1406 Eleanor Ave · Toledo, OH 43612

$65,000

3 bd · 1.0 ba · 1,482 sqft · SingleFamily public records · 13 Days on market

Built 1951 7,100 sqft lot $44/sqft · 52% below area

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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
• ARV discount +7.5/15.0
• Rent growth +4.0/5.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks

Online Only Real Estate Auction! Minimum Bid $65,000. Bidding ends Friday, May 22nd @ 1pm. Long-term owners selling. Darling 3-bedroom home situated on a fenced, corner lot! Some hardwood floors throughout, newer furnace and water heater in 2019. Featuring a generously sized kitchen, includes breezeway for easy access to garage and house. Lush yard with mature shrubs and greenery. Conveniently located near shopping, restaurants, expressways and ProMedica Toledo Hospital. Showings begin May 9th. Final day to bid is May 22nd at 1pm. Info & Terms on Auctioneer's website. Open House May 19th 3-5pm. 10% Buyer's Premium.

Key facts

• 7,100 sq ft lot
• 2 garage spots
• Built 1951

Property features AI

Exterior

• Parking: Detached 2-car garage; 2 total parking spaces
• Utilities: Cable connected; Electricity connected (150 Amp service); Natural gas connected; Public sewer; Public water
• Home design: Single-family house; One and one half levels; No shared/common walls
• Construction: Vinyl siding; Block foundation; Shingle roof; Basement (block)
• Exterior features: Front porch; Fire pit; Chain link fencing; Corner lot; City street frontage; Asphalt road surface

Interior

• Kitchen: Refrigerator
• Bedrooms: Bedroom (Main level); Bedroom (Main level); Bedroom (Upper level)
• Flooring: Carpet; Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Eat-in kitchen; Storage space; Walk-in closet(s); Built-in features; Double pane windows; Enclosed porch
• Laundry & utility: Laundry in basement; Water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $430 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Cap rate 14.2% 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: Larchmont Elementary School (math 12% / reading 21%, grade F, #1,363 of 1,584 statewide, top 86%, 415 students, 0% FRL); Start High School (math 11% / reading 33%, grade F, #672 of 781 statewide, top 86%, 1,242 students, 50% FRL) — zoned schools average 25% FRL vs 72% district-wide (47 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+6.0%/yr); 92 active listings in the ZIP; 37 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $449 of loan paydown is wiped out by about $2k 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 + 6.0% rent growth), your $18k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 3.7% of price; built in 1951 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $65,000

Questions for the listing agent

1. Built in 1951 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.94% ✓
• Cap rate: 14.23%
• Cash-on-cash: 28.33%
• DSCR: 2.26
• GRM: 4.3

CMA / ARV

• ARV (median comp): $134,822
• List price: $65,000
• Delta: -51.79%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4410 Westway St	0.12mi	3/2.0	1,488 (+0%)	2mo	$140,000	$94	88
1425 Hagley Rd	0.19mi	4/1.5 (+1)	1,436 (-3%)	1mo	$147,000	$102	78
4228 N Lockwood Ave	0.41mi	3/2.0	1,493 (+1%)	0mo	$85,000	$57	75
4314 N Haven Ave	0.40mi	3/1.0	1,564 (+6%)	0mo	$140,500	$90	72
4303 Overland Pkwy	0.23mi	3/1.5	1,606 (+8%)	2mo	$180,000	$112	72
4352 Berwick Ave	0.42mi	3/1.0	1,417 (-4%)	2mo	$92,404	$65	72
1532 Gould Rd	0.30mi	4/2.0 (+1)	1,525 (+3%)	1mo	$172,000	$113	71
4125 N Lockwood Ave	0.49mi	3/1.5	1,506 (+2%)	2mo	$109,900	$73	71
4407 N Lockwood Ave	0.30mi	3/1.0	1,622 (+9%)	1mo	$160,000	$99	69
4622 Harford Rd	0.20mi	3/1.5	1,660 (+12%)	2mo	$100,000	$60	67
3938 Berkeley Dr	0.73mi	3/1.0	1,472 (-1%)	1mo	$120,000	$82	64
4210 Berwick Ave	0.48mi	3/1.5	1,658 (+12%)	1mo	$178,000	$107	55

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 · 6.01% rent growth · sell at horizon

5-year hold

• IRR: 26.4%
• Equity multiple: 2.15×
• Total profit: $20,858
• Equity at exit: $9,692

10-year hold

• IRR: 36.1%
• Equity multiple: 4.90×
• Total profit: $70,934
• Equity at exit: $5,620

Cash invested: $18,200 (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 43612

• Home prices YoY: -17.5%
• Rents YoY: 6.0%
• Active inventory: 92
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $1,260 high
• Mortgage (P&I): −$341
• Tax from tax record: −$198 /mo · $2,375/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$265
• Net cashflow: $430

Break-even live

Break-even rent $716

Max offer price $65,000

Occupancy floor 61%

Sensitivity live

Price	-10% $466	-5% $448	+0% $430	+5% $411	+10% $393
Rent	-10% $330	-5% $380	+0% $430	+5% $479	+10% $529
Rate	-1.0pp $462	-0.5pp $446	base $430	+0.5pp $413	+1.0pp $396

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1338 Crestwood Rd Toledo, OH	3.0	1.0	1000	$1,250	$1.25	15d	1	0.24mi
4614 Commonwealth Ave Toledo, OH	3.0	1.5	1459	$1,295	$0.89	15d	1	0.28mi
4223 Birchall Rd Toledo, OH	3.0	1.0	1338	$1,395	$1.04	24d	1	0.29mi
4459 N Haven Ave Toledo, OH	3.0	1.0	1416	$1,200	$0.85	15d	1	0.36mi
4120 Parrakeet Ave Toledo, OH	3.0	2.0	1410	$1,450	$1.03	44d	1	0.41mi
4038 Lyman Ave Toledo, OH	3.0	1.0	1175	$1,395	$1.19	44d	1	0.49mi
4138 N Lockwood Ave Toledo, OH	2.0	1.0	1300	$1,050	$0.81	24d	1	0.50mi
4158 Mayfield Dr Toledo, OH	2.0	1.0	960	$850	$0.89	15d	1	0.55mi
1477 W Sylvania Ave Toledo, OH	3.0	1.0	1570	$1,250	$0.80	44d	1	0.56mi
4315 Garden Park Dr Toledo, OH	3.0	1.0	1268	$1,423	$1.12	24d	1	0.57mi
3915 Willys Pkwy Unit 3915 Toledo, OH	3.0	1.0	1080	$800	$0.74	22d	1	0.66mi
1016 Mallett St Unit 1 Toledo, OH	2.0	1.0	1300	$900	$0.69	44d	1	0.67mi
3805 Hoiles Ave Toledo, OH	3.0	1.0	1370	$1,025	$0.75	24d	1	0.76mi
4406 Asbury Dr Toledo, OH	4.0	2.0	1089	$1,550	$1.42	15d	1	0.77mi
3725 Hoiles Ave Toledo, OH	3.0	1.0	1180	$1,245	$1.06	24d	1	0.78mi
3713 Hazelhurst Ave Toledo, OH	3.0	1.5	1352	$1,700	$1.26	44d	1	0.80mi
1489 Berdan Ave Toledo, OH	3.0	1.0	1068	$1,250	$1.17	44d	1	0.81mi
4129 Vermaas Ave Toledo, OH	3.0	1.5	1385	$1,250	$0.90	44d	1	0.88mi
4124 Vermaas Ave Toledo, OH	2.0	1.0	1245	$997	$0.80	44d	1	0.91mi
1014 Berdan Ave Toledo, OH	3.0	1.0	1215	$1,200	$0.99	44d	1	0.91mi
4039 Vermaas Ave Toledo, OH	2.0	1.0	900	$900	$1.00	24d	1	0.91mi
1801 Christian Ave Toledo, OH	1.0–2.0	1.0	750	$939	$1.25	15d	1	0.93mi
3606 Revere Dr Toledo, OH	4.0	1.0	1320	$1,500	$1.14	44d	1	0.94mi
3541 Willys Pkwy Toledo, OH	3.0	1.0	1113	$1,400	$1.26	44d	1	0.97mi
3615 Berkeley Dr Toledo, OH	3.0	1.0	1096	$1,400	$1.28	15d	1	0.99mi
4220 Caroline Ave Toledo, OH	3.0	1.0	944	$1,095	$1.16	44d	1	0.99mi
4140 Caroline Ave Toledo, OH	3.0	1.5	1378	$1,650	$1.20	24d	1	1.01mi
3950 Woodhaven Dr Toledo, OH	2.0	1.0	1072	$745	$0.69	24d	1	1.06mi
3905 Peru St Toledo, OH	4.0	3.0	1548	$1,300	$0.84	22d	1	1.08mi
1732 Newport Ave Toledo, OH	3.0	1.0	896	$1,350	$1.51	24d	1	1.09mi
927 W Northgate Pkwy Toledo, OH	2.0	1.0	896	$1,100	$1.23	15d	1	1.12mi
1731 Mansfield Rd Toledo, OH	3.0	1.0	1138	$1,195	$1.05	24d	1	1.14mi
3683 Upton Ave Toledo, OH	3.0	1.0	1119	$1,100	$0.98	44d	1	1.14mi
1846 Loxley Rd Toledo, OH	2.0	1.0	876	$900	$1.03	44d	1	1.15mi
5207 Bennett Rd Toledo, OH	2.0	2.0	1109	$1,200	$1.08	15d	1	1.25mi
2301 Portsmouth Ave Toledo, OH	4.0	1.0	1335	$1,395	$1.04	24d	1	1.37mi
1718 Giant St Toledo, OH	3.0	1.0	1080	$1,395	$1.29	15d	1	1.48mi

Listing history 2 events

1. 2026-05-09
   listed $65,000 Active 627-char remark
2. 2026-05-06
   historical $65,000 627-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: $2,375 · $198/mo
• Projected year-2 tax: $2,375 · $198/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: $15,123
• − Mortgage interest: −$3,641
• − Property taxes: −$2,375
• − Insurance: −$325
• − Repairs & maintenance: −$1,210
• − Management: −$1,210
• − Depreciation: −$1,891
• Taxable income: $4,471
• Est. tax owed @ 24.0%: −$1,073
• After-tax cash flow: $4,083/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): 28,480
• Household income: $50,728
• Rent vs Own: 45.4% rent · 54.6% own
• Severe rent burden: 1203.0

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: Majority White (63%)
• Race & ethnicity: White 63% Black 23% Two or more races 10% Hispanic / Latino 9%
• Hispanic origin (detail): Mexican 6% Puerto Rican 2%
• Common ancestry: Romanian 9% Lithuanian 3% Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2% French/Haitian/Cajun 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: ▼ -50.05%
• Current HPI: 235.5389
• Rent YoY: ▲ 6.01%
• 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

+15.1% since first listed

4 events — show timeline

• 2026-06-08 Sold (MLS) $74,800 NORIS
• 2026-05-22 Pending — NORIS
• 2026-05-09 Listed $65,000 NORIS
• 2026-05-06 Coming Soon $65,000 NORIS

Property tax history

+0.7%/yr

Latest (2025): $2,375 · -0.3% YoY. Source: county tax records.