2241 Whitney Ave · Toledo, OH 43606

$85,000

4 bd · 1.0 ba · 1,830 sqft · SingleFamily public records · 17 Days on market

Built 1899 4,800 sqft lot Est $99k · 14% under

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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
• ARV discount +13.8/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.3/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks

Solid single family, brick home with long term month to month tenant ($645/month). Features updated shower, new furnace 2022, new sewer line replacement to main 2025. Spacious yard for outdoor use located near Ottawa Park and the University of Toledo. Make it your home today or rent it out. Potential market rent up to $1,500 based on program guidelines.

Key facts

• Spacious yard
• New furnace
• Near ottawa park

Tags

• UPDATED SHOWER
• NEW FURNACE
• NEW SEWER LINE
• SPACIOUS YARD
• NEAR OTTAWA PARK
• NEAR UNIVERSITY OF TOLEDO

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Electricity connected; Natural gas connected; Public water; Public sewer; WiFi connected
• Home design: Single-family residence; Not attached to another unit; No common walls; Two and one half levels; 2 stories
• Construction: Asphalt and brick construction; Block foundation
• Exterior features: Shingle roof

Interior

• Kitchen: Kitchen on main level (15 x 13)
• Bedrooms: Bedroom 2 on upper level (12 x 10); Bedroom 3 on upper level (12 x 10); Bedroom 4 on upper level (12 x 10)
• Flooring: Other flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); Window air conditioning units
• Interior features: Total of 7 rooms; Basement present; Other interior features
• Laundry & utility: Washer hookup; Gas dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $480 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $84k (1.5% below list) — sets the bar for market timing.
• Cap rate 13.1% vs local median 7.7% 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: Glenwood Elementary School (math 2% / reading 12%, grade F, #1,527 of 1,584 statewide, top 98%, 300 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 (+2.3%/yr); 95 active listings in the ZIP; 10 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 $588 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 + 2.3% rent growth), your $24k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 24y 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.
• Current owner paid $13k; list at $85k implies a 554% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1899 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $83,725 (1.5% below list)

Questions for the listing agent

1. Built in 1899 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 1.54% ✓
• Cap rate: 13.07%
• Cash-on-cash: 24.22%
• DSCR: 2.08
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $98,820
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
842 Lincoln Ave	0.57mi	3/1.0 (-1)	1,856 (+1%)	3mo	$16,500	$9	64
534 Acklin Ave	0.64mi	3/1.0 (-1)	1,804 (-1%)	11mo	$82,500	$46	53
1322 Thatcher Dr	0.68mi	3/1.5 (-1)	1,753 (-4%)	6mo	$55,500	$32	50
1061 Lincoln Ave	0.54mi	4/1.5	2,050 (+12%)	11mo	$49,000	$24	44
1104 Norwood Ave	0.64mi	3/2.0 (-1)	1,764 (-4%)	14mo	$115,000	$65	43
2144 Hawthorne St	0.63mi	3/1.0 (-1)	1,564 (-14%)	3mo	$40,000	$26	39
631 Islington St	0.74mi	4/1.0	1,957 (+7%)	20mo	$62,000	$32	37
1348 Palmetto Ave	0.66mi	3/1.0 (-1)	1,609 (-12%)	10mo	$95,000	$59	35
645 Oakwood Ave	0.74mi	3/2.0 (-1)	1,719 (-6%)	17mo	$159,900	$93	32
2717 Glenwood Ave	0.74mi	4/1.5	1,629 (-11%)	21mo	$115,000	$71	28
1333 Thatcher Dr	0.67mi	3/1.0 (-1)	1,578 (-14%)	16mo	$96,000	$61	27
2615 Scottwood	0.74mi	4/1.0	2,094 (+14%)	18mo	$112,100	$54	26

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 · 2.29% rent growth · sell at horizon

5-year hold

• IRR: 16.7%
• Equity multiple: 1.67×
• Total profit: $15,891
• Equity at exit: $12,674

10-year hold

• IRR: 24.8%
• Equity multiple: 3.08×
• Total profit: $49,474
• Equity at exit: $7,349

Cash invested: $23,800 (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 43606

• Home prices YoY: -15.5%
• Rents YoY: 2.3%
• Active inventory: 95
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,307 high
• Mortgage (P&I): −$446
• Tax from tax record: −$71 /mo · $852/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$274
• Net cashflow: $480

Break-even live

Break-even rent $699

Max offer price $85,000

Occupancy floor 58%

Sensitivity live

Price	-10% $528	-5% $504	+0% $480	+5% $456	+10% $432
Rent	-10% $377	-5% $429	+0% $480	+5% $532	+10% $584
Rate	-1.0pp $523	-0.5pp $502	base $480	+0.5pp $458	+1.0pp $436

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1436 Palmetto Ave Toledo, OH	3.0	1.0	1678	$1,400	$0.83	25d	1	0.71mi
1140 Palmwood Ave Toledo, OH	3.0	1.0	1292	$1,500	$1.16	45d	1	0.77mi
2117 Clinton St Toledo, OH	3.0	1.0	1256	$1,115	$0.89	45d	1	0.82mi
1122 Pinewood Ave Toledo, OH	3.0	1.0	1559	$1,150	$0.74	15d	1	0.95mi
2907 Rockwood Pl Toledo, OH	3.0	1.0	1494	$1,100	$0.74	15d	1	0.97mi
1573 Jermain Dr Toledo, OH	3.0	1.0	1254	$1,195	$0.95	15d	1	1.07mi
119 Winthrop St Toledo, OH	3.0	1.0	1734	$1,350	$0.78	25d	1	1.11mi
614 Cadillac Ct Toledo, OH	3.0	1.0	1581	$1,075	$0.68	25d	1	1.27mi
610 Cadillac Ct Toledo, OH	3.0	1.0	1409	$1,050	$0.75	25d	1	1.27mi
1420 Addington Rd Toledo, OH	5.0	1.5	1728	$1,500	$0.87	45d	1	1.39mi

Listing history 12 events

1. 2026-06-21
   days on market $85,000 Active 17 DOM
2. 2026-06-18
   days on market $85,000 Active 14 DOM
3. 2026-06-17
   days on market $85,000 Active 13 DOM
4. 2026-06-16
   days on market $85,000 Active 12 DOM
5. 2026-06-15
   days on market $85,000 Active 11 DOM
6. 2026-06-14
   days on market $85,000 Active 9 DOM
7. 2026-06-10
   days on market $85,000 Active 6 DOM
8. 2026-06-09
   days on market $85,000 Active 5 DOM
9. 2026-06-08
   days on market $85,000 Active 4 DOM
10. 2026-06-07
    days on market $85,000 Active 3 DOM
11. 2026-06-05
    remarks 355-char remark
12. 2026-06-05
    listed $85,000 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: $852 · $71/mo
• Projected year-2 tax: $1,089 · $91/mo
• Expected delta: +$237/yr (+$20/mo · 27.8%)

ⓘ 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: $15,684
• − Mortgage interest: −$4,761
• − Property taxes: −$852
• − Insurance: −$425
• − Repairs & maintenance: −$1,255
• − Management: −$1,255
• − Depreciation: −$2,473
• Taxable income: $4,663
• Est. tax owed @ 24.0%: −$1,119
• After-tax cash flow: $4,645/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): 24,898
• Household income: $66,917
• Rent vs Own: 44.1% rent · 55.9% own
• Severe rent burden: 843.0

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: White 59% Black 29% Two or more races 7% Hispanic / Latino 4% Asian 3%
• Common ancestry: Romanian 6% Italian 2% Lithuanian 1%
• Foreign-born: 7% · Canada, China, South Korea
• Languages at home: 92% English-only · Arabic 2% Other Indo-European 2% Spanish 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: ▼ -41.19%
• Current HPI: 224.695
• Rent YoY: ▲ 2.29%
• 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

+327.1% since first listed

13 events — show timeline

• 2026-06-04 Listed $85,000 NORIS
• 2026-01-30 Listing Removed — NORIS
• 2025-11-17 Listed $99,900 NORIS
• 2025-10-31 Listing Removed — NORIS
• 2025-10-14 Price Changed $13,000 NORIS
• 2025-10-04 Price Changed $109,000 NORIS
• 2025-09-10 Price Changed $115,900 NORIS
• 2025-07-22 Listed $119,900 NORIS
• 2025-07-22 Coming Soon — NORIS
• 2002-10-18 Sold (MLS) $13,000 NORIS
• 2002-10-09 Listing Removed — NORIS
• 2002-10-07 Listed $19,900 NORIS
• 2002-07-09 Listed $19,900 NORIS

Property tax history

-0.5%/yr

Latest (2025): $852 · +1.7% YoY. Source: county tax records.