2026-06-07
    days on market $52,000 Active 83 DOM
12. 2026-06-05
    days on market $52,000 Active 80 DOM
13. 2026-06-03
    days on market $52,000 Active 79 DOM
14. 2026-06-02
    days on market $52,000 Active 78 DOM
15. 2026-06-01
    days on market $52,000 Active 77 DOM
16. 2026-05-31
    days on market $52,000 Active 76 DOM
17. 2026-05-30
    days on market $52,000 Active 75 DOM
18. 2026-03-26
    price $52,000 406-char remark

    Show marketing remark (406 chars)

    Large 3 bed in OWE across from the Rosary Cathedral! First floor features include LR, DR, kitchen, sunroom and full bath, Upstairs has 3 beds, full bath and walk up unfinished attic. Home is on a corner lot and has newer water service line from street to house. Home is vacant and has been cleaned out, but needs attention. Could make a big beautiful owner occupant home for someone wanting to live in OWE!

19. 2026-03-16
    listed $55,000 Active 406-char remark

    Show marketing remark (406 chars)

    Large 3 bed in OWE across from the Rosary Cathedral! First floor features include LR, DR, kitchen, sunroom and full bath, Upstairs has 3 beds, full bath and walk up unfinished attic. Home is on a corner lot and has newer water service line from street to house. Home is vacant and has been cleaned out, but needs attention. Could make a big beautiful owner occupant home for someone wanting to live in OWE!

20. 2025-10-14
    price $27,000 400-char remark

    Show marketing remark (400 chars)

    Large 3 bed in OWE across from the Rosary Cathedral! Home features new paint throughout, new flooring , 2 full baths (main floor bath is all new), updated kitchen, walk up attic, stove, fridge, alarm, 2 new exterior doors, new decking on front porch, corner lot, decorative FP in LR, large sunroom, 1 yr home warranty, new water service line from street to house. Currently rented for $725 per month.

21. 2025-10-14
    price $9,000

    Show marketing remark (400 chars)

    Large 3 bed in OWE across from the Rosary Cathedral! Home features new paint throughout, new flooring , 2 full baths (main floor bath is all new), updated kitchen, walk up attic, stove, fridge, alarm, 2 new exterior doors, new decking on front porch, corner lot, decorative FP in LR, large sunroom, 1 yr home warranty, new water service line from street to house. Currently rented for $725 per month.

22. 2025-10-13
    price $3,000
23. 2017-03-13
    soldstatus $27,000 400-char remark

    Show marketing remark (400 chars)

    Large 3 bed in OWE across from the Rosary Cathedral! Home features new paint throughout, new flooring , 2 full baths (main floor bath is all new), updated kitchen, walk up attic, stove, fridge, alarm, 2 new exterior doors, new decking on front porch, corner lot, decorative FP in LR, large sunroom, 1 yr home warranty, new water service line from street to house. Currently rented for $725 per month.

24. 2017-01-31
    listed $30,000 400-char remark

    Show marketing remark (400 chars)

    Large 3 bed in OWE across from the Rosary Cathedral! Home features new paint throughout, new flooring , 2 full baths (main floor bath is all new), updated kitchen, walk up attic, stove, fridge, alarm, 2 new exterior doors, new decking on front porch, corner lot, decorative FP in LR, large sunroom, 1 yr home warranty, new water service line from street to house. Currently rented for $725 per month.

25. 2015-11-11
    historical
26. 2015-05-11
    listed $29,900
27. 2015-04-10
    soldstatus $9,000
28. 2015-03-12
    price $14,900
29. 2014-09-22
    listed $14,900
30. 2009-07-13
    soldstatus $3,000
31. 2009-06-22
    listed $10,000
32. 2009-06-16
    historical
33. 2008-03-16
    listed $10,000
34. 2005-08-16
    soldstatus $42,650
35. 2004-08-03
    soldstatus $45,000
36. 2004-07-14
    soldstatus $45,000
37. 2004-07-01
    price $45,000
38. 2004-05-25
    listed $37,900
39. 2004-03-31
    historical
40. 2003-09-24
    listed $37,900
41. 2002-10-29
    historical
42. 2002-09-30
    listed
43. 1994-08-30
    soldstatus $45,600
44. 1990-02-05
    soldstatus $18,500

ⓘ 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: $1,235 · $103/mo
• Projected year-2 tax: $1,235 · $103/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 68% 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,253
• − Mortgage interest: −$2,801
• − Property taxes: −$1,235
• − Insurance: −$250
• − Repairs & maintenance: −$1,060
• − Management: −$1,060
• − Depreciation: −$1,455
• Taxable income: $5,392
• Est. tax owed @ 24.0%: −$1,294
• After-tax cash flow: $4,544/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 · 437,818 people
• City population: 280,811
• Metro: Toledo, OH
• Population (ZIP): 4,057
• Household income: $38,369
• Rent vs Own: 41.4% rent · 58.6% own
• Severe rent burden: 15.7

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: Majority Black (64%)
• Race & ethnicity: Black 64% White 29% Hispanic / Latino 4% Two or more races 4%
• Common ancestry: Romanian 5% Iranian 3% Slovak 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 2%

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: ▲ 4.65%
• Current HPI: 126.1457
• Rent YoY: —
• Metro: —
• 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

+181.1% since first listed

27 events — show timeline

• 2026-03-26 Price Changed $52,000 NORIS
• 2026-03-16 Listed $55,000 NORIS
• 2025-10-14 Price Changed $27,000 NORIS
• 2025-10-14 Price Changed $9,000 NORIS
• 2025-10-13 Price Changed $3,000 NORIS
• 2017-03-13 Sold (MLS) $27,000 NORIS
• 2017-01-31 Listed $30,000 NORIS
• 2015-11-11 Listing Removed — NORIS
• 2015-05-11 Listed $29,900 NORIS
• 2015-04-10 Sold (MLS) $9,000 NORIS
• 2015-03-12 Price Changed $14,900 NORIS
• 2014-09-22 Listed $14,900 NORIS
• 2009-07-13 Sold (MLS) $3,000 NORIS
• 2009-06-22 Listed $10,000 NORIS
• 2009-06-16 Listing Removed — NORIS
• 2008-03-16 Listed $10,000 NORIS
• 2005-08-16 Sold (Public Records) $42,650 Public Records
• 2004-08-03 Sold (Public Records) $45,000 Public Records
• 2004-07-14 Sold (MLS) $45,000 NORIS
• 2004-07-01 Price Changed $45,000 NORIS
• 2004-05-25 Listed $37,900 NORIS
• 2004-03-31 Listing Removed — NORIS
• 2003-09-24 Listed $37,900 NORIS
• 2002-10-29 Listing Removed — NORIS
• 2002-09-30 Listed — NORIS
• 1994-08-30 Sold (Public Records) $45,600 Public Records
• 1990-02-05 Sold (Public Records) $18,500 Public Records

Property tax history

+4.2%/yr

Latest (2025): $1,235 · +11.8% YoY. Source: county tax records.