1805 Tremainsville Rd · Toledo, OH 43613

$99,900

3 bd · 1.5 ba · 1,152 sqft · SingleFamily public records · 12 Days on market

Built 1922 3,920 sqft lot $87/sqft · 13% above area Est $88k · 13% over

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Why this score? — see what drove the C 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 +28.3/30.0
• DSCR +10.0/10.0
• 1% rule +7.1/10.0
• Rent growth +3.3/5.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• ARV discount +1.5/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 3-bedroom, 1.5-bath home with a mix of character and updates! Enjoy updated flooring in select rooms, a beautifully refreshed half bath, and a freshly painted basement that includes a washer and dryer. All kitchen appliances stay, making this home truly move-in ready. Major updates include a newer roof (2023) and brand-new front fencing for added curb appeal and privacy. Complete with a 1-car garage, this home is full of value and opportunity. Being sold as-is!

Key facts

• 3,920 sq ft lot
• Garage
• Built 1922

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $320 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Cap rate 10.1% 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 (+3.3%/yr); 111 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); 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 $691 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 + 3.3% rent growth), your $28k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 16y 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 $18k; list at $100k implies a 444% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1922 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $99,900

Questions for the listing agent

1. Built in 1922 — 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: 1.21% ✓
• Cap rate: 10.14%
• Cash-on-cash: 13.73%
• DSCR: 1.61
• GRM: 6.9

CMA / ARV

• ARV (median comp): $88,232
• List price: $99,900
• Delta: 13.22%
• 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
1805 Tremainsville Rd	0.00mi	3/1.5	1,152 (0%)	1mo	$92,000	$80	100
4218 Parrakeet Ave	0.52mi	3/1.0	1,163 (+1%)	2mo	$107,500	$92	71
3720 Kelly Ave Ave	0.47mi	3/2.0	1,189 (+3%)	2mo	$139,900	$118	69
2044 Brussels St	0.36mi	2/1.0 (-1)	1,200 (+4%)	1mo	$59,900	$50	68
1936 Mansfield St	0.58mi	3/1.0	1,168 (+1%)	1mo	$79,900	$68	68
2014 Barrows St	0.39mi	3/1.0	1,069 (-7%)	1mo	$110,000	$103	67
2137 Tremainsville Rd	0.61mi	3/1.0	1,169 (+2%)	1mo	$210,000	$180	66
1546 Gould Rd	0.69mi	3/1.0	1,159 (+1%)	1mo	$75,000	$65	64
1822 Wychwood St	0.72mi	3/1.0	1,162 (+1%)	1mo	$84,000	$72	62
1804 Loxley Rd	0.51mi	3/1.5	1,056 (-8%)	1mo	$81,290	$77	61
2239 Eastbrook Dr	0.54mi	3/1.0	1,238 (+8%)	2mo	$156,000	$126	59
3664 Sherbrooke Rd	0.71mi	3/1.0	1,255 (+9%)	0mo	$149,000	$119	50

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 · 3.3% rent growth · sell at horizon

5-year hold

• IRR: 4.2%
• Equity multiple: 1.16×
• Total profit: $4,541
• Equity at exit: $14,895

10-year hold

• IRR: 13.9%
• Equity multiple: 2.13×
• Total profit: $31,646
• Equity at exit: $8,638

Cash invested: $27,972 (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 43613

• Home prices YoY: -20.7%
• Rents YoY: 3.3%
• Active inventory: 111
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,211 high
• Mortgage (P&I): −$524
• Tax from tax record: −$71 /mo · $850/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $320

Break-even live

Break-even rent $806

Max offer price $99,900

Occupancy floor 69%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4315 Garden Park Dr Toledo, OH	3.0	1.0	1268	$1,423	$1.12	23d	1	0.22mi
4435 Jackman Rd Toledo, OH	1.0–2.0	1.0	725	$922	$1.27	14d	3	0.36mi
4038 Lyman Ave Toledo, OH	3.0	1.0	1175	$1,395	$1.19	44d	1	0.44mi
1732 Talbot St Toledo, OH	2.0	1.0	840	$995	$1.18	23d	1	0.48mi
3683 Upton Ave Toledo, OH	3.0	1.0	1119	$1,100	$0.98	44d	1	0.49mi
3901 Leybourn Ave Toledo, OH	3.0	1.0	840	$1,150	$1.37	23d	1	0.51mi
3817 Burton Ave Toledo, OH	3.0	1.0	754	$1,015	$1.35	21d	1	0.52mi
4120 Parrakeet Ave Toledo, OH	3.0	2.0	1410	$1,450	$1.03	44d	1	0.52mi
1846 Loxley Rd Toledo, OH	2.0	1.0	876	$900	$1.03	44d	1	0.53mi
2244 W Sylvania Ave Unit 6 Toledo, OH	2.0	1.0	800	$795	$0.99	44d	1	0.54mi
1951 Loxley Rd Toledo, OH	2.0	1.0	804	$975	$1.21	23d	1	0.56mi
1489 Berdan Ave Toledo, OH	3.0	1.0	1068	$1,250	$1.17	44d	1	0.58mi
1731 Mansfield Rd Toledo, OH	3.0	1.0	1138	$1,195	$1.05	23d	1	0.61mi
4223 Birchall Rd Toledo, OH	3.0	1.0	1338	$1,395	$1.04	23d	1	0.61mi
2301 Portsmouth Ave Toledo, OH	4.0	1.0	1335	$1,395	$1.04	23d	1	0.63mi
4614 Commonwealth Ave Toledo, OH	3.0	1.5	1459	$1,295	$0.89	14d	1	0.65mi
1705 Marlow Rd Toledo, OH	2.0	1.0	738	$1,000	$1.36	23d	1	0.67mi
3713 Hazelhurst Ave Toledo, OH	3.0	1.5	1352	$1,700	$1.26	44d	1	0.74mi
3805 Hoiles Ave Toledo, OH	3.0	1.0	1370	$1,025	$0.75	23d	1	0.78mi
3725 Hoiles Ave Toledo, OH	3.0	1.0	1180	$1,245	$1.06	23d	1	0.79mi
3606 Revere Dr Toledo, OH	4.0	1.0	1320	$1,500	$1.14	44d	1	0.80mi
3915 Willys Pkwy Unit 3915 Toledo, OH	3.0	1.0	1080	$800	$0.74	21d	1	0.85mi
4138 N Lockwood Ave Toledo, OH	2.0	1.0	1300	$1,050	$0.81	23d	1	0.95mi
1338 Crestwood Rd Toledo, OH	3.0	1.0	1000	$1,250	$1.25	14d	1	0.95mi
1838 Giant St Toledo, OH	3.0	1.0	962	$1,200	$1.25	14d	1	0.99mi
3541 Willys Pkwy Toledo, OH	3.0	1.0	1113	$1,400	$1.26	44d	1	0.99mi
3644 Harley Rd Toledo, OH	2.0	1.0	1025	$975	$0.95	23d	1	0.99mi
1718 Giant St Toledo, OH	3.0	1.0	1080	$1,395	$1.29	14d	1	1.00mi
1804 Bigelow St Toledo, OH	3.0	1.0	995	$937	$0.94	44d	1	1.04mi
4459 N Haven Ave Toledo, OH	3.0	1.0	1416	$1,200	$0.85	14d	1	1.05mi
3430 Anderson Pkwy Toledo, OH	3.0	2.0	1372	$1,650	$1.20	23d	1	1.05mi
4158 Mayfield Dr Toledo, OH	2.0	1.0	960	$850	$0.89	14d	1	1.07mi
1801 Christian Ave Toledo, OH	1.0–2.0	1.0	750	$939	$1.25	14d	1	1.08mi
1733 Christian Ave Unit 5 Toledo, OH	2.0	1.0	839	$700	$0.83	44d	1	1.12mi
1016 Mallett St Unit 1 Toledo, OH	2.0	1.0	1300	$900	$0.69	44d	1	1.13mi
1014 Berdan Ave Toledo, OH	3.0	1.0	1215	$1,200	$0.99	44d	1	1.18mi
3615 Berkeley Dr Toledo, OH	3.0	1.0	1096	$1,400	$1.28	14d	1	1.18mi
1573 Jermain Dr Toledo, OH	3.0	1.0	1254	$1,195	$0.95	14d	1	1.22mi
4030 Elmhurst Rd Toledo, OH	2.0	1.0	800	$900	$1.12	23d	1	1.33mi
4030 Elmhurst Rd Apt 2 Toledo, OH	2.0	1.0	875	$900	$1.03	44d	1	1.33mi

Listing history 7 events

1. 2026-05-06
   status Pending 474-char remark

   Show marketing remark (474 chars)

   Charming 3-bedroom, 1.5-bath home with a mix of character and updates! Enjoy updated flooring in select rooms, a beautifully refreshed half bath, and a freshly painted basement that includes a washer and dryer. All kitchen appliances stay, making this home truly move-in ready. Major updates include a newer roof (2023) and brand-new front fencing for added curb appeal and privacy. Complete with a 1-car garage, this home is full of value and opportunity. Being sold as-is!

2. 2026-04-24
   listed $99,900 Active 474-char remark

   Show marketing remark (474 chars)

   Charming 3-bedroom, 1.5-bath home with a mix of character and updates! Enjoy updated flooring in select rooms, a beautifully refreshed half bath, and a freshly painted basement that includes a washer and dryer. All kitchen appliances stay, making this home truly move-in ready. Major updates include a newer roof (2023) and brand-new front fencing for added curb appeal and privacy. Complete with a 1-car garage, this home is full of value and opportunity. Being sold as-is!

3. 2026-04-21
   historical $99,900 474-char remark

   Show marketing remark (474 chars)

   Charming 3-bedroom, 1.5-bath home with a mix of character and updates! Enjoy updated flooring in select rooms, a beautifully refreshed half bath, and a freshly painted basement that includes a washer and dryer. All kitchen appliances stay, making this home truly move-in ready. Major updates include a newer roof (2023) and brand-new front fencing for added curb appeal and privacy. Complete with a 1-car garage, this home is full of value and opportunity. Being sold as-is!

4. 2011-05-12
   soldstatus $18,357 82-char remark

   Show marketing remark (82 chars)

   Spacious 2 story, full basement , could use interior updates, has built in buffet.

5. 2011-04-08
   price $18,357 82-char remark

   Show marketing remark (82 chars)

   Spacious 2 story, full basement , could use interior updates, has built in buffet.

6. 2010-12-14
   listed $12,900 82-char remark

   Show marketing remark (82 chars)

   Spacious 2 story, full basement , could use interior updates, has built in buffet.

7. 2007-09-05
   soldstatus $77,250

ⓘ 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: $850 · $71/mo
• Projected year-2 tax: $1,204 · $100/mo
• Expected delta: +$354/yr (+$30/mo · 41.7%)

ⓘ 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 ≥101°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: $14,526
• − Mortgage interest: −$5,596
• − Property taxes: −$850
• − Insurance: −$500
• − Repairs & maintenance: −$1,162
• − Management: −$1,162
• − Depreciation: −$2,906
• Taxable income: $2,350
• Est. tax owed @ 24.0%: −$564
• After-tax cash flow: $3,275/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): 30,780
• Household income: $64,384
• Rent vs Own: 32.5% rent · 67.5% own
• Severe rent burden: 917.0

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: Predominantly White (71%)
• Race & ethnicity: White 71% Black 15% Two or more races 10% Hispanic / Latino 7%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Romanian 9% Lithuanian 3% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 3% 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: ▼ -62.37%
• Current HPI: 239.1345
• Rent YoY: ▲ 3.30%
• 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

+29.3% since first listed

7 events — show timeline

• 2026-05-06 Pending — NORIS
• 2026-04-24 Listed $99,900 NORIS
• 2026-04-21 Coming Soon $99,900 NORIS
• 2011-05-12 Sold (MLS) $18,357 NORIS
• 2011-04-08 Price Changed $18,357 NORIS
• 2010-12-14 Listed $12,900 NORIS
• 2007-09-05 Sold (Public Records) $77,250 Public Records

Property tax history

+1.9%/yr

Latest (2025): $850 · +1.7% YoY. Source: county tax records.