2119 Evansdale Ave · Toledo, OH 43607

$134,900

3 bd · 1.0 ba · 1,484 sqft · SingleFamily public records · 3 Days on market

Built 1923 4,500 sqft lot Est $126k · 7% over

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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 +14.0/30.0
• Rent growth +4.5/5.0
• ARV discount +4.4/15.0
• DSCR +4.3/10.0
• 1% rule +3.9/10.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks

Turnkey two-story just minutes from the University of Toledo with all the big stuff already done: roof, electrical panel, water heater, exterior, and full basement waterproofing all completed within the last five years. Inside you'll find new LVP flooring throughout, recessed lighting, an updated kitchen with butcher block counters and stainless appliances, and a renovated tiled bath. The dedicated first floor laundry room comes with washer and dryer included. Four solid bedrooms, an unfinished basement with future potential, and a detached garage round out a property that works equally well as a primary residence or student rental. Strong UT rental demand, move-in ready condition, and a pr

Key facts

• Stainless appliances
• Updated kitchen
• Renovated tiled bath

Tags

• TWO STORY
• UPDATED KITCHEN
• BUTCHER BLOCK COUNTERS
• STAINLESS APPLIANCES
• RENOVATED TILED BATH
• DEDICATED FIRST FLOOR LAUNDRY

Property features AI

Finance

• Other: Residential single-family property; Living area reported; Lot on a city street

Exterior

• Parking: Detached garage; 2 garage spaces; Driveway parking; Total parking for 4 vehicles; Asphalt surfaces
• Security: Security system
• Utilities: Electricity connected (100 Amp service, circuit breakers); Natural gas connected; Public water; Public sewer
• Home design: Single-family house; Two levels (2 stories); Not attached to other structures; No common walls
• Construction: Wood siding; Shingle roof; Block foundation; Built with block basement
• Exterior features: Front porch; Asphalt road frontage

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: Bedroom 2 on upper level; Bedroom 3 on upper level; Bedroom 4 on upper level; Bedroom 5 on upper level
• Flooring: Carpet; Luxury vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Central air conditioning; Ceiling fans
• Interior features: Smart thermostat; Ceiling fans; Dehumidifier; Block basement with sump pump; 8 total rooms
• Laundry & utility: Washer and dryer in unit; Main level laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $18 ($213/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 $120k (10.7% below list).
• Recommended offer: $120k (10.7% 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: Old Orchard Elementary School (math 12% / reading 23%, grade F, #1,328 of 1,584 statewide, top 84%, 390 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 fast (+8.2%/yr); 83 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 61% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 415 units permitted in Lucas County in 2024 (122 in 5+ unit buildings).
• This rent runs 35% of the median local income ($41k/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 $933 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 3 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

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

Recommended offer $120,440 (10.7% 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: 0.89% ✗
• Cap rate: 6.45%
• Cash-on-cash: 0.56%
• DSCR: 1.03
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $126,140
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2065 Wyndhurst Rd	0.16mi	3/1.5	1,355 (-9%)	4mo	$115,000	$85	73
1901 Alvin St	0.25mi	3/1.0	1,344 (-9%)	3mo	$105,000	$78	70
2026 Kensington Rd	0.19mi	4/2.5 (+1)	1,378 (-7%)	1mo	$155,000	$112	68
1938 Fernwood Ave	0.73mi	3/1.0	1,502 (+1%)	3mo	$95,900	$64	62
1911 Alvin St	0.24mi	4/2.0 (+1)	1,349 (-9%)	4mo	$115,150	$85	61
1730 Alvin St	0.34mi	4/1.5 (+1)	1,362 (-8%)	5mo	$110,000	$81	60
2360 Cheltenham Rd	0.67mi	3/1.5	1,570 (+6%)	2mo	$178,000	$113	55
2668 Powhattan Pkwy	0.74mi	3/1.0	1,386 (-7%)	1mo	$185,000	$133	53
1844 Freeman St	0.69mi	3/1.5	1,630 (+10%)	1mo	$40,000	$25	49
2033 Crosswell Pl	0.73mi	3/1.0	1,328 (-10%)	1mo	$101,500	$76	47
2664 Sherbrooke Rd	0.74mi	3/1.0	1,313 (-12%)	4mo	$203,000	$155	43
2355 Cheltenham Rd	0.69mi	3/2.0	1,284 (-14%)	1mo	$220,000	$171	40

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -9.9%
• Equity multiple: 0.62×
• Total profit: $-14,347
• Equity at exit: $20,114

10-year hold

• IRR: 5.3%
• Equity multiple: 1.48×
• Total profit: $18,006
• Equity at exit: $11,664

Cash invested: $37,772 (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 43607

• Home prices YoY: -27.5%
• Rents YoY: 8.2%
• Active inventory: 83
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,204 high
• Mortgage (P&I): −$707
• Tax from tax record: −$170 /mo · $2,042/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$253
• Net cashflow: $18

Break-even live

Break-even rent $1,182

Max offer price $134,900

Occupancy floor 94%

Sensitivity live

Price	-10% $94	-5% $56	+0% $18	+5% $-20	+10% $-59
Rent	-10% $-77	-5% $-30	+0% $18	+5% $65	+10% $113
Rate	-1.0pp $86	-0.5pp $52	base $18	+0.5pp $-17	+1.0pp $-53

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: $33,725
• Closing costs: $4,047
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2037 Alvin St Toledo, OH	3.0	1.0	1260	$1,175	$0.93	44d	1	0.13mi
2030 Wyndhurst Rd Toledo, OH	2.0	1.0	1042	$950	$0.91	44d	1	0.16mi
2535 W Bancroft St Unit 8 Toledo, OH	2.0	1.0	900	$895	$0.99	44d	1	0.17mi
2637 Greenway St Toledo, OH	2.0	1.0	1082	$900	$0.83	44d	1	0.26mi
2632 Algonquin Pkwy Toledo, OH	3.0	1.5	1568	$800	$0.51	24d	1	0.66mi
2356 Torrey Hill Dr Unit 11 Toledo, OH	2.0	1.0	1050	$800	$0.76	44d	1	0.68mi
1919 Ottawa Dr Unit 7 Toledo, OH	2.0	1.0	900	$800	$0.89	44d	1	0.73mi
2322 Upton Ave Toledo, OH	3.0	1.0	1000	$1,300	$1.30	44d	1	0.74mi
1133 Parkside Blvd Toledo, OH	2.0	1.0	960	$850	$0.89	44d	1	0.75mi
2704 Kenwood Blvd Toledo, OH	1.0–3.0	1.0	825	$1,488	$1.80	14d	71	0.80mi
2734 Powhattan Pkwy Toledo, OH	2.0	1.0	1144	$900	$0.79	44d	1	0.82mi
2650 Christie St Toledo, OH	1.0–2.0	1.0	800	$849	$1.06	44d	1	0.84mi
2117 Clinton St Toledo, OH	3.0	1.0	1256	$1,115	$0.89	44d	1	0.86mi
1738 Milburn Ave Toledo, OH	2.0	1.0	1016	$650	$0.64	24d	1	0.90mi
915 Woodstock Ave Toledo, OH	3.0	1.5	1500	$1,100	$0.73	24d	1	0.95mi
3803 Monroe St Toledo, OH	2.0	1.0	942	$850	$0.90	44d	1	0.98mi
3835 Monroe St Toledo, OH	2.0	1.0	1002	$950	$0.95	44d	1	0.99mi
932 Turner Ave Toledo, OH	2.0	1.0	960	$1,295	$1.35	14d	1	0.99mi
3121 Cheltenham Rd Toledo, OH	4.0	2.0	1691	$1,800	$1.06	44d	1	1.28mi
2956 Central Ave Toledo, OH	2.0	2.0	1018	$1,495	$1.47	24d	1	1.32mi
2956 Central Ave Toledo, OH	2.0	1.0	999	$1,445	$1.45	44d	1	1.32mi
1804 Bigelow St Toledo, OH	3.0	1.0	995	$937	$0.94	44d	1	1.38mi
1436 Palmetto Ave Toledo, OH	3.0	1.0	1678	$1,400	$0.83	24d	1	1.38mi
1838 Giant St Toledo, OH	3.0	1.0	962	$1,200	$1.25	14d	1	1.39mi
1573 Jermain Dr Toledo, OH	3.0	1.0	1254	$1,195	$0.95	14d	1	1.41mi
1785 Tecumseh St Toledo, OH	2.0	1.0	930	$900	$0.97	44d	1	1.43mi
3430 Anderson Pkwy Toledo, OH	3.0	2.0	1372	$1,650	$1.20	24d	1	1.45mi
1718 Giant St Toledo, OH	3.0	1.0	1080	$1,395	$1.29	14d	1	1.47mi

Listing history 5 events

1. 2026-06-05
   status $134,900 Pending 3 DOM
2. 2026-06-03
   days on market $134,900 Active 3 DOM
3. 2026-06-02
   days on market $134,900 Active 2 DOM
4. 2026-06-01
   remarks 699-char remark
5. 2026-06-01
   listed $134,900 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: $2,042 · $170/mo
• Projected year-2 tax: $2,073 · $173/mo
• Expected delta: +$31/yr (+$3/mo · 1.5%)

ⓘ 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 ≥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: $14,453
• − Mortgage interest: −$7,556
• − Property taxes: −$2,042
• − Insurance: −$674
• − Repairs & maintenance: −$1,156
• − Management: −$1,156
• − Depreciation: −$3,924
• Taxable loss: −$2,057
• Est. tax savings @ 24.0%: +$494
• After-tax cash flow: $706/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): 19,469
• Household income: $41,335
• Rent vs Own: 50.8% rent · 49.2% own
• Severe rent burden: 1157.0

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: Black 59% White 27% Two or more races 6% Hispanic / Latino 6% Asian 3%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2%
• Common ancestry: Lithuanian 2% Romanian 2% Slovak 1%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Other Indo-European 1% Spanish 1% Russian/Polish/Slavic 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: ▼ -66.58%
• Current HPI: 175.2772
• Rent YoY: ▲ 8.19%
• 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

+462.1% since first listed

7 events — show timeline

• 2026-05-31 Listed $134,900 NORIS
• 2021-04-15 Sold (Public Records) $127,500 Public Records
• 1997-06-24 Sold (Public Records) $61,900 Public Records
• 1996-04-01 Sold (Public Records) $55,000 Public Records
• 1991-02-21 Sold (Public Records) $40,000 Public Records
• 1986-11-05 Sold (Public Records) $38,000 Public Records
• 1974-07-31 Sold (Public Records) $24,000 Public Records

Property tax history

+3.2%/yr

Latest (2025): $2,042 · +0.4% YoY. Source: county tax records.