2712 Glenwood Ave · Toledo, OH 43610

$69,000

4 bd · 1.0 ba · 1,458 sqft · SingleFamily public records · 8 Days on market

Built 1912 6,800 sqft lot Est $69k · at est.

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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 +7.3/10.0
• ARV discount +7.2/15.0
• 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

Olde West End Beauty! 4 bed 1.5 bath. Newer carpet and hardwood flooring throughout. sold as is. Schedule your showing today.

Key facts

• 6,800 sq ft lot
• Built 1912
• Listed 8 days

Property features AI

Finance

• HOA & community: Community has curbs and sidewalks

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer; 150 Amp electric service; Natural gas connected; Cable available; Internet and WiFi available
• Home design: Single-family residence (house); Two levels; No attached units or common walls
• Construction: Aluminum siding; Block foundation
• Exterior features: Private yard; Front patio; Shingle roof; Fencing (Other)

Interior

• Kitchen: Kitchen on main level (14 x 10)
• Bedrooms: Upper level bedroom (11 x 11); Upper level Bedroom 2 (9 x 10); Upper level Bedroom 3 (10 x 12); Upper level Bedroom 4 (10 x 11)
• Flooring: Carpet; Luxury vinyl
• Bathrooms: 1 full bathroom; 1 half bathroom (1.5 total)
• Heating & cooling: Central heating
• Interior features: Open floorplan; Ceiling fan(s); Has unfinished basement
• Laundry & utility: Laundry located in basement

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $69k.

Deal economics

• At list price, monthly cash flow is $458 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $69k).
• Cap rate 14.3% 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-, 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: Glenwood Elementary School (math 2% / reading 12%, grade F, #1,527 of 1,584 statewide, top 98%, 300 students, 0% FRL); 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: 30 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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).
• This rent runs 38% of the median local income ($38k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $4k of equity ($477 loan paydown + $3k 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 $19k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 21y ago; this cycle's ask is 15% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $45k; list at $69k implies a 52% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1912 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $69,000

Questions for the listing agent

1. Built in 1912 — 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: 1.74% ✓
• Cap rate: 14.25%
• Cash-on-cash: 28.43%
• DSCR: 2.26
• GRM: 4.8

CMA / ARV

• ARV (on-the-fly): $68,526
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2841 N Detroit Ave	0.11mi	3/1.0 (-1)	1,427 (-2%)	1mo	$60,000	$42	86
2534 Maplewood Ave	0.20mi	3/2.0 (-1)	1,480 (+2%)	1mo	$75,000	$51	78
2838 Rockwood Pl	0.22mi	4/1.0	1,559 (+7%)	10mo	$100,500	$64	70
3209 Kimball Ave	0.43mi	3/1.5 (-1)	1,536 (+5%)	3mo	$56,000	$36	62
3211 Parkwood Ave	0.47mi	3/1.0 (-1)	1,535 (+5%)	5mo	$92,500	$60	60
2458 Lawton Ave	0.44mi	3/1.0 (-1)	1,285 (-12%)	2mo	$60,000	$47	53
331 Mellington Dr	0.56mi	3/1.0 (-1)	1,294 (-11%)	1mo	$36,900	$29	50
3214 Maplewood Ave	0.45mi	3/1.0 (-1)	1,270 (-13%)	5mo	$50,000	$39	48
292 W Park St	0.73mi	3/1.5 (-1)	1,544 (+6%)	6mo	$56,000	$36	44
2446 Fulton St	0.69mi	3/2.0 (-1)	1,572 (+8%)	2mo	$108,500	$69	44
298 W Park St	0.71mi	3/1.0 (-1)	1,626 (+12%)	4mo	$33,000	$20	40
1348 Palmetto Ave	0.75mi	3/1.0 (-1)	1,609 (+10%)	10mo	$95,000	$59	34

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: 37.2%
• Equity multiple: 3.26×
• Total profit: $43,699
• Equity at exit: $37,631

10-year hold

• IRR: 35.7%
• Equity multiple: 6.57×
• Total profit: $107,646
• Equity at exit: $63,762

Cash invested: $19,320 (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: 30
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,202 high
• Mortgage (P&I): −$362
• Tax from tax record: −$101 /mo · $1,214/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $458

Break-even live

Break-even rent $623

Max offer price $69,000

Occupancy floor 57%

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: $17,250
• Closing costs: $2,070
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2907 Rockwood Pl Toledo, OH	3.0	1.0	1494	$1,100	$0.74	13d	1	0.21mi
960 W Delaware Ave Toledo, OH	3.0	1.0	1224	$1,050	$0.86	23d	1	0.38mi
614 Cadillac Ct Toledo, OH	3.0	1.0	1581	$1,075	$0.68	23d	1	0.49mi
610 Cadillac Ct Toledo, OH	3.0	1.0	1409	$1,050	$0.75	23d	1	0.49mi
1436 Palmetto Ave Toledo, OH	3.0	1.0	1678	$1,400	$0.83	23d	1	0.86mi
119 Winthrop St Toledo, OH	3.0	1.0	1734	$1,350	$0.78	23d	1	0.89mi
3615 Berkeley Dr Toledo, OH	3.0	1.0	1096	$1,400	$1.28	13d	1	0.90mi
31 W Oakland St Toledo, OH	4.0	1.0	1188	$1,249	$1.05	23d	1	0.90mi
401 W Bancroft St Toledo, OH	4.0	1.0	927	$865	$0.93	23d	1	0.91mi
3541 Willys Pkwy Toledo, OH	3.0	1.0	1113	$1,400	$1.26	43d	1	0.93mi
38 E Central Ave Toledo, OH	5.0	2.0	1510	$1,500	$0.99	43d	1	0.94mi
1014 Berdan Ave Toledo, OH	3.0	1.0	1215	$1,200	$0.99	43d	1	1.00mi
1573 Jermain Dr Toledo, OH	3.0	1.0	1254	$1,195	$0.95	13d	1	1.06mi
152 Austin St Toledo, OH	4.0	1.5	1370	$1,150	$0.84	23d	1	1.08mi
3606 Revere Dr Toledo, OH	4.0	1.0	1320	$1,500	$1.14	43d	1	1.08mi
59 E Hudson St Toledo, OH	3.0	1.0	1368	$1,100	$0.80	43d	1	1.10mi
3725 Hoiles Ave Toledo, OH	3.0	1.0	1180	$1,245	$1.06	23d	1	1.14mi
3713 Hazelhurst Ave Toledo, OH	3.0	1.5	1352	$1,700	$1.26	43d	1	1.16mi
3805 Hoiles Ave Toledo, OH	3.0	1.0	1370	$1,025	$0.75	23d	1	1.16mi
3905 Peru St Toledo, OH	4.0	3.0	1548	$1,300	$0.84	21d	1	1.21mi
3915 Willys Pkwy Unit 3915 Toledo, OH	3.0	1.0	1080	$800	$0.74	21d	1	1.22mi
1718 Giant St Toledo, OH	3.0	1.0	1080	$1,395	$1.29	13d	1	1.24mi
1489 Berdan Ave Toledo, OH	3.0	1.0	1068	$1,250	$1.17	43d	1	1.30mi
1804 Bigelow St Toledo, OH	3.0	1.0	995	$937	$0.94	43d	1	1.32mi
4129 Vermaas Ave Toledo, OH	3.0	1.5	1385	$1,250	$0.90	43d	1	1.37mi
1838 Giant St Toledo, OH	3.0	1.0	962	$1,200	$1.25	13d	1	1.39mi
4140 Caroline Ave Toledo, OH	3.0	1.5	1378	$1,650	$1.20	23d	1	1.41mi
2621 Chestnut St Toledo, OH	3.0	1.0	1444	$1,250	$0.87	43d	1	1.41mi
1731 Mansfield Rd Toledo, OH	3.0	1.0	1138	$1,195	$1.05	23d	1	1.43mi
2117 Clinton St Toledo, OH	3.0	1.0	1256	$1,115	$0.89	43d	1	1.46mi
1477 W Sylvania Ave Toledo, OH	3.0	1.0	1570	$1,250	$0.80	43d	1	1.46mi
4220 Caroline Ave Toledo, OH	3.0	1.0	944	$1,095	$1.16	43d	1	1.47mi
2322 Upton Ave Toledo, OH	3.0	1.0	1000	$1,300	$1.30	43d	1	1.47mi

Listing history 20 events

1. 2026-06-05
   statusdays on market $69,000 Pending 8 DOM
2. 2026-06-03
   days on market $69,000 Active 7 DOM
3. 2026-06-02
   days on market $69,000 Active 6 DOM
4. 2026-06-01
   days on market $69,000 Active 5 DOM
5. 2026-05-31
   days on market $69,000 Active 4 DOM
6. 2026-05-30
   days on market $69,000 Active 3 DOM
7. 2026-05-25
   historical $69,000
8. 2025-10-14
   price $45,302 127-char remark

   Show marketing remark (127 chars)

   Olde West End Beauty! 4 bed 1.5 bath. Newer carpet and hardwood flooring throughout. sold as is. Schedule your showing today.

9. 2025-10-09
   price $10,500 284-char remark

   Show marketing remark (284 chars)

   HOME SOLD “AS IS”-SELLER HAS NO KNOWLEDGE OF PROPERTY CONDITION-BUYER MUST VERIFY CASH OR HAVE LOAN APPROVAL SUBJECT TO APPRAISAL ONLY-FAX OFFER INITIALLY-ADDENDUM WILL FOLLOW IF SELLER AGREES TO TERMS-BIG HOUSE AND LOT-READY FOR COSMETIC UPDATES-MECHANICALS APPEAR NEWER.

10. 2022-09-28
    soldstatus $45,400
11. 2022-09-22
    soldstatus $45,302 Closed 127-char remark

    Show marketing remark (127 chars)

    Olde West End Beauty! 4 bed 1.5 bath. Newer carpet and hardwood flooring throughout. sold as is. Schedule your showing today.

12. 2022-08-08
    status Pending 127-char remark

    Show marketing remark (127 chars)

    Olde West End Beauty! 4 bed 1.5 bath. Newer carpet and hardwood flooring throughout. sold as is. Schedule your showing today.

13. 2022-07-26
    price $54,900 127-char remark

    Show marketing remark (127 chars)

    Olde West End Beauty! 4 bed 1.5 bath. Newer carpet and hardwood flooring throughout. sold as is. Schedule your showing today.

14. 2022-06-23
    listed $60,000 Active 127-char remark

    Show marketing remark (127 chars)

    Olde West End Beauty! 4 bed 1.5 bath. Newer carpet and hardwood flooring throughout. sold as is. Schedule your showing today.

15. 2020-05-04
    soldstatus $341,500
16. 2008-05-02
    soldstatus $10,500 284-char remark

    Show marketing remark (284 chars)

    HOME SOLD “AS IS”-SELLER HAS NO KNOWLEDGE OF PROPERTY CONDITION-BUYER MUST VERIFY CASH OR HAVE LOAN APPROVAL SUBJECT TO APPRAISAL ONLY-FAX OFFER INITIALLY-ADDENDUM WILL FOLLOW IF SELLER AGREES TO TERMS-BIG HOUSE AND LOT-READY FOR COSMETIC UPDATES-MECHANICALS APPEAR NEWER.

17. 2008-01-21
    price $12,900 284-char remark

    Show marketing remark (284 chars)

    HOME SOLD “AS IS”-SELLER HAS NO KNOWLEDGE OF PROPERTY CONDITION-BUYER MUST VERIFY CASH OR HAVE LOAN APPROVAL SUBJECT TO APPRAISAL ONLY-FAX OFFER INITIALLY-ADDENDUM WILL FOLLOW IF SELLER AGREES TO TERMS-BIG HOUSE AND LOT-READY FOR COSMETIC UPDATES-MECHANICALS APPEAR NEWER.

18. 2007-10-08
    listed $12,900 284-char remark

    Show marketing remark (284 chars)

    HOME SOLD “AS IS”-SELLER HAS NO KNOWLEDGE OF PROPERTY CONDITION-BUYER MUST VERIFY CASH OR HAVE LOAN APPROVAL SUBJECT TO APPRAISAL ONLY-FAX OFFER INITIALLY-ADDENDUM WILL FOLLOW IF SELLER AGREES TO TERMS-BIG HOUSE AND LOT-READY FOR COSMETIC UPDATES-MECHANICALS APPEAR NEWER.

19. 2005-12-16
    historical
20. 2005-07-19
    listed $69,500

ⓘ 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: $1,214 · $101/mo
• Projected year-2 tax: $1,214 · $101/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 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: $14,422
• − Mortgage interest: −$3,865
• − Property taxes: −$1,214
• − Insurance: −$345
• − Repairs & maintenance: −$1,154
• − Management: −$1,154
• − Depreciation: −$2,007
• Taxable income: $4,683
• Est. tax owed @ 24.0%: −$1,124
• After-tax cash flow: $4,368/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

-0.7% since first listed

14 events — show timeline

• 2026-05-25 Coming Soon $69,000 NORIS
• 2025-10-14 Price Changed $45,302 NORIS
• 2025-10-09 Price Changed $10,500 NORIS
• 2022-09-28 Sold (Public Records) $45,400 Public Records
• 2022-09-22 Sold (MLS) $45,302 NORIS
• 2022-08-08 Pending — NORIS
• 2022-07-26 Price Changed $54,900 NORIS
• 2022-06-23 Listed $60,000 NORIS
• 2020-05-04 Sold (Public Records) $341,500 Public Records
• 2008-05-02 Sold (MLS) $10,500 NORIS
• 2008-01-21 Price Changed $12,900 NORIS
• 2007-10-08 Listed $12,900 NORIS
• 2005-12-16 Listing Removed — NORIS
• 2005-07-19 Listed $69,500 NORIS

Property tax history

+2.2%/yr

Latest (2025): $1,214 · +9.3% YoY. Source: county tax records.