545 Milton St · Toledo, OH 43605

$89,900

2 bd · 1.0 ba · 1,015 sqft · SingleFamily public records · 182 Days on market

Built 1877 3,800 sqft lot

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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 +22.5/30.0
• ARV discount +7.5/15.0
• DSCR +7.2/10.0
• 1% rule +5.2/10.0
• Rent growth +3.8/5.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks

Come check out this clean home with strong bones on Milton Street in East Toledo. This one would make for a good 1st time home buyer home or a rental to add to the portfolio. This smaller 1-story home features a big yard fenced in with an outdoor shed on a double lot.

Key facts

• Big yard
• Double lot
• Outdoor shed

Tags

• BIG YARD
• OUTDOOR SHED
• DOUBLE LOT

Property features AI

Exterior

• Parking: On-street parking for 2 vehicles
• Utilities: Electricity connected (100 Amp service); Natural gas connected; Public water; Public sewer
• Home design: Single-family house; One story
• Construction: Vinyl siding; Block foundation; Shingle roof; Built (year from public records)
• Exterior features: Chain link fencing; Shed(s)

Interior

• Kitchen: Microwave
• Bedrooms: Primary bedroom (main level); Second bedroom (main level); Two total rooms listed as bedrooms
• Flooring: Carpet; Laminate; Linoleum; Luxury vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating
• Interior features: Other interior features; Unfinished basement
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $151 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($921 rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.

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: Navarre Elementary School (math 12% / reading 14%, grade F, #1,429 of 1,584 statewide, top 90%, 428 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; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 52% 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 $622 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 + 5.4% rent growth), your $25k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 182 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $20k; list at $90k implies a 350% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $79,112 (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: 1.02% ✓
• Cap rate: 8.31%
• Cash-on-cash: 7.21%
• DSCR: 1.32
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $43,645
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
622 Church St	0.14mi	2/1.0	948 (-7%)	3mo	$25,000	$26	80
635 Milton St	0.15mi	3/1.0 (+1)	1,096 (+8%)	4mo	$36,500	$33	71
729 Utah St	0.15mi	3/1.0 (+1)	1,116 (+10%)	1mo	$60,000	$54	70
901 Clark St	0.29mi	2/—	944 (-7%)	7mo	$10,450	$11	69
1012 Idaho St	0.48mi	3/1.0 (+1)	1,041 (+3%)	0mo	$84,900	$82	68
57 Jay St	0.23mi	3/1.0 (+1)	1,109 (+9%)	1mo	$50,000	$45	68
1133 Nevada St	0.60mi	2/1.0	1,044 (+3%)	4mo	$36,000	$34	64
835 Willow Ave	0.29mi	3/1.0 (+1)	1,109 (+9%)	7mo	$32,000	$29	61
852 Berry St	0.39mi	2/1.0	1,116 (+10%)	8mo	$20,900	$19	58
1110 Camden St	0.57mi	3/1.0 (+1)	982 (-3%)	6mo	$67,000	$68	58
643 Willard St	0.59mi	2/1.0	912 (-10%)	7mo	$39,500	$43	50
636 White St	0.69mi	3/1.0 (+1)	912 (-10%)	8mo	$52,000	$57	39

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: -2.8%
• Equity multiple: 0.89×
• Total profit: $-2,706
• Equity at exit: $13,404

10-year hold

• IRR: 9.2%
• Equity multiple: 1.78×
• Total profit: $19,669
• Equity at exit: $7,773

Cash invested: $25,172 (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: 8.1×

Monthly cashflow live

• Estimated rent: $921 high
• Mortgage (P&I): −$471
• Tax from tax record: −$68 /mo · $811/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$193
• Net cashflow: $151

Break-even live

Break-even rent $730

Max offer price $89,900

Occupancy floor 79%

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
537 Potter St Toledo, OH	1.0	1.0	1000	$600	$0.60	43d	1	0.17mi
537 Potter St Toledo, OH	2.0	1.0	1200	$625	$0.52	23d	1	0.17mi
834 Oak St Toledo, OH	3.0	1.0	1064	$900	$0.85	43d	1	0.21mi
912 Willow Ave Toledo, OH	1.0	1.0	900	$850	$0.94	43d	1	0.33mi
946 Butler St Toledo, OH	2.0	1.0	944	$650	$0.69	43d	1	0.37mi
950 Oak St Unit 1 Toledo, OH	2.0	1.0	725	$700	$0.97	43d	1	0.39mi
20 Greenwood Ave Toledo, OH	3.0	1.0	1496	$1,150	$0.77	13d	1	0.41mi
908 Forsythe St Unit Upstairs Toledo, OH	2.0	1.0	1164	$900	$0.77	13d	1	0.46mi
908 Forsythe St Unit Downstairs Toledo, OH	3.0	1.0	1164	$950	$0.82	43d	1	0.46mi
451 5th St Apt 1 Toledo, OH	1.0	1.0	850	$650	$0.76	43d	1	0.46mi
1123 Nevada St Toledo, OH	2.0	1.0	792	$900	$1.14	13d	1	0.56mi
470 2nd St Unit 1 Toledo, OH	2.0	1.0	950	$799	$0.84	43d	1	0.59mi
420 Platt St Toledo, OH	2.0	1.0	1499	$685	$0.46	21d	1	0.60mi
724 Plymouth St Toledo, OH	2.0	1.0	819	$750	$0.92	43d	1	0.60mi
724 Plymouth St Toledo, OH	1.0	1.0	850	$750	$0.88	13d	1	0.60mi
414 Platt St Unit ST-3 Toledo, OH	3.0	1.0	1500	$1,150	$0.77	23d	1	0.60mi
414 Platt St Unit ST-1 Toledo, OH	1.0	1.0	800	$800	$1.00	43d	1	0.60mi
653 Oswald St Toledo, OH	2.0	1.0	920	$800	$0.87	43d	1	0.62mi
948 White St Toledo, OH	3.0	1.0	1024	$1,135	$1.11	13d	1	0.70mi
315 Parker Ave Unit 3 Toledo, OH	1.0	1.0	1029	$799	$0.78	23d	1	0.71mi
1311 Mason St Unit 2 Toledo, OH	1.0	1.0	950	$703	$0.74	13d	1	0.73mi
1106 White St Toledo, OH	3.0	1.0	1200	$1,015	$0.85	13d	1	0.74mi
1505 Navarre Ave Toledo, OH	3.0	1.0	1331	$1,145	$0.86	43d	1	0.76mi
557 Valleywood Dr Toledo, OH	3.0	1.0	848	$1,100	$1.30	43d	1	0.83mi
1614 Nevada St Toledo, OH	2.0	1.0	1172	$1,000	$0.85	21d	1	0.84mi
1205 Liberty St Unit NA Toledo, OH	3.0	1.0	864	$1,195	$1.38	43d	1	0.88mi
1411 Oakmont St Toledo, OH	1.0	1.0	750	$800	$1.07	13d	1	0.91mi
625 Riverside Dr Toledo, OH	1.0–2.0	1.0–2.0	860	$1,767	$2.05	13d	37	0.93mi
123 Water St Unit 406 Toledo, OH	1.0	1.0	1207	$1,675	$1.39	43d	1	0.94mi
123 Water St Unit 307 Toledo, OH	1.0	1.0	914	$1,445	$1.58	43d	1	0.94mi
123 Water St Unit 411 Toledo, OH	1.0	1.0	747	$1,380	$1.85	23d	1	0.94mi
23 N Summit St Toledo, OH	1.0	1.0	838	$1,475	$1.76	13d	2	0.95mi
337 Broadway St Unit 201 Toledo, OH	2.0	1.0	1455	$1,650	$1.13	23d	1	0.96mi
508 Howland Ave Toledo, OH	3.0	1.0	840	$1,000	$1.19	43d	1	1.00mi
571 Howland Ave Toledo, OH	2.0	1.0	874	$875	$1.00	43d	1	1.01mi
200 N St Clair St Toledo, OH	2.0	1.0–2.0	835	$2,550	$3.05	13d	15	1.03mi
223 Valleywood Dr Toledo, OH	2.0	1.0	1098	$1,099	$1.00	23d	1	1.03mi
1306 Mott Ave Toledo, OH	3.0	1.5	1282	$1,149	$0.90	43d	1	1.04mi
1305 Mott Ave Toledo, OH	3.0	1.0	1080	$1,000	$0.93	43d	1	1.05mi
1537 Remington St Toledo, OH	3.0	1.0	1064	$1,095	$1.03	43d	1	1.08mi

Listing history 17 events

1. 2026-06-15
   status $89,900 Pending 182 DOM
2. 2026-06-15
   days on market $89,900 Contingent 182 DOM
3. 2026-06-14
   days on market $89,900 Contingent 180 DOM
4. 2026-06-10
   days on market $89,900 Contingent 177 DOM
5. 2026-06-09
   days on market $89,900 Contingent 176 DOM
6. 2026-06-08
   days on market $89,900 Contingent 175 DOM
7. 2026-06-07
   days on market $89,900 Contingent 174 DOM
8. 2026-06-05
   days on market $89,900 Contingent 171 DOM
9. 2026-06-03
   days on market $89,900 Contingent 170 DOM
10. 2026-06-02
    days on market $89,900 Contingent 169 DOM
11. 2026-06-01
    days on market $89,900 Contingent 168 DOM
12. 2026-05-31
    days on market $89,900 Contingent 167 DOM
13. 2026-05-30
    days on market $89,900 Contingent 166 DOM
14. 2026-03-28
    historical Contingent
15. 2025-12-15
    listed $89,900 Active
16. 1990-10-10
    soldstatus $20,000
17. 1978-03-15
    soldstatus $16,300

ⓘ 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: $811 · $68/mo
• Projected year-2 tax: $1,107 · $92/mo
• Expected delta: +$296/yr (+$25/mo · 36.5%)

ⓘ 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: $11,053
• − Mortgage interest: −$5,036
• − Property taxes: −$811
• − Insurance: −$450
• − Repairs & maintenance: −$884
• − Management: −$884
• − Depreciation: −$2,615
• Taxable income: $373
• Est. tax owed @ 24.0%: −$89
• After-tax cash flow: $1,724/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

+451.5% since first listed

4 events — show timeline

• 2026-03-28 Contingent — NORIS
• 2025-12-15 Listed $89,900 NORIS
• 1990-10-10 Sold (Public Records) $20,000 Public Records
• 1978-03-15 Sold (Public Records) $16,300 Public Records

Property tax history

+1.6%/yr

Latest (2025): $811 · +3.7% YoY. Source: county tax records.