2145 Dorr St · Toledo, OH 43607

$97,000

3 bd · 1.0 ba · 1,320 sqft · SingleFamily public records · 262 Days on market

Built 1912 3,798 sqft lot $73/sqft · 24% above area Est $78k · 24% 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 +28.0/30.0
• DSCR +9.9/10.0
• 1% rule +6.9/10.0
• Rent growth +4.5/5.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

NOTICE: We are not considering seller financing or creative financing offers that do not consist of us in recorded first lien position with a minimum of 30% down. Thank you for understanding! This property is being sold as part of an 46-unit portfolio or a 5-unit sub-portfolio. In place cap is ~8.5%, pro forma cap is ~11.0%, and occupancy is 100%. Asking price for the 46-unit portfolio is $3.57M and asking price for the 5-unit sub-portfolio is $490K. The sub-portfolio includes 712 Balfe, 708 Bowman, 2145 Dorr, 1111 Orchard, and 1023 Prouty. The entire 46-unit list can be found in the attachments. Property is occupied and photos are from the last time it was vacant.

Key facts

• 3,798 sq ft lot
• Built 1912
• Listed 262 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $97k.

Deal economics

• At list price, monthly cash flow is $301 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $97k).
• Recommended offer: $85k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.0% 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 fast (+8.2%/yr); 83 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 73% 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 33% of the median local income ($41k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $671 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 + 8.0% rent growth), your $27k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 262 days — a 12% lower offer ($85k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 27y ago; this cycle's ask has dropped $19k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $56k; list at $97k implies a 75% 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 $85,360 (12.0% below list)

Questions for the listing agent

1. It's been on market 262 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 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: 1.19% ✓
• Cap rate: 10.02%
• Cash-on-cash: 13.30%
• DSCR: 1.59
• GRM: 7.0

CMA / ARV

• ARV (median comp): $78,182
• List price: $97,000
• Delta: 24.07%
• 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
2033 Crosswell Pl	0.14mi	3/1.0	1,328 (+1%)	1mo	$101,500	$76	91
1019 Woodstock Ave	0.16mi	3/1.0	1,272 (-4%)	2mo	$21,100	$17	84
1211 Woodstock Ave	0.09mi	3/1.0	1,188 (-10%)	2mo	$101,500	$85	78
1004 Waverly Ave	0.26mi	3/1.0	1,241 (-6%)	2mo	$58,500	$47	76
1938 Fernwood Ave	0.27mi	3/1.0	1,502 (+14%)	3mo	$95,900	$64	62
1211 Manila St	0.36mi	3/1.0	1,159 (-12%)	3mo	$45,000	$39	60
1723 Evansdale Ave	0.43mi	3/1.0	1,160 (-12%)	2mo	$144,000	$124	58
1675 Nebraska Ave	0.67mi	2/1.0 (-1)	1,419 (+8%)	1mo	$35,000	$25	50
1814 Alvin St	0.53mi	3/1.0	1,126 (-15%)	3mo	$109,900	$98	49
630 Polonia Ct	0.55mi	3/1.5	1,510 (+14%)	2mo	$140,000	$93	46
1652 Nebraska Ave	0.69mi	2/1.0 (-1)	1,443 (+9%)	2mo	$40,000	$28	46
2026 Kensington Rd	0.75mi	4/2.5 (+1)	1,378 (+4%)	1mo	$155,000	$112	46

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 8.5%
• Equity multiple: 1.35×
• Total profit: $9,509
• Equity at exit: $14,463

10-year hold

• IRR: 21.4%
• Equity multiple: 3.23×
• Total profit: $60,545
• Equity at exit: $8,387

Cash invested: $27,160 (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 43607

• Home prices YoY: -27.5%
• Rents YoY: 8.2%
• Active inventory: 83
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,150 high
• Mortgage (P&I): −$509
• Tax from tax record: −$59 /mo · $703/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $301

Break-even live

Break-even rent $769

Max offer price $97,000

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: $24,250
• Closing costs: $2,910
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1133 Parkside Blvd Toledo, OH	2.0	1.0	960	$850	$0.89	43d	1	0.12mi
915 Woodstock Ave Toledo, OH	3.0	1.5	1500	$1,100	$0.73	23d	1	0.24mi
2037 Alvin St Toledo, OH	3.0	1.0	1260	$1,175	$0.93	43d	1	0.69mi
2030 Wyndhurst Rd Toledo, OH	2.0	1.0	1042	$950	$0.91	43d	1	0.69mi
1785 Tecumseh St Toledo, OH	2.0	1.0	930	$900	$0.97	43d	1	0.71mi
2117 Clinton St Toledo, OH	3.0	1.0	1256	$1,115	$0.89	43d	1	0.80mi
2637 Greenway St Toledo, OH	2.0	1.0	1082	$900	$0.83	43d	1	0.83mi
319 N Detroit Ave Toledo, OH	3.0	1.0	1341	$845	$0.63	43d	1	0.83mi
2535 W Bancroft St Unit 8 Toledo, OH	2.0	1.0	900	$895	$0.99	43d	1	0.86mi
932 Turner Ave Toledo, OH	2.0	1.0	960	$1,295	$1.35	14d	1	0.94mi
2322 Upton Ave Toledo, OH	3.0	1.0	1000	$1,300	$1.30	43d	1	1.02mi
2356 Torrey Hill Dr Unit 11 Toledo, OH	2.0	1.0	1050	$800	$0.76	43d	1	1.06mi
1738 Milburn Ave Toledo, OH	2.0	1.0	1016	$650	$0.64	23d	1	1.06mi
1919 Ottawa Dr Unit 7 Toledo, OH	2.0	1.0	900	$800	$0.89	43d	1	1.08mi
1140 Palmwood Ave Toledo, OH	3.0	1.0	1292	$1,500	$1.16	43d	1	1.18mi
1122 Pinewood Ave Toledo, OH	3.0	1.0	1559	$1,150	$0.74	14d	1	1.21mi
2314 Airline Ave Toledo, OH	3.0	1.0	1123	$1,478	$1.32	23d	1	1.29mi
2632 Algonquin Pkwy Toledo, OH	3.0	1.5	1568	$800	$0.51	23d	1	1.31mi
307 Danberry St Toledo, OH	2.0	1.0	988	$950	$0.96	43d	1	1.32mi
1026 Oakwood Ave Toledo, OH	2.0	1.0	1100	$850	$0.77	43d	1	1.40mi
3803 Monroe St Toledo, OH	2.0	1.0	942	$850	$0.90	43d	1	1.47mi
2734 Powhattan Pkwy Toledo, OH	2.0	1.0	1144	$900	$0.79	43d	1	1.49mi

Listing history 34 events

1. 2026-06-18
   days on market $97,000 Active 262 DOM
2. 2026-06-17
   days on market $97,000 Active 261 DOM
3. 2026-06-16
   days on market $97,000 Active 260 DOM
4. 2026-06-15
   days on market $97,000 Active 259 DOM
5. 2026-06-14
   days on market $97,000 Active 257 DOM
6. 2026-06-10
   days on market $97,000 Active 254 DOM
7. 2026-06-09
   days on market $97,000 Active 253 DOM
8. 2026-06-08
   days on market $97,000 Active 252 DOM
9. 2026-06-07
   days on market $97,000 Active 251 DOM
10. 2026-06-05
    days on market $97,000 Active 248 DOM
11. 2026-06-03
    days on market $97,000 Active 247 DOM
12. 2026-06-02
    days on market $97,000 Active 246 DOM
13. 2026-06-01
    days on market $97,000 Active 245 DOM
14. 2026-05-31
    days on market $97,000 Active 244 DOM
15. 2026-05-30
    days on market $97,000 Active 243 DOM
16. 2026-01-14
    price $107,500 675-char remark

    Show marketing remark (675 chars)

    NOTICE: We are not considering seller financing or creative financing offers that do not consist of us in recorded first lien position with a minimum of 30% down. Thank you for understanding! This property is being sold as part of an 46-unit portfolio or a 5-unit sub-portfolio. In place cap is ~8.5%, pro forma cap is ~11.0%, and occupancy is 100%. Asking price for the 46-unit portfolio is $3.57M and asking price for the 5-unit sub-portfolio is $490K. The sub-portfolio includes 712 Balfe, 708 Bowman, 2145 Dorr, 1111 Orchard, and 1023 Prouty. The entire 46-unit list can be found in the attachments. Property is occupied and photos are from the last time it was vacant.

17. 2025-11-10
    price $113,210 675-char remark

    Show marketing remark (675 chars)

    NOTICE: We are not considering seller financing or creative financing offers that do not consist of us in recorded first lien position with a minimum of 30% down. Thank you for understanding! This property is being sold as part of an 46-unit portfolio or a 5-unit sub-portfolio. In place cap is ~8.5%, pro forma cap is ~11.0%, and occupancy is 100%. Asking price for the 46-unit portfolio is $3.57M and asking price for the 5-unit sub-portfolio is $490K. The sub-portfolio includes 712 Balfe, 708 Bowman, 2145 Dorr, 1111 Orchard, and 1023 Prouty. The entire 46-unit list can be found in the attachments. Property is occupied and photos are from the last time it was vacant.

18. 2025-10-14
    price $55,500 342-char remark

    Show marketing remark (342 chars)

    Calling all investors. This home has 3 bedroom, 1.5 bath with a large open layout, replacement windows and located not far from UT campus. It would make a great investment or make it your own and live cheaper than rent. There is a fenced back yard and plenty of off street parking. Call for a video tour or to set up an in person showing.

19. 2025-10-09
    price $18,000
20. 2025-09-25
    listed $116,000 Active 675-char remark

    Show marketing remark (675 chars)

    NOTICE: We are not considering seller financing or creative financing offers that do not consist of us in recorded first lien position with a minimum of 30% down. Thank you for understanding! This property is being sold as part of an 46-unit portfolio or a 5-unit sub-portfolio. In place cap is ~8.5%, pro forma cap is ~11.0%, and occupancy is 100%. Asking price for the 46-unit portfolio is $3.57M and asking price for the 5-unit sub-portfolio is $490K. The sub-portfolio includes 712 Balfe, 708 Bowman, 2145 Dorr, 1111 Orchard, and 1023 Prouty. The entire 46-unit list can be found in the attachments. Property is occupied and photos are from the last time it was vacant.

21. 2025-06-20
    historical $1,195
22. 2025-05-22
    listed $1,195
23. 2023-09-13
    soldstatus $55,500
24. 2023-08-30
    status Pending 342-char remark

    Show marketing remark (342 chars)

    Calling all investors. This home has 3 bedroom, 1.5 bath with a large open layout, replacement windows and located not far from UT campus. It would make a great investment or make it your own and live cheaper than rent. There is a fenced back yard and plenty of off street parking. Call for a video tour or to set up an in person showing.

25. 2023-08-30
    soldstatus $55,500 Closed 342-char remark

    Show marketing remark (342 chars)

    Calling all investors. This home has 3 bedroom, 1.5 bath with a large open layout, replacement windows and located not far from UT campus. It would make a great investment or make it your own and live cheaper than rent. There is a fenced back yard and plenty of off street parking. Call for a video tour or to set up an in person showing.

26. 2023-08-09
    historical Contingent 342-char remark

    Show marketing remark (342 chars)

    Calling all investors. This home has 3 bedroom, 1.5 bath with a large open layout, replacement windows and located not far from UT campus. It would make a great investment or make it your own and live cheaper than rent. There is a fenced back yard and plenty of off street parking. Call for a video tour or to set up an in person showing.

27. 2023-07-28
    listed $60,000 Active 342-char remark

    Show marketing remark (342 chars)

    Calling all investors. This home has 3 bedroom, 1.5 bath with a large open layout, replacement windows and located not far from UT campus. It would make a great investment or make it your own and live cheaper than rent. There is a fenced back yard and plenty of off street parking. Call for a video tour or to set up an in person showing.

28. 2001-03-03
    soldstatus $18,000
29. 2000-12-08
    listed $21,900
30. 2000-12-08
    historical
31. 2000-07-20
    listed $27,500
32. 1999-12-10
    historical
33. 1999-10-13
    listed $25,000
34. 1996-04-03
    soldstatus $12,900

ⓘ 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: $703 · $59/mo
• Projected year-2 tax: $1,108 · $92/mo
• Expected delta: +$405/yr (+$34/mo · 57.6%)

ⓘ 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: $13,802
• − Mortgage interest: −$5,434
• − Property taxes: −$703
• − Insurance: −$485
• − Repairs & maintenance: −$1,104
• − Management: −$1,104
• − Depreciation: −$2,822
• Taxable income: $2,151
• Est. tax owed @ 24.0%: −$516
• After-tax cash flow: $3,096/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): 19,469
• Household income: $41,335
• Rent vs Own: 50.8% rent · 49.2% own
• Severe rent burden: 1157.0

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 0.57)
• Race & ethnicity: Black 59% White 27% Two or more races 6% Hispanic / Latino 6% Asian 3%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2%
• Common ancestry: Lithuanian 2% Romanian 2% Slovak 1%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Other Indo-European 1% Spanish 1% Russian/Polish/Slavic 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: ▼ -66.58%
• Current HPI: 175.2772
• Rent YoY: ▲ 8.19%
• 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

+733.3% since first listed

19 events — show timeline

• 2026-01-14 Price Changed $107,500 NORIS
• 2025-11-10 Price Changed $113,210 NORIS
• 2025-10-14 Price Changed $55,500 NORIS
• 2025-10-09 Price Changed $18,000 NORIS
• 2025-09-25 Listed $116,000 NORIS
• 2025-06-20 Rental Removed $1,195 TENANTTURNER2
• 2025-05-22 Listed for Rent $1,195 TENANTTURNER2
• 2023-09-13 Sold (Public Records) $55,500 Public Records
• 2023-08-30 Pending — NORIS
• 2023-08-30 Sold (MLS) $55,500 NORIS
• 2023-08-09 Contingent — NORIS
• 2023-07-28 Listed $60,000 NORIS
• 2001-03-03 Sold (MLS) $18,000 NORIS
• 2000-12-08 Listing Removed — NORIS
• 2000-12-08 Listed $21,900 NORIS
• 2000-07-20 Listed $27,500 NORIS
• 1999-12-10 Listing Removed — NORIS
• 1999-10-13 Listed $25,000 NORIS
• 1996-04-03 Sold (Public Records) $12,900 Public Records

Property tax history

+3.5%/yr

Latest (2025): $703 · +31.4% YoY. Source: county tax records.