1302 Vance St · Toledo, OH 43607

$110,000

4 bd · 2.0 ba · 1,586 sqft · SingleFamily public records · 6 Days on market

Built 2002 3,300 sqft lot $69/sqft · 168% above area

---

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 +29.4/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.3/10.0
• Rent growth +4.5/5.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks

Completely remodeled 2-story home featuring 4 bedrooms and 2 full baths in Toledo's hidden gem — the Junction Neighborhood! This spacious home offers a convenient main-level bedroom and full bath, perfect for guests or flexible living arrangements. Enjoy a large living room and an eat-in kitchen with brand-new appliances and sliding glass doors leading to the back patio and ample-sized backyard — ideal for entertaining and outdoor enjoyment. Upstairs features additional bedrooms, a second full bath, and conveniently located laundry for added ease and functionality. Additional highlights include an attached garage and a prime location just minutes from downtown Toledo, shopping p

Key facts

• Main-level bedroom
• Ample-sized backyard
• Sliding glass doors

Tags

• REMODELED HOME
• MAIN-LEVEL BEDROOM
• EAT-IN KITCHEN
• SLIDING GLASS DOORS
• AMPLE-SIZED BACKYARD
• CONVENIENTLY LOCATED LAUNDRY

Property features AI

Finance

• HOA & community: Community features include curbs, street lights and sidewalks

Exterior

• Parking: Attached garage (1-car); Space for up to 4 vehicles total including driveway, off-street and on-street parking; Concrete driveway
• Security: Smoke detectors; Security system
• Utilities: Public water; Public sewer (sanitary and storm sewer); Electricity connected (100 amp service, circuit breakers); Natural gas connected; Cable available
• Home design: Single-family house; Two stories; No attached units / no common walls
• Construction: Vinyl siding and other exterior materials; Shingle roof; Crawl space foundation; Built (year per public records)
• Exterior features: Front porch; Rear patio; Level lot; Curbs, street lights and sidewalks in the neighborhood

Interior

• Kitchen: Gas oven; Gas range; Refrigerator
• Bedrooms: Three upstairs bedrooms (approx. 12x11 to 12x12); One main-level bedroom (approx. 12x13)
• Flooring: Carpet; Vinyl
• Bathrooms: Two full bathrooms
• Heating & cooling: Natural gas heating
• Interior features: Walk-in closets; Sliding doors; Ceiling fan(s) in kitchen
• Laundry & utility: Upper-level laundry hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $391 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Cap rate 10.6% 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: Pickett Elementary School (math 8% / reading 2%, grade F, #1,554 of 1,584 statewide, top 100%, 274 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: Rents rising fast (+8.2%/yr); 83 active listings in the ZIP; 11 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 39% 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 $761 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 $31k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $110,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 1.23% ✓
• Cap rate: 10.56%
• Cash-on-cash: 15.24%
• DSCR: 1.68
• GRM: 6.8

CMA / ARV

• ARV (median comp): $41,048
• List price: $110,000
• Delta: 167.98%
• 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
834 N Detroit Ave	0.27mi	4/1.0	1,552 (-2%)	5mo	$35,000	$23	76
1434 Nebraska Ave	0.18mi	3/1.0 (-1)	1,666 (+5%)	6mo	$50,000	$30	69
1527 Tecumseh St	0.33mi	4/1.5	1,510 (-5%)	9mo	$28,500	$19	67
1264 Fernwood Ave	0.53mi	4/1.0	1,614 (+2%)	2mo	$125,000	$77	66
1518 Buckingham St	0.37mi	5/2.0 (+1)	1,728 (+9%)	2mo	$110,000	$64	61
1508 Bell Ave	0.54mi	3/2.0 (-1)	1,521 (-4%)	9mo	$23,650	$16	55
903 Heston St	0.16mi	3/1.0 (-1)	1,394 (-12%)	10mo	$26,000	$19	55
1545 Buckingham St	0.43mi	3/1.0 (-1)	1,511 (-5%)	11mo	$85,000	$56	54
1449 Norwood Ave	0.58mi	4/2.0	1,484 (-6%)	11mo	$135,000	$91	53
820 N Miller St	0.58mi	4/1.5	1,428 (-10%)	3mo	$50,000	$35	52
148 Gibbons St	0.74mi	5/1.0 (+1)	1,747 (+10%)	2mo	$45,000	$26	38
916 Fernwood Ave	0.75mi	3/2.5 (-1)	1,394 (-12%)	2mo	$150,000	$108	36

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: 11.1%
• Equity multiple: 1.46×
• Total profit: $14,233
• Equity at exit: $16,401

10-year hold

• IRR: 23.6%
• Equity multiple: 3.50×
• Total profit: $76,984
• Equity at exit: $9,511

Cash invested: $30,800 (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: 6.8×

Monthly cashflow live

• Estimated rent: $1,356 high
• Mortgage (P&I): −$577
• Tax from tax record: −$57 /mo · $688/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $391

Break-even live

Break-even rent $861

Max offer price $110,000

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1122 Pinewood Ave Toledo, OH	3.0	1.0	1559	$1,150	$0.74	14d	1	0.37mi
319 N Detroit Ave Toledo, OH	3.0	1.0	1341	$845	$0.63	43d	1	0.52mi
1140 Palmwood Ave Toledo, OH	3.0	1.0	1292	$1,500	$1.16	43d	1	0.52mi
1321 Gordon St Toledo, OH	3.0	1.0	1121	$1,050	$0.94	43d	1	0.93mi
915 Woodstock Ave Toledo, OH	3.0	1.5	1500	$1,100	$0.73	23d	1	0.94mi
1420 Addington Rd Toledo, OH	5.0	1.5	1728	$1,500	$0.87	43d	1	1.00mi
1021 Walbridge Ave Toledo, OH	3.0	1.0	1592	$975	$0.61	43d	1	1.12mi
2117 Clinton St Toledo, OH	3.0	1.0	1256	$1,115	$0.89	43d	1	1.15mi
523 Nicholas St Toledo, OH	3.0	1.0	1290	$1,350	$1.05	14d	1	1.19mi
532 Carlton St Toledo, OH	3.0	1.0	1130	$1,050	$0.93	43d	1	1.20mi
724 Spencer St Toledo, OH	3.0	1.5	1127	$1,100	$0.98	43d	1	1.39mi

Listing history 1 events

1. 2026-05-14
   listed $110,000 Active 900-char remark

ⓘ 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: $688 · $57/mo
• Projected year-2 tax: $1,202 · $100/mo
• Expected delta: +$514/yr (+$43/mo · 74.7%)

ⓘ 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,273
• − Mortgage interest: −$6,162
• − Property taxes: −$688
• − Insurance: −$550
• − Repairs & maintenance: −$1,302
• − Management: −$1,302
• − Depreciation: −$3,200
• Taxable income: $3,069
• Est. tax owed @ 24.0%: −$737
• After-tax cash flow: $3,959/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

3 events — show timeline

• 2026-05-21 Pending — NORIS
• 2026-05-21 Contingent — NORIS
• 2026-05-14 Listed $110,000 NORIS

Property tax history

+11.1%/yr

Latest (2025): $688 · +2.3% YoY. Source: county tax records.