2013 Caledonia St · Toledo, OH 43605

$79,900

2 bd · 1.0 ba · 1,008 sqft · SingleFamily public records · 85 Days on market

Built 1917 3,600 sqft lot $79/sqft · 48% above area Est $54k · 48% 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 +8.6/10.0
• 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

This charming 2 bed brick home has a tenant in place and makes a great addition to your portfolio! The large eat-in kitchen and bathroom are both renovated/updated. Other updates include privacy fence, furnace, hot water tank, and breaker box. Convenient off-street parking and shed for storage. Great price/value!

Key facts

• Shed for storage
• Large eat-in kitchen
• Renovated bathroom

Tags

• LARGE EAT-IN KITCHEN
• RENOVATED BATHROOM
• PRIVACY FENCE
• OFF-STREET PARKING
• SHED FOR STORAGE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $311 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $75k (6.0% 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; 34 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 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 ($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 $552 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 + 5.4% rent growth), your $22k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 85 days — a 6% lower offer ($75k) 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.

Risks & watch-outs

• Watch-outs: built in 1917 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $75,106 (6.0% below list)

Questions for the listing agent

1. It's been on market 85 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1917 — 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: 1.36% ✓
• Cap rate: 10.97%
• Cash-on-cash: 16.69%
• DSCR: 1.74
• GRM: 6.1

CMA / ARV

• ARV (median comp): $53,868
• List price: $79,900
• Delta: 48.33%
• 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
412 Whittemore St	0.07mi	2/1.0	959 (-5%)	10mo	$49,900	$52	81
266 Milford St	0.19mi	3/1.0 (+1)	1,060 (+5%)	6mo	$120,000	$113	73
2023 Woodford St	0.06mi	2/1.0	1,152 (+14%)	3mo	$26,000	$23	71
2223 Caledonia St	0.25mi	3/1.0 (+1)	924 (-8%)	6mo	$15,273	$17	64
2214 Valentine St	0.24mi	2/1.0	934 (-7%)	16mo	$38,500	$41	64
339 Burger St	0.15mi	3/1.0 (+1)	880 (-13%)	5mo	$55,000	$63	63
2404 York St	0.50mi	3/1.0 (+1)	994 (-1%)	12mo	$25,000	$25	60
719 Reineck Dr	0.72mi	3/1.0 (+1)	955 (-5%)	5mo	$103,000	$108	48
632 Whitlock Ave	0.64mi	3/1.0 (+1)	925 (-8%)	7mo	$47,300	$51	46
523 Reineck Dr	0.64mi	3/1.0 (+1)	1,088 (+8%)	17mo	$135,000	$124	38
537 Reineck Dr	0.64mi	2/1.0	864 (-14%)	11mo	$97,500	$113	38
2617 York St	0.71mi	3/1.0 (+1)	1,154 (+14%)	9mo	$78,000	$68	30

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: $9,528
• Equity at exit: $11,913

10-year hold

• IRR: 21.4%
• Equity multiple: 3.02×
• Total profit: $45,262
• Equity at exit: $6,908

Cash invested: $22,372 (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: 6.1×

Monthly cashflow live

• Estimated rent: $1,084 high
• Mortgage (P&I): −$419
• Tax from tax record: −$93 /mo · $1,115/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$228
• Net cashflow: $311

Break-even live

Break-even rent $690

Max offer price $79,900

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 34 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	0.25mi
1848 Genesee St Toledo, OH	3.0	1.0	1069	$1,200	$1.12	44d	1	0.25mi
1964 Burr St Toledo, OH	3.0	1.0	1159	$1,250	$1.08	44d	1	0.28mi
2453 Caledonia St Toledo, OH	2.0	1.0	1179	$810	$0.69	14d	1	0.56mi
622 Whitlock Ave Toledo, OH	3.0	1.0	925	$1,195	$1.29	44d	1	0.62mi
1951 N Summit St Unit 2 Toledo, OH	2.0	1.0	835	$800	$0.96	44d	1	0.88mi
128 Carbon St Toledo, OH	3.0	1.0	1113	$1,200	$1.08	23d	1	0.90mi
221 Licking St Unit 2 Toledo, OH	3.0	1.0	1048	$1,099	$1.05	23d	1	0.95mi
223 Valleywood Dr Toledo, OH	2.0	1.0	1098	$1,099	$1.00	23d	1	1.00mi
2023 N Erie St Toledo, OH	1.0	1.0	951	$685	$0.72	21d	1	1.01mi
1306 Mott Ave Toledo, OH	3.0	1.5	1282	$1,149	$0.90	44d	1	1.04mi
1305 Mott Ave Toledo, OH	3.0	1.0	1080	$1,000	$0.93	44d	1	1.05mi
2074 Starr Ave Toledo, OH	3.0	1.0	1115	$1,025	$0.92	23d	1	1.08mi
624 Bush St Toledo, OH	1.0	1.0	1193	$699	$0.59	44d	1	1.21mi
413 Sandusky St Toledo, OH	2.0	1.0	900	$775	$0.86	23d	1	1.22mi
3148 Corduroy Rd Oregon, OH	1.0–2.0	1.0–1.5	800	$870	$1.09	14d	1	1.22mi
508 Howland Ave Toledo, OH	3.0	1.0	840	$1,000	$1.19	44d	1	1.28mi
315 Parker Ave Unit 3 Toledo, OH	1.0	1.0	1029	$799	$0.78	23d	1	1.31mi
2129 Nevada St Toledo, OH	3.0	1.0	1352	$1,200	$0.89	14d	1	1.32mi
1311 Mason St Unit 2 Toledo, OH	1.0	1.0	950	$703	$0.74	14d	1	1.34mi
571 Howland Ave Toledo, OH	2.0	1.0	874	$875	$1.00	44d	1	1.35mi
630 Mulberry St Toledo, OH	2.0	1.0	1000	$950	$0.95	23d	1	1.38mi
1119 N Summit St Toledo, OH	1.0–2.0	1.0–2.0	1023	$1,750	$1.71	14d	2	1.39mi
653 Oswald St Toledo, OH	2.0	1.0	920	$800	$0.87	44d	1	1.39mi
1119 N Summit St Toledo, OH	2.0	2.0	1500	$1,890	$1.26	44d	1	1.40mi
1119 N Summit St Toledo, OH	2.0	2.0	1226	$1,750	$1.43	23d	1	1.40mi
557 Valleywood Dr Toledo, OH	3.0	1.0	848	$1,100	$1.30	44d	1	1.40mi
1614 Nevada St Toledo, OH	2.0	1.0	1172	$1,000	$0.85	21d	1	1.44mi
722 Coyne Ave Toledo, OH	2.0	1.0	900	$1,000	$1.11	14d	1	1.46mi
414 Platt St Unit ST-3 Toledo, OH	3.0	1.0	1500	$1,150	$0.77	23d	1	1.47mi
414 Platt St Unit ST-1 Toledo, OH	1.0	1.0	800	$800	$1.00	44d	1	1.47mi
420 Platt St Toledo, OH	2.0	1.0	1499	$685	$0.46	21d	1	1.47mi
732 Coyne Ave Toledo, OH	3.0	1.0	968	$1,145	$1.18	14d	1	1.48mi
2932 N Ontario St Toledo, OH	2.0	1.0	750	$750	$1.00	23d	1	1.50mi

Listing history 26 events

1. 2026-06-18
   days on market $79,900 Active 85 DOM
2. 2026-06-17
   days on market $79,900 Active 84 DOM
3. 2026-06-16
   remarks 324-char remark
4. 2026-06-16
   days on market $79,900 Active 83 DOM
5. 2026-06-15
   days on market $79,900 Active 82 DOM
6. 2026-06-14
   days on market $79,900 Active 80 DOM
7. 2026-06-10
   days on market $79,900 Active 77 DOM
8. 2026-06-09
   days on market $79,900 Active 76 DOM
9. 2026-06-08
   days on market $79,900 Active 75 DOM
10. 2026-06-07
    days on market $79,900 Active 74 DOM
11. 2026-06-05
    days on market $79,900 Active 71 DOM
12. 2026-06-03
    days on market $79,900 Active 70 DOM
13. 2026-06-02
    days on market $79,900 Active 69 DOM
14. 2026-06-01
    days on market $79,900 Active 68 DOM
15. 2026-05-31
    days on market $79,900 Active 67 DOM
16. 2026-05-30
    days on market $79,900 Active 66 DOM
17. 2026-03-25
    listed $79,900 Active 314-char remark

    Show marketing remark (314 chars)

    This charming 2 bed brick home has a tenant in place and makes a great addition to your portfolio! The large eat-in kitchen and bathroom are both renovated/updated. Other updates include privacy fence, furnace, hot water tank, and breaker box. Convenient off-street parking and shed for storage. Great price/value!

18. 2025-10-14
    price $47,000 520-char remark

    Show marketing remark (520 chars)

    Check out this 1 story home, 2 bedroom, 1 bathroom 1,008 sq. ft. home. A lot of original wood trim in this home along with the original wood doors. Formal dining room. Renovated large eat in kitchen and a big recently updated bathroom. Spacious bedrooms. Full basement. Parking in the back with an included shed. Low maintenance exterior. New privacy fence. Updated furnace and newer hot water tank. Installed breaker box. & There's an extra area upstairs, which could be finished into more living space.

19. 2024-01-08
    soldstatus $109,000
20. 2023-10-16
    historical $850
21. 2023-09-29
    listed $850
22. 2023-08-23
    soldstatus $47,000
23. 2023-08-21
    soldstatus $47,000 Closed 520-char remark

    Show marketing remark (520 chars)

    Check out this 1 story home, 2 bedroom, 1 bathroom 1,008 sq. ft. home. A lot of original wood trim in this home along with the original wood doors. Formal dining room. Renovated large eat in kitchen and a big recently updated bathroom. Spacious bedrooms. Full basement. Parking in the back with an included shed. Low maintenance exterior. New privacy fence. Updated furnace and newer hot water tank. Installed breaker box. & There's an extra area upstairs, which could be finished into more living space.

24. 2023-08-18
    status Pending 520-char remark

    Show marketing remark (520 chars)

    Check out this 1 story home, 2 bedroom, 1 bathroom 1,008 sq. ft. home. A lot of original wood trim in this home along with the original wood doors. Formal dining room. Renovated large eat in kitchen and a big recently updated bathroom. Spacious bedrooms. Full basement. Parking in the back with an included shed. Low maintenance exterior. New privacy fence. Updated furnace and newer hot water tank. Installed breaker box. & There's an extra area upstairs, which could be finished into more living space.

25. 2023-07-20
    historical Contingent 520-char remark

    Show marketing remark (520 chars)

    Check out this 1 story home, 2 bedroom, 1 bathroom 1,008 sq. ft. home. A lot of original wood trim in this home along with the original wood doors. Formal dining room. Renovated large eat in kitchen and a big recently updated bathroom. Spacious bedrooms. Full basement. Parking in the back with an included shed. Low maintenance exterior. New privacy fence. Updated furnace and newer hot water tank. Installed breaker box. & There's an extra area upstairs, which could be finished into more living space.

26. 2023-07-14
    listed $49,900 Active 520-char remark

    Show marketing remark (520 chars)

    Check out this 1 story home, 2 bedroom, 1 bathroom 1,008 sq. ft. home. A lot of original wood trim in this home along with the original wood doors. Formal dining room. Renovated large eat in kitchen and a big recently updated bathroom. Spacious bedrooms. Full basement. Parking in the back with an included shed. Low maintenance exterior. New privacy fence. Updated furnace and newer hot water tank. Installed breaker box. & There's an extra area upstairs, which could be finished into more living space.

ⓘ 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: $1,115 · $93/mo
• Projected year-2 tax: $1,181 · $98/mo
• Expected delta: +$66/yr (+$5/mo · 5.9%)

ⓘ 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: $13,008
• − Mortgage interest: −$4,476
• − Property taxes: −$1,115
• − Insurance: −$400
• − Repairs & maintenance: −$1,041
• − Management: −$1,041
• − Depreciation: −$2,324
• Taxable income: $2,612
• Est. tax owed @ 24.0%: −$627
• After-tax cash flow: $3,107/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

+60.1% since first listed

10 events — show timeline

• 2026-03-25 Listed $79,900 NORIS
• 2025-10-14 Price Changed $47,000 NORIS
• 2024-01-08 Sold (Public Records) $109,000 Public Records
• 2023-10-16 Rental Removed $850 BUILDIUM
• 2023-09-29 Listed for Rent $850 BUILDIUM
• 2023-08-23 Sold (Public Records) $47,000 Public Records
• 2023-08-21 Sold (MLS) $47,000 NORIS
• 2023-08-18 Pending — NORIS
• 2023-07-20 Contingent — NORIS
• 2023-07-14 Listed $49,900 NORIS

Property tax history

+16.8%/yr

Latest (2025): $1,115 · +1.2% YoY. Source: county tax records.