635 Glengary Rd · Holland, OH 43617

$149,000

3 bd · 1.0 ba · 1,560 sqft · SingleFamily public records · 6 Days on market

Built 1966 1.98 ac lot

---

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
• Schools +4.5/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Mark your calendars for Tuesday, July 7th at 4:00 PM for an incredible real estate opportunity at 635 Glengary Road in Toledo, Ohio. Nestled on a quiet dead-end street, this charming 3-bedroom brick ranch offers the perfect blend of peace and convenience, sitting on a spectacular, park-like lot of 1.97 acres. The property features a newer roof for peace of mind and boasts a massive, 5-car detached garage—perfect for enthusiasts, hobbyists, or extra storage. With a low minimum bid of just $149,000, this property will sell to the highest bidder over that amount. Onsite preview and registration open the day of the auction starting at 3:00 PM. Please note that a 10% buyer's premium will b

Key facts

• Newer roof
• Park-like lot
• 1.98 acre lot

Tags

• QUIET DEAD-END STREET
• PARK-LIKE LOT
• NEWER ROOF
• 5-CAR DETACHED GARAGE
• RARE ACREAGE PROPERTY

Property features AI

Exterior

• Parking: Detached garage; Five garage spaces; Driveway parking; Concrete parking surfaces
• Utilities: Electricity connected; Well water; Septic tank sewer
• Home design: Single family residence; One story / single level; Not attached; no common walls
• Construction: Brick construction; Crawl space foundation; Built as residential single-family
• Exterior features: Shingle roof

Interior

• Kitchen: Main-level kitchen (approx. 9 x 14)
• Bedrooms: Bedroom 2 on the main level (approx. 9 x 13); Bedroom 3 on the main level (approx. 9 x 13)
• Flooring: Carpet; Tile; Vinyl
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating; Central air conditioning; Has heating and cooling
• Interior features: Seven total rooms; Other interior features
• Laundry & utility: Laundry on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $149k.

Deal economics

• At list price, monthly cash flow is $783 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $149k).
• Cap rate 12.6% vs local median 2.4% in Holland — 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 80/100 on livability (#110 in OH, #1,661 nationally) — a professional / high-income tenant draw. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime C-, commute F.
• Springfield Local (suburban): math 47% / reading 57% proficiency, ranked #404 of 656 in OH (top 62%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Crissey Elementary School (math 62% / reading 72%, grade B+, #456 of 1,584 statewide, top 31%, 324 students, 47% FRL); Springfield Middle School (math 44% / reading 53%, grade C-, #435 of 654 statewide, top 67%, 744 students, 81% FRL); Springfield High School (math 40% / reading 60%, grade D+, #384 of 781 statewide, top 49%, 922 students, 48% FRL).
• Market conditions: 17 active listings in the ZIP; high-income renter base; 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 $1k of loan paydown is wiped out by about $4k 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 + 3.0% rent growth), your $42k 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.
• Current owner paid $62k; list at $149k implies a 140% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price.

Recommended offer $149,000

Questions for the listing agent

1. Built in 1966 — 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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. 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.
6. 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.
7. 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: 1.69% ✓
• Cap rate: 12.60%
• Cash-on-cash: 22.52%
• DSCR: 2.00
• GRM: 4.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 15.4%
• Equity multiple: 1.62×
• Total profit: $25,860
• Equity at exit: $22,216

10-year hold

• IRR: 24.1%
• Equity multiple: 3.09×
• Total profit: $87,313
• Equity at exit: $12,883

Cash invested: $41,720 (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 43617

• Home prices YoY: -12.8%
• Active inventory: 17
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $2,517 medium
• Mortgage (P&I): −$781
• Tax from tax record: −$362 /mo · $4,349/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$529
• Net cashflow: $783

Break-even live

Break-even rent $1,526

Max offer price $149,000

Occupancy floor 64%

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-18
   days on market $149,000 Active 6 DOM
2. 2026-06-17
   days on market $149,000 Active 5 DOM
3. 2026-06-16
   days on market $149,000 Active 4 DOM
4. 2026-06-15
   days on market $149,000 Active 3 DOM
5. 2026-06-14
   remarks 693-char remark
6. 2026-06-14
   listed $149,000 Active 1 DOM

ⓘ 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: $4,349 · $362/mo
• Projected year-2 tax: $4,349 · $362/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 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥98°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,207
• − Mortgage interest: −$8,346
• − Property taxes: −$4,349
• − Insurance: −$745
• − Repairs & maintenance: −$2,417
• − Management: −$2,417
• − Depreciation: −$4,335
• Taxable income: $7,600
• Est. tax owed @ 24.0%: −$1,824
• After-tax cash flow: $7,570/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: Springfield Local
• NCES district ID: 3904822
• Math proficiency: 47% ▼ -17.00%
• Reading proficiency: 57% ▼ -11.00%
• Median HH income: $54,807
• Composite: 44.87/100
• National rank: #2719
• State rank: #404 of 656 in OH

Livability — Holland

• Score: 80/100
• State rank: #110
• US rank: #1661

Category grades

Amenities B Commute F Cost of living A+ Crime C- Employment B- Housing A+ Health & safety A+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Lucas · 437,818 people
• City population: 16,207
• Metro: Toledo, OH
• Population (ZIP): 8,586
• Household income: $131,935
• Rent vs Own: 10.1% rent · 89.9% own
• Severe rent burden: 6.7

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: Predominantly White (89%)
• Race & ethnicity: White 89% Hispanic / Latino 5% Two or more races 3% Black 2% Asian 1%
• Common ancestry: Romanian 14% Lithuanian 6% Slovak 3%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Arabic 2% Other Indo-European 1% Chinese 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: ▼ -30.39%
• Current HPI: 206.8633
• Rent YoY: —
• Metro: —
• 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

+365.6% since first listed

3 events — show timeline

• 2026-06-11 Listed $149,000 NORIS
• 1988-12-23 Sold (Public Records) $62,000 Public Records
• 1976-03-29 Sold (Public Records) $32,000 Public Records

Property tax history

+4.4%/yr

Latest (2025): $4,349 · +4.9% YoY. Source: county tax records.