1664 Copley Dr · Toledo, OH 43615

$119,900

2 bd · 1.0 ba · 841 sqft · SingleFamily public records · 13 Days on market

Built 1923 9,500 sqft lot Est $119k · at est.

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Why this score? — see what drove the D 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 +15.0/30.0
• ARV discount +7.0/15.0
• DSCR +4.6/10.0
• 1% rule +4.3/10.0
• 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 MLS

Discover a fantastic investment opportunity or the perfect starter home in the heart of Toledo's Reynolds Corners area. This charming 2-bedroom residence features a spacious living and dining room combination, a full basement for extra storage, and a prime location just minutes from the expressway, shopping, and local Metroparks. While the property does not currently have a garage, the lot offers plenty of room to add one. Mark your calendars for April 21st at 4:00 PM—this property sells at or above the incredibly low minimum bid of just $39,000! Preview starts the day of the auction at 3:00 PM.

Key facts

• Covered front porch
• Completely remodeled
• Full basement

Tags

• COMPLETELY REMODELED
• COVERED FRONT PORCH
• DOUBLE-PANE WINDOWS
• FULL BASEMENT
• LARGE REAR YARD
• MINUTES FROM SHOPPING

Property features AI

Exterior

• Parking: Driveway; Gravel parking
• Utilities: Electricity connected (100 amp service); Natural gas connected; Public water; Public sewer
• Home design: Single-family house; One story
• Construction: Vinyl siding; Block foundation
• Exterior features: Asphalt roof

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: Two bedrooms on the main level (approx. 11' x 9' and 12' x 9')
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Ceiling fan(s); Full basement
• Laundry & utility: Electric dryer hookup; Laundry located in basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $37 ($440/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $111k (7.1% below list).
• Recommended offer: $111k (7.1% below list) — sets the bar for 1% rule.

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: Hawkins Elementary School (math 18% / reading 23%, grade F, #1,279 of 1,584 statewide, top 81%, 352 students, 0% FRL); Rogers High School (math 8% / reading 27%, grade F, #689 of 781 statewide, top 90%, 721 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 (+2.6%/yr); 114 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $829 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.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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 $64k; list at $120k implies a 88% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1923 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $111,334 (7.1% below list)

Questions for the listing agent

1. Built in 1923 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.93% ✗
• Cap rate: 6.66%
• Cash-on-cash: 1.31%
• DSCR: 1.06
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $118,581
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5349 Collomore Rd	0.40mi	3/1.0 (+1)	836 (-1%)	1mo	$150,000	$179	75
1928 Copley Dr	0.30mi	2/1.0	859 (+2%)	10mo	$76,000	$88	74
5051 Wissman Rd	0.24mi	3/1.0 (+1)	768 (-9%)	5mo	$126,400	$165	65
914 Sawyer Rd	0.58mi	2/1.0	792 (-6%)	3mo	$92,000	$116	61
1135 Sawyer Rd	0.51mi	3/1.0 (+1)	800 (-5%)	7mo	$145,000	$181	57
5013 Brandon Rd	0.42mi	2/1.0	920 (+9%)	13mo	$129,500	$141	54
1022 Sibley Rd	0.49mi	3/1.0 (+1)	864 (+3%)	19mo	$110,000	$127	51
627 Sibley Rd	0.71mi	2/1.0	792 (-6%)	9mo	$80,000	$101	50
1101 Sawyer Rd	0.54mi	2/1.0	962 (+14%)	4mo	$71,500	$74	47
5049 Kellogg Rd	0.53mi	3/2.0 (+1)	912 (+8%)	13mo	$172,900	$190	42
1940 Woodbridge Rd	0.72mi	2/1.0	780 (-7%)	18mo	$50,000	$64	40
5609 Camberley Dr	0.68mi	2/1.0	720 (-14%)	10mo	$115,000	$160	36

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 · 2.59% rent growth · sell at horizon

5-year hold

• IRR: -14.7%
• Equity multiple: 0.48×
• Total profit: $-17,527
• Equity at exit: $17,877

10-year hold

• IRR: -6.6%
• Equity multiple: 0.58×
• Total profit: $-14,015
• Equity at exit: $10,367

Cash invested: $33,572 (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 43615

• Home prices YoY: -31.9%
• Rents YoY: 2.6%
• Active inventory: 114
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,113 high
• Mortgage (P&I): −$629
• Tax from tax record: −$164 /mo · $1,970/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$234
• Net cashflow: $37

Break-even live

Break-even rent $1,067

Max offer price $119,900

Occupancy floor 92%

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1599 Twin Oaks Dr Toledo, OH	2.0	1.0	864	$976	$1.13	14d	1	0.16mi
1318 Montain Rd Toledo, OH	2.0	1.0	1050	$1,195	$1.14	21d	1	0.18mi
1169 Shadow Ln Unit 103 Toledo, OH	1.0	1.0	975	$849	$0.87	23d	1	0.35mi
1101 Linden Ln Toledo, OH	1.0–2.0	1.0–2.0	975	$1,345	$1.38	43d	4	0.38mi
5460 Dorr St Toledo, OH	1.0–2.0	1.0	553	$710	$1.28	43d	1	0.47mi
1130 Pine Valley Ln Toledo, OH	1.0–2.0	1.0–2.0	799	$1,299	$1.63	14d	6	0.50mi
4515 W Bancroft St Toledo, OH	3.0	2.0	1120	$1,500	$1.34	14d	1	0.80mi
1926 N Holland Sylvania Rd Toledo, OH	2.0	1.0	900	$700	$0.78	43d	1	1.01mi
1009 N Holland Sylvania Rd Toledo, OH	2.0–3.0	1.0–2.0	1130	$1,271	$1.12	14d	21	1.13mi
2704 Westmar Ct Toledo, OH	1.0–2.0	1.0–1.5	944	$1,599	$1.69	14d	1	1.14mi
5007 Hill Ave Unit 5 H Toledo, OH	2.0	1.0	950	$850	$0.89	23d	1	1.20mi
4825 Hill Ave Unit 34 Toledo, OH	1.0	1.0	600	$595	$0.99	43d	1	1.23mi
1230 Bedford Woods Dr Unit DR-8 Toledo, OH	2.0	1.0	756	$850	$1.12	43d	1	1.27mi
4020 W Bancroft St Ottawa Hills, OH	1.0	1.0	720	$775	$1.08	43d	1	1.30mi
4012 W Bancroft St Ottawa Hills, OH	2.0	1.0	1008	$972	$0.96	23d	1	1.31mi

Listing history 10 events

1. 2026-06-17
   status $119,900 Pending 13 DOM
2. 2026-06-16
   days on market $119,900 Contingent 13 DOM
3. 2026-06-15
   days on market $119,900 Contingent 12 DOM
4. 2026-06-14
   statusdays on market $119,900 Contingent 10 DOM
5. 2026-06-10
   days on market $119,900 Active 7 DOM
6. 2026-06-09
   days on market $119,900 Active 6 DOM
7. 2026-06-08
   days on market $119,900 Active 5 DOM
8. 2026-06-07
   days on market $119,900 Active 4 DOM
9. 2026-06-05
   remarks 699-char remark
10. 2026-06-05
    listed $119,900 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: $1,970 · $164/mo
• Projected year-2 tax: $1,970 · $164/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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,360
• − Mortgage interest: −$6,716
• − Property taxes: −$1,970
• − Insurance: −$600
• − Repairs & maintenance: −$1,069
• − Management: −$1,069
• − Depreciation: −$3,488
• Taxable loss: −$1,551
• Est. tax savings @ 24.0%: +$372
• After-tax cash flow: $812/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): 40,146
• Household income: $57,713
• Rent vs Own: 46.0% rent · 54.0% own
• Severe rent burden: 1683.0

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 (62%)
• Race & ethnicity: White 62% Black 26% Two or more races 6% Hispanic / Latino 4% Asian 3%
• Common ancestry: Romanian 7% Lithuanian 3% Slovak 2%
• Foreign-born: 5% · China, Canada
• Languages at home: 93% English-only · Arabic 2% Spanish 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: ▼ -96.44%
• Current HPI: 205.95
• Rent YoY: ▲ 2.59%
• 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

+207.4% since first listed

5 events — show timeline

• 2026-06-03 Listed $119,900 NORIS
• 2026-04-20 Sold (Public Records) $63,800 Public Records
• 2026-04-13 Sold (MLS) $63,900 NORIS
• 2026-04-03 Pending — NORIS
• 2026-03-23 Listed $39,000 NORIS

Property tax history

+4.1%/yr

Latest (2025): $1,970 · -0.4% YoY. Source: county tax records.