3810 Hoiles Ave · Toledo, OH 43612

$99,900

3 bd · 1.0 ba · 1,254 sqft · SingleFamily public records · 211 Days on market

Built 1917 4,000 sqft lot $80/sqft · 25% above area Est $80k · 25% 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 +28.0/30.0
• DSCR +9.9/10.0
• 1% rule +7.6/10.0
• Rent growth +4.0/5.0
• 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 three-bedroom, one-bath home offers an exceptional opportunity for an investor seeking immediate, reliable income. The property is currently occupied by a Section 8 tenant with 100% of the $1,300 monthly rent guaranteed through August 2026. While the lease provides long-term stability, it also maintains flexibility with a 60-day notice clause for those considering future transitions. The residence has been thoughtfully maintained, featuring several mechanical updates including a new furnace, a new hot water tank, and an updated electrical system. The basement has also been recently painted, ensuring a clean and functional lower level. Inside, the home retains its original character with beautiful built-in cabinetry in both the dining room and the upstairs, adding a level of craftsmanship and charm that is hard to find. Outside, a porch provides a comfortable space to enjoy the surrounding neighborhood To ensure minimal disruption to the current tenant, the property is available for viewing only after an accepted offer.

Key facts

• 4,000 sq ft lot
• 2 parking spots
• Built 1917

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $310 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.0% 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 (+6.0%/yr); 92 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $691 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 + 6.0% rent growth), your $28k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 211 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $20k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $77k; 30% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

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

Recommended offer $87,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 211 days. Have you received any prior offers? Is the seller open to a 12% 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: 1.26% ✓
• Cap rate: 10.02%
• Cash-on-cash: 13.32%
• DSCR: 1.59
• GRM: 6.6

CMA / ARV

• ARV (median comp): $79,849
• List price: $99,900
• Delta: 25.11%
• 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
3726 Leybourn Ave	0.25mi	3/1.0	1,245 (-1%)	2mo	$100,000	$80	85
3722 Leybourn Ave	0.25mi	3/1.5	1,304 (+4%)	3mo	$78,000	$60	77
3514 Willys Pkwy	0.29mi	3/1.5	1,312 (+5%)	1mo	$64,900	$49	76
3945 Hazelhurst Ave	0.21mi	3/1.0	1,356 (+8%)	3mo	$107,000	$79	75
3713 Drexel Dr	0.31mi	3/1.0	1,356 (+8%)	1mo	$115,000	$85	71
3515 Watson Ave	0.32mi	3/2.0	1,157 (-8%)	0mo	$150,000	$130	68
4218 Parrakeet Ave	0.50mi	3/1.0	1,163 (-7%)	2mo	$107,500	$92	63
3868 Eggeman Ave	0.74mi	3/1.0	1,262 (+1%)	1mo	$70,000	$55	63
3948 Vermaas Ave	0.75mi	3/1.0	1,296 (+3%)	1mo	$60,000	$46	59
3940 Vermaas Ave	0.74mi	3/1.0	1,305 (+4%)	2mo	$70,000	$54	57
1221 Eleanor Ave	0.74mi	3/1.0	1,098 (-12%)	1mo	$120,000	$109	44
4048 Asbury Dr	0.75mi	3/1.0	1,091 (-13%)	0mo	$89,600	$82	43

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: 6.7%
• Equity multiple: 1.27×
• Total profit: $7,533
• Equity at exit: $14,895

10-year hold

• IRR: 18.5%
• Equity multiple: 2.76×
• Total profit: $49,244
• Equity at exit: $8,638

Cash invested: $27,972 (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: 6.6×

Monthly cashflow live

• Estimated rent: $1,260 high
• Mortgage (P&I): −$524
• Tax from tax record: −$119 /mo · $1,431/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$265
• Net cashflow: $310

Break-even live

Break-even rent $867

Max offer price $99,900

Occupancy floor 70%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3805 Hoiles Ave Toledo, OH	3.0	1.0	1370	$1,025	$0.75	23d	1	0.02mi
3725 Hoiles Ave Toledo, OH	3.0	1.0	1180	$1,245	$1.06	23d	1	0.03mi
3713 Hazelhurst Ave Toledo, OH	3.0	1.5	1352	$1,700	$1.26	43d	1	0.10mi
3915 Willys Pkwy Unit 3915 Toledo, OH	3.0	1.0	1080	$800	$0.74	21d	1	0.17mi
3541 Willys Pkwy Toledo, OH	3.0	1.0	1113	$1,400	$1.26	43d	1	0.22mi
3606 Revere Dr Toledo, OH	4.0	1.0	1320	$1,500	$1.14	43d	1	0.22mi
1489 Berdan Ave Toledo, OH	3.0	1.0	1068	$1,250	$1.17	43d	1	0.28mi
1477 W Sylvania Ave Toledo, OH	3.0	1.0	1570	$1,250	$0.80	43d	1	0.32mi
3615 Berkeley Dr Toledo, OH	3.0	1.0	1096	$1,400	$1.28	14d	1	0.38mi
1014 Berdan Ave Toledo, OH	3.0	1.0	1215	$1,200	$0.99	43d	1	0.41mi
4120 Parrakeet Ave Toledo, OH	3.0	2.0	1410	$1,450	$1.03	43d	1	0.42mi
4038 Lyman Ave Toledo, OH	3.0	1.0	1175	$1,395	$1.19	43d	1	0.42mi
4138 N Lockwood Ave Toledo, OH	2.0	1.0	1300	$1,050	$0.81	23d	1	0.45mi
4223 Birchall Rd Toledo, OH	3.0	1.0	1338	$1,395	$1.04	23d	1	0.49mi
1016 Mallett St Unit 1 Toledo, OH	2.0	1.0	1300	$900	$0.69	43d	1	0.52mi
4158 Mayfield Dr Toledo, OH	2.0	1.0	960	$850	$0.89	14d	1	0.54mi
1731 Mansfield Rd Toledo, OH	3.0	1.0	1138	$1,195	$1.05	23d	1	0.67mi
4039 Vermaas Ave Toledo, OH	2.0	1.0	900	$900	$1.00	23d	1	0.78mi
4459 N Haven Ave Toledo, OH	3.0	1.0	1416	$1,200	$0.85	14d	1	0.78mi
1846 Loxley Rd Toledo, OH	2.0	1.0	876	$900	$1.03	43d	1	0.78mi
4129 Vermaas Ave Toledo, OH	3.0	1.5	1385	$1,250	$0.90	43d	1	0.80mi
3683 Upton Ave Toledo, OH	3.0	1.0	1119	$1,100	$0.98	43d	1	0.82mi
4124 Vermaas Ave Toledo, OH	2.0	1.0	1245	$997	$0.80	43d	1	0.82mi
4315 Garden Park Dr Toledo, OH	3.0	1.0	1268	$1,423	$1.12	23d	1	0.84mi
3950 Woodhaven Dr Toledo, OH	2.0	1.0	1072	$745	$0.69	23d	1	0.84mi
1718 Giant St Toledo, OH	3.0	1.0	1080	$1,395	$1.29	14d	1	0.86mi
3905 Peru St Toledo, OH	4.0	3.0	1548	$1,300	$0.84	21d	1	0.87mi
4406 Asbury Dr Toledo, OH	4.0	2.0	1089	$1,550	$1.42	14d	1	0.93mi
1573 Jermain Dr Toledo, OH	3.0	1.0	1254	$1,195	$0.95	14d	1	0.94mi
4140 Caroline Ave Toledo, OH	3.0	1.5	1378	$1,650	$1.20	23d	1	0.95mi
4614 Commonwealth Ave Toledo, OH	3.0	1.5	1459	$1,295	$0.89	14d	1	0.95mi
1804 Bigelow St Toledo, OH	3.0	1.0	995	$937	$0.94	43d	1	0.96mi
4220 Caroline Ave Toledo, OH	3.0	1.0	944	$1,095	$1.16	43d	1	0.97mi
1838 Giant St Toledo, OH	3.0	1.0	962	$1,200	$1.25	14d	1	0.97mi
614 Cadillac Ct Toledo, OH	3.0	1.0	1581	$1,075	$0.68	23d	1	0.99mi
1338 Crestwood Rd Toledo, OH	3.0	1.0	1000	$1,250	$1.25	14d	1	0.99mi
610 Cadillac Ct Toledo, OH	3.0	1.0	1409	$1,050	$0.75	23d	1	0.99mi
1436 Palmetto Ave Toledo, OH	3.0	1.0	1678	$1,400	$0.83	23d	1	1.15mi
2907 Rockwood Pl Toledo, OH	3.0	1.0	1494	$1,100	$0.74	14d	1	1.16mi
960 W Delaware Ave Toledo, OH	3.0	1.0	1224	$1,050	$0.86	23d	1	1.28mi

Listing history 12 events

1. 2026-05-14
   status Pending 1043-char remark

   Show marketing remark (1043 chars)

   This three-bedroom, one-bath home offers an exceptional opportunity for an investor seeking immediate, reliable income. The property is currently occupied by a Section 8 tenant with 100% of the $1,300 monthly rent guaranteed through August 2026. While the lease provides long-term stability, it also maintains flexibility with a 60-day notice clause for those considering future transitions. The residence has been thoughtfully maintained, featuring several mechanical updates including a new furnace, a new hot water tank, and an updated electrical system. The basement has also been recently painted, ensuring a clean and functional lower level. Inside, the home retains its original character with beautiful built-in cabinetry in both the dining room and the upstairs, adding a level of craftsmanship and charm that is hard to find. Outside, a porch provides a comfortable space to enjoy the surrounding neighborhood To ensure minimal disruption to the current tenant, the property is available for viewing only after an accepted offer.

2. 2026-05-12
   price $99,900 1043-char remark

   Show marketing remark (1043 chars)

   This three-bedroom, one-bath home offers an exceptional opportunity for an investor seeking immediate, reliable income. The property is currently occupied by a Section 8 tenant with 100% of the $1,300 monthly rent guaranteed through August 2026. While the lease provides long-term stability, it also maintains flexibility with a 60-day notice clause for those considering future transitions. The residence has been thoughtfully maintained, featuring several mechanical updates including a new furnace, a new hot water tank, and an updated electrical system. The basement has also been recently painted, ensuring a clean and functional lower level. Inside, the home retains its original character with beautiful built-in cabinetry in both the dining room and the upstairs, adding a level of craftsmanship and charm that is hard to find. Outside, a porch provides a comfortable space to enjoy the surrounding neighborhood To ensure minimal disruption to the current tenant, the property is available for viewing only after an accepted offer.

3. 2026-04-12
   price $109,900 1043-char remark

   Show marketing remark (1043 chars)

   This three-bedroom, one-bath home offers an exceptional opportunity for an investor seeking immediate, reliable income. The property is currently occupied by a Section 8 tenant with 100% of the $1,300 monthly rent guaranteed through August 2026. While the lease provides long-term stability, it also maintains flexibility with a 60-day notice clause for those considering future transitions. The residence has been thoughtfully maintained, featuring several mechanical updates including a new furnace, a new hot water tank, and an updated electrical system. The basement has also been recently painted, ensuring a clean and functional lower level. Inside, the home retains its original character with beautiful built-in cabinetry in both the dining room and the upstairs, adding a level of craftsmanship and charm that is hard to find. Outside, a porch provides a comfortable space to enjoy the surrounding neighborhood To ensure minimal disruption to the current tenant, the property is available for viewing only after an accepted offer.

4. 2025-10-14
   price $77,000 282-char remark

   Show marketing remark (1043 chars)

   This three-bedroom, one-bath home offers an exceptional opportunity for an investor seeking immediate, reliable income. The property is currently occupied by a Section 8 tenant with 100% of the $1,300 monthly rent guaranteed through August 2026. While the lease provides long-term stability, it also maintains flexibility with a 60-day notice clause for those considering future transitions. The residence has been thoughtfully maintained, featuring several mechanical updates including a new furnace, a new hot water tank, and an updated electrical system. The basement has also been recently painted, ensuring a clean and functional lower level. Inside, the home retains its original character with beautiful built-in cabinetry in both the dining room and the upstairs, adding a level of craftsmanship and charm that is hard to find. Outside, a porch provides a comfortable space to enjoy the surrounding neighborhood To ensure minimal disruption to the current tenant, the property is available for viewing only after an accepted offer.

5. 2025-10-14
   listed $120,000 Active 1043-char remark

   Show marketing remark (1043 chars)

   This three-bedroom, one-bath home offers an exceptional opportunity for an investor seeking immediate, reliable income. The property is currently occupied by a Section 8 tenant with 100% of the $1,300 monthly rent guaranteed through August 2026. While the lease provides long-term stability, it also maintains flexibility with a 60-day notice clause for those considering future transitions. The residence has been thoughtfully maintained, featuring several mechanical updates including a new furnace, a new hot water tank, and an updated electrical system. The basement has also been recently painted, ensuring a clean and functional lower level. Inside, the home retains its original character with beautiful built-in cabinetry in both the dining room and the upstairs, adding a level of craftsmanship and charm that is hard to find. Outside, a porch provides a comfortable space to enjoy the surrounding neighborhood To ensure minimal disruption to the current tenant, the property is available for viewing only after an accepted offer.

6. 2024-04-16
   soldstatus $77,000
7. 2024-04-09
   soldstatus $77,000 Closed 282-char remark

   Show marketing remark (282 chars)

   Great 3 bedroom 1 bath home with the opportunity for any family or investor on Hoiles. Freshly Painted basement with updated electrical. Nice porch to enjoy the weather or neighborhood! Beautiful built in cabinets in the dining room and upstairs. Don't miss out on this opportunity!

8. 2024-02-26
   status Pending 282-char remark

   Show marketing remark (282 chars)

   Great 3 bedroom 1 bath home with the opportunity for any family or investor on Hoiles. Freshly Painted basement with updated electrical. Nice porch to enjoy the weather or neighborhood! Beautiful built in cabinets in the dining room and upstairs. Don't miss out on this opportunity!

9. 2024-02-23
   listed $87,500 Active 282-char remark

   Show marketing remark (282 chars)

   Great 3 bedroom 1 bath home with the opportunity for any family or investor on Hoiles. Freshly Painted basement with updated electrical. Nice porch to enjoy the weather or neighborhood! Beautiful built in cabinets in the dining room and upstairs. Don't miss out on this opportunity!

10. 2022-05-21
    price $875
11. 2017-06-23
    soldstatus $115,000
12. 1987-01-05
    soldstatus $33,000

ⓘ 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: $1,431 · $119/mo
• Projected year-2 tax: $1,495 · $125/mo
• Expected delta: +$64/yr (+$5/mo · 4.5%)

ⓘ 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: $15,118
• − Mortgage interest: −$5,596
• − Property taxes: −$1,431
• − Insurance: −$500
• − Repairs & maintenance: −$1,209
• − Management: −$1,209
• − Depreciation: −$2,906
• Taxable income: $2,266
• Est. tax owed @ 24.0%: −$544
• After-tax cash flow: $3,182/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

+202.7% since first listed

12 events — show timeline

• 2026-05-14 Pending — NORIS
• 2026-05-12 Price Changed $99,900 NORIS
• 2026-04-12 Price Changed $109,900 NORIS
• 2025-10-14 Price Changed $77,000 NORIS
• 2025-10-14 Listed $120,000 NORIS
• 2024-04-16 Sold (Public Records) $77,000 Public Records
• 2024-04-09 Sold (MLS) $77,000 NORIS
• 2024-02-26 Pending — NORIS
• 2024-02-23 Listed $87,500 NORIS
• 2022-05-21 Price Changed $875 RENT.
• 2017-06-23 Sold (Public Records) $115,000 Public Records
• 1987-01-05 Sold (Public Records) $33,000 Public Records

Property tax history

+1.5%/yr

Latest (2025): $1,431 · +0.6% YoY. Source: county tax records.