2142 Consaul St · Toledo, OH 43605

$95,000

4 bd · 1.0 ba · 1,377 sqft · SingleFamily public records · 272 Days on market

Built 1909 3,698 sqft lot $69/sqft · 34% above area Est $71k · 34% 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.4/10.0
• Rent growth +3.8/5.0
• 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

Spacious and updated two-story home with room for everyone! This move-in ready property features 5 bedrooms, refinished hardwood floors, and many modern updates throughout. Located in a desirable area within walking distance to the famous Tony Packo's, this home offers both comfort and convenience. If space is what you need, this one has it!

Key facts

• 3,698 sq ft lot
• Built 1909
• Listed 272 days

Tags

• REFINISHED HARDWOOD FLOORS

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $371 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $84k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.0% 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 (+5.4%/yr); 117 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 44% 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 39% of the median local income ($39k/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 $657 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 $27k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 272 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y 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 $30k; list at $95k implies a 217% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1909 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $83,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 272 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 1909 — 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: 1.34% ✓
• Cap rate: 10.99%
• Cash-on-cash: 16.76%
• DSCR: 1.75
• GRM: 6.2

CMA / ARV

• ARV (median comp): $70,790
• List price: $95,000
• Delta: 34.20%
• Verdict: OVERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1839 Genesee St	0.20mi	3/1.0 (-1)	1,351 (-2%)	5mo	$32,000	$24	78
2002 Bakewell St	0.10mi	3/1.0 (-1)	1,414 (+3%)	14mo	$42,500	$30	74
2315 Caledonia St	0.44mi	3/1.0 (-1)	1,370 (-0%)	4mo	$12,000	$9	70
146 Esther St	0.22mi	3/1.0 (-1)	1,255 (-9%)	1mo	$71,500	$57	69
2220 Genesee St	0.35mi	3/2.0 (-1)	1,362 (-1%)	6mo	$80,000	$59	67
2137 Valentine St	0.24mi	3/1.0 (-1)	1,272 (-8%)	6mo	$47,500	$37	67
310 Whittemore St	0.16mi	3/3.0 (-1)	1,296 (-6%)	4mo	$79,800	$62	66
2142 Woodford St	0.25mi	3/1.0 (-1)	1,480 (+8%)	7mo	$71,100	$48	65
2125 Valentine St	0.21mi	3/1.0 (-1)	1,265 (-8%)	12mo	$59,000	$47	62
2232 Caledonia St	0.35mi	3/1.0 (-1)	1,273 (-8%)	11mo	$75,000	$59	57
2550 York St	0.68mi	3/1.0 (-1)	1,398 (+2%)	6mo	$113,700	$81	56
204 Paine Ave	0.30mi	4/2.0	1,520 (+10%)	13mo	$70,000	$46	53

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: 10.5%
• Equity multiple: 1.43×
• Total profit: $11,376
• Equity at exit: $14,165

10-year hold

• IRR: 21.4%
• Equity multiple: 3.02×
• Total profit: $53,764
• Equity at exit: $8,214

Cash invested: $26,600 (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: 6.2×

Monthly cashflow live

• Estimated rent: $1,272 high
• Mortgage (P&I): −$498
• Tax from tax record: −$95 /mo · $1,144/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$267
• Net cashflow: $371

Break-even live

Break-even rent $801

Max offer price $95,000

Occupancy floor 66%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1848 Genesee St Toledo, OH	3.0	1.0	1069	$1,300	$1.22	23d	1	0.20mi
1848 Genesee St Toledo, OH	3.0	1.0	1069	$1,200	$1.12	43d	1	0.20mi
1964 Burr St Toledo, OH	3.0	1.0	1159	$1,250	$1.08	43d	1	0.23mi
622 Whitlock Ave Toledo, OH	3.0	1.0	925	$1,195	$1.29	43d	1	0.67mi
128 Carbon St Toledo, OH	3.0	1.0	1113	$1,200	$1.08	23d	1	0.85mi
221 Licking St Unit 2 Toledo, OH	3.0	1.0	1048	$1,099	$1.05	23d	1	0.90mi
1306 Mott Ave Toledo, OH	3.0	1.5	1282	$1,149	$0.90	43d	1	1.00mi
1305 Mott Ave Toledo, OH	3.0	1.0	1080	$1,000	$0.93	43d	1	1.00mi
2074 Starr Ave Toledo, OH	3.0	1.0	1115	$1,025	$0.92	23d	1	1.07mi
245 Plymouth St Toledo, OH	3.0	1.0	1600	$1,125	$0.70	13d	1	1.12mi
1536 N Erie St Toledo, OH	4.0	1.0	1600	$1,300	$0.81	43d	1	1.12mi
1449 N Huron St Toledo, OH	4.0	2.0	1430	$1,045	$0.73	13d	1	1.16mi
2129 Nevada St Toledo, OH	3.0	1.0	1352	$1,200	$0.89	13d	1	1.32mi
724 Mulberry St Toledo, OH	4.0	1.0	1530	$995	$0.65	43d	1	1.38mi
414 Platt St Unit ST-3 Toledo, OH	3.0	1.0	1500	$1,150	$0.77	23d	1	1.43mi
732 Coyne Ave Toledo, OH	3.0	1.0	968	$1,145	$1.18	13d	1	1.48mi

Listing history 24 events

1. 2026-06-18
   days on market $95,000 Active 272 DOM
2. 2026-06-17
   days on market $95,000 Active 271 DOM
3. 2026-06-16
   days on market $95,000 Active 270 DOM
4. 2026-06-15
   days on market $95,000 Active 269 DOM
5. 2026-06-14
   days on market $95,000 Active 267 DOM
6. 2026-06-10
   days on market $95,000 Active 264 DOM
7. 2026-06-09
   days on market $95,000 Active 263 DOM
8. 2026-06-08
   days on market $95,000 Active 262 DOM
9. 2026-06-07
   statusdays on market $95,000 Active 261 DOM
10. 2026-06-05
    days on market $95,000 Contingent 258 DOM
11. 2026-06-03
    days on market $95,000 Contingent 257 DOM
12. 2026-06-02
    days on market $95,000 Contingent 256 DOM
13. 2026-06-01
    days on market $95,000 Contingent 255 DOM
14. 2026-05-31
    days on market $95,000 Contingent 254 DOM
15. 2026-05-30
    days on market $95,000 Contingent 253 DOM
16. 2026-03-18
    status Active 343-char remark

    Show marketing remark (343 chars)

    Spacious and updated two-story home with room for everyone! This move-in ready property features 5 bedrooms, refinished hardwood floors, and many modern updates throughout. Located in a desirable area within walking distance to the famous Tony Packo's, this home offers both comfort and convenience. If space is what you need, this one has it!

17. 2026-03-17
    historical 343-char remark

    Show marketing remark (343 chars)

    Spacious and updated two-story home with room for everyone! This move-in ready property features 5 bedrooms, refinished hardwood floors, and many modern updates throughout. Located in a desirable area within walking distance to the famous Tony Packo's, this home offers both comfort and convenience. If space is what you need, this one has it!

18. 2025-10-14
    price $30,000 100-char remark

    Show marketing remark (100 chars)

    Cute two story home ready for your updates! 4 bedrooms and 1 bath! Attic is bedroom with loft area!

19. 2025-09-17
    listed $95,000 Active 343-char remark

    Show marketing remark (343 chars)

    Spacious and updated two-story home with room for everyone! This move-in ready property features 5 bedrooms, refinished hardwood floors, and many modern updates throughout. Located in a desirable area within walking distance to the famous Tony Packo's, this home offers both comfort and convenience. If space is what you need, this one has it!

20. 2023-02-07
    soldstatus $30,000 Closed 100-char remark

    Show marketing remark (100 chars)

    Cute two story home ready for your updates! 4 bedrooms and 1 bath! Attic is bedroom with loft area!

21. 2023-01-20
    status Pending 100-char remark

    Show marketing remark (100 chars)

    Cute two story home ready for your updates! 4 bedrooms and 1 bath! Attic is bedroom with loft area!

22. 2023-01-12
    listed $35,000 Active 100-char remark

    Show marketing remark (100 chars)

    Cute two story home ready for your updates! 4 bedrooms and 1 bath! Attic is bedroom with loft area!

23. 2006-04-03
    soldstatus $55,000
24. 1996-11-05
    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: $1,144 · $95/mo
• Projected year-2 tax: $1,313 · $109/mo
• Expected delta: +$169/yr (+$14/mo · 14.8%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% 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: $15,260
• − Mortgage interest: −$5,321
• − Property taxes: −$1,144
• − Insurance: −$475
• − Repairs & maintenance: −$1,221
• − Management: −$1,221
• − Depreciation: −$2,764
• Taxable income: $3,114
• Est. tax owed @ 24.0%: −$747
• After-tax cash flow: $3,711/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

+62.2% since first listed

9 events — show timeline

• 2026-03-18 Relisted — NORIS
• 2026-03-17 Listing Removed — NORIS
• 2025-10-14 Price Changed $30,000 NORIS
• 2025-09-17 Listed $95,000 NORIS
• 2023-02-07 Sold (MLS) $30,000 NORIS
• 2023-01-20 Pending — NORIS
• 2023-01-12 Listed $35,000 NORIS
• 2006-04-03 Sold (Public Records) $55,000 Public Records
• 1996-11-05 Sold (Public Records) $18,500 Public Records

Property tax history

+1.8%/yr

Latest (2025): $1,144 · +18.0% YoY. Source: county tax records.