109 Van Buren Ave · Toledo, OH 43605

$43,334

3 bd · 1.0 ba · 1,194 sqft · SingleFamily public records · 29 Days on market

Built 1932 7,200 sqft lot ↓ 2% since listing

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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 +3.8/5.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Be the envy of all your friends with this phenomenal backyard bar! This is a remarkably updated yet afforadable home w/high end features. Living Rm features custom stone FP, oak staircase w/iron spindles & crown molding. Vinyl siding, roof, hvac & windows have many years of life left. Kitchen & bath both w/tile floors. Neutral throughout. Garage has electric and full basement. Close to expressway!

Key facts

• Full basement
• Tile flooring
• Vinyl siding

Tags

• STANDOUT BACKYARD BAR
• CUSTOM STONE FIREPLACE
• CROWN MOLDING
• TILE FLOORING
• VINYL SIDING
• FULL BASEMENT

Property features AI

Exterior

• Parking: Detached garage; 2 garage spaces; 4 total parking spaces
• Utilities: Public water; Public sewer; Electricity available (circuit breakers); Natural gas available; Cable, internet, and WiFi available
• Home design: Single-family house; Two levels (2 stories); Not attached to other units; No common walls; Residential zoning
• Construction: Vinyl siding; Block foundation; Shingle roof; Year built source: public records
• Exterior features: Rear patio; Privacy fencing; Other exterior structures

Interior

• Kitchen: Tile floor
• Bedrooms: Upper-level bedrooms with carpeted floors
• Flooring: Carpet; Luxury vinyl; Tile; Wood
• Bathrooms: 1 bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Ceiling fans; Crown molding; 6 total rooms; Basement (block)
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $43k.

Deal economics

• At list price, monthly cash flow is $521 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $43k).
• Recommended offer: $43k (1.5% below list) — sets the bar for market timing.
• Cap rate 20.7% 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: Garfield Elementary School (math 7% / reading 14%, grade F, #1,461 of 1,584 statewide, top 92%, 387 students, 0% FRL); Waite High School (math 12% / reading 24%, grade F, #687 of 781 statewide, top 88%, 997 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 (+5.4%/yr); 117 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 43% 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 35% 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 $300 of loan paydown is wiped out by about $1k 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 $12k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($43k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y 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.

Risks & watch-outs

• Watch-outs: property tax is 3.4% of price; built in 1932 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $42,683 (1.5% below list)

Questions for the listing agent

1. Built in 1932 — 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: 2.60% ✓
• Cap rate: 20.73%
• Cash-on-cash: 51.55%
• DSCR: 3.29
• GRM: 3.2

CMA / ARV

• ARV (on-the-fly): $158,802
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2017 Kelsey Ave	0.54mi	3/1.0	1,152 (-4%)	1mo	$119,900	$104	68
590 Sylvandale Ave	0.65mi	3/1.0	1,193 (-0%)	5mo	$180,000	$151	66
429 Dover Pl	0.55mi	3/1.0	1,155 (-3%)	6mo	$66,000	$57	64
220 Sequoia Dr	0.64mi	3/2.0	1,204 (+1%)	2mo	$160,000	$133	63
256 Midvale Ave	0.73mi	3/1.0	1,180 (-1%)	4mo	$137,300	$116	61
130 Burger St	0.45mi	2/2.0 (-1)	1,242 (+4%)	3mo	$134,000	$108	60
2714 Portland St	0.43mi	3/1.0	1,040 (-13%)	5mo	$179,900	$173	55
2023 Woodford St	0.71mi	2/1.0 (-1)	1,152 (-4%)	3mo	$26,000	$23	54
266 Milford St	0.58mi	3/1.0	1,060 (-11%)	6mo	$120,000	$113	50
25 Taylor Rd	0.71mi	3/2.0	1,306 (+9%)	4mo	$260,000	$199	44
2819 Randall Dr	0.71mi	3/2.0	1,322 (+11%)	6mo	$185,000	$140	40
223 Sequoia Dr	0.67mi	3/1.5	1,363 (+14%)	6mo	$215,000	$158	38

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: 52.4%
• Equity multiple: 3.39×
• Total profit: $28,982
• Equity at exit: $6,461

10-year hold

• IRR: 58.7%
• Equity multiple: 7.60×
• Total profit: $80,052
• Equity at exit: $3,747

Cash invested: $12,134 (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: 3.2×

Monthly cashflow live

• Estimated rent: $1,125 high
• Mortgage (P&I): −$227
• Tax from tax record: −$122 /mo · $1,463/yr
• Insurance: −$18
• HOA: −$0
• Vacancy / Maint / Mgmt: −$236
• Net cashflow: $521

Break-even live

Break-even rent $465

Max offer price $43,334

Occupancy floor 49%

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: $10,834
• Closing costs: $1,300
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2074 Starr Ave Toledo, OH	3.0	1.0	1115	$1,025	$0.92	23d	1	0.56mi
2129 Nevada St Toledo, OH	3.0	1.0	1352	$1,200	$0.89	14d	1	0.70mi
1848 Genesee St Toledo, OH	3.0	1.0	1069	$1,300	$1.22	23d	1	0.80mi
1848 Genesee St Toledo, OH	3.0	1.0	1069	$1,200	$1.12	44d	1	0.80mi
722 Coyne Ave Toledo, OH	2.0	1.0	900	$1,000	$1.11	14d	1	0.82mi
732 Coyne Ave Toledo, OH	3.0	1.0	968	$1,145	$1.18	14d	1	0.84mi
508 Howland Ave Toledo, OH	3.0	1.0	840	$1,000	$1.19	44d	1	0.86mi
1964 Burr St Toledo, OH	3.0	1.0	1159	$1,250	$1.08	44d	1	0.86mi
223 Valleywood Dr Toledo, OH	2.0	1.0	1098	$1,099	$1.00	23d	1	0.87mi
571 Howland Ave Toledo, OH	2.0	1.0	874	$875	$1.00	44d	1	0.89mi
622 Whitlock Ave Toledo, OH	3.0	1.0	925	$1,195	$1.29	44d	1	0.99mi
557 Valleywood Dr Toledo, OH	3.0	1.0	848	$1,100	$1.30	44d	1	1.03mi
1614 Nevada St Toledo, OH	2.0	1.0	1172	$1,000	$0.85	21d	1	1.04mi
221 Licking St Unit 2 Toledo, OH	3.0	1.0	1048	$1,099	$1.05	23d	1	1.08mi
2453 Caledonia St Toledo, OH	2.0	1.0	1179	$810	$0.69	14d	1	1.12mi
128 Carbon St Toledo, OH	3.0	1.0	1113	$1,200	$1.08	23d	1	1.13mi
3148 Corduroy Rd Oregon, OH	1.0–2.0	1.0–1.5	800	$870	$1.09	14d	1	1.16mi
1306 Mott Ave Toledo, OH	3.0	1.5	1282	$1,149	$0.90	44d	1	1.17mi
1305 Mott Ave Toledo, OH	3.0	1.0	1080	$1,000	$0.93	44d	1	1.18mi
1505 Navarre Ave Toledo, OH	3.0	1.0	1331	$1,145	$0.86	44d	1	1.24mi
1123 Nevada St Toledo, OH	2.0	1.0	792	$900	$1.14	14d	1	1.28mi
653 Oswald St Toledo, OH	2.0	1.0	920	$800	$0.87	44d	1	1.28mi
1103 S Wheeling St Oregon, OH	2.0	1.0	825	$1,049	$1.27	44d	1	1.30mi
724 Plymouth St Toledo, OH	2.0	1.0	819	$750	$0.92	44d	1	1.33mi
948 White St Toledo, OH	3.0	1.0	1024	$1,135	$1.11	14d	1	1.38mi
420 Platt St Toledo, OH	2.0	1.0	1499	$685	$0.46	21d	1	1.44mi
414 Platt St Unit ST-3 Toledo, OH	3.0	1.0	1500	$1,150	$0.77	23d	1	1.45mi
1106 White St Toledo, OH	3.0	1.0	1200	$1,015	$0.85	14d	1	1.45mi

Listing history 21 events

1. 2026-06-18
   days on market $43,334 Active 29 DOM
2. 2026-06-17
   days on market $43,334 Active 28 DOM
3. 2026-06-16
   days on market $43,334 Active 27 DOM
4. 2026-06-15
   days on market $43,334 Active 26 DOM
5. 2026-06-14
   days on market $43,334 Active 24 DOM
6. 2026-06-10
   days on market $43,334 Active 21 DOM
7. 2026-06-09
   days on market $43,334 Active 20 DOM
8. 2026-06-08
   days on market $43,334 Active 19 DOM
9. 2026-06-07
   days on market $43,334 Active 18 DOM
10. 2026-06-05
    days on market $43,334 Active 15 DOM
11. 2026-06-03
    days on market $43,334 Active 14 DOM
12. 2026-06-02
    days on market $43,334 Active 13 DOM
13. 2026-06-01
    days on market $43,334 Active 12 DOM
14. 2026-05-31
    days on market $43,334 Active 11 DOM
15. 2026-05-30
    days on market $43,334 Active 10 DOM
16. 2026-05-20
    listed $43,334 Active
17. 2018-06-26
    soldstatus $59,500
18. 2018-06-22
    soldstatus $59,500 412-char remark

    Show marketing remark (412 chars)

    Be the envy of all your friends with this phenomenal backyard bar! This is a remarkably updated yet afforadable home w/high end features. Living Rm features custom stone FP, oak staircase w/iron spindles & crown molding. Vinyl siding, roof, hvac & windows have many years of life left. Kitchen & bath both w/tile floors. Neutral throughout. Garage has electric and full basement. Close to expressway!

19. 2018-05-01
    listed $59,500 412-char remark

    Show marketing remark (412 chars)

    Be the envy of all your friends with this phenomenal backyard bar! This is a remarkably updated yet afforadable home w/high end features. Living Rm features custom stone FP, oak staircase w/iron spindles & crown molding. Vinyl siding, roof, hvac & windows have many years of life left. Kitchen & bath both w/tile floors. Neutral throughout. Garage has electric and full basement. Close to expressway!

20. 2003-11-24
    soldstatus $74,000
21. 1993-08-04
    soldstatus $44,000

ⓘ 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: $1,463 · $122/mo
• Projected year-2 tax: $1,463 · $122/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 ≥100°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: $13,496
• − Mortgage interest: −$2,427
• − Property taxes: −$1,463
• − Insurance: −$217
• − Repairs & maintenance: −$1,080
• − Management: −$1,080
• − Depreciation: −$1,261
• Taxable income: $5,969
• Est. tax owed @ 24.0%: −$1,433
• After-tax cash flow: $4,823/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

-1.5% since first listed

6 events — show timeline

• 2026-05-20 Listed $43,334 NORIS
• 2018-06-26 Sold (Public Records) $59,500 Public Records
• 2018-06-22 Sold (MLS) $59,500 NORIS
• 2018-05-01 Listed $59,500 NORIS
• 2003-11-24 Sold (Public Records) $74,000 Public Records
• 1993-08-04 Sold (Public Records) $44,000 Public Records

Property tax history

+2.9%/yr

Latest (2025): $1,463 · +0.7% YoY. Source: county tax records.