1925 Airline Ave · Toledo, OH 43609

$79,900

2 bd · 1.0 ba · 869 sqft · SingleFamily public records · 86 Days on market

Built 1897 3,400 sqft lot $92/sqft · 9% above area Est $73k · 9% 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 +26.1/30.0
• DSCR +8.8/10.0
• 1% rule +6.8/10.0
• Appreciation +5.4/10.0
• Rent growth +4.5/5.0
• ARV discount +3.3/15.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0

Listing remarks MLS

Great opportunity for owner occupant or investor! This 1.5 story home offers 3 bedrooms, 1 bath, eat-in kitchen, updated flooring and paint and a full basement. Property is currently tenant occupied at $850/month with a lease in place through July 2026. Offers immediate income for investors. Interior is in solid condition and functional for owner occupants or rental use. Exterior improvements including roof and porch should be anticipated and are reflected in pricing.

Key facts

• 3,400 sq ft lot
• Built 1897
• Listed 85 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $201 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($943 rent vs $80k).
• Recommended offer: $75k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.3% vs local median 7.5% in Toledo — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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 (+7.8%/yr); 100 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 53% 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).

Forward outlook

• In year one you build about $1k of equity ($552 loan paydown + $599 appreciation (0.8% local appreciation)).
• Lucas County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (0.8% appreciation + 7.8% rent growth), your $22k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 86 days — a 6% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 27y 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 $60k; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1897 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $75,106 (6.0% below list)

Questions for the listing agent

1. It's been on market 86 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1897 — 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: 1.18% ✓
• Cap rate: 9.31%
• Cash-on-cash: 10.77%
• DSCR: 1.48
• GRM: 7.1

CMA / ARV

• ARV (median comp): $73,122
• List price: $79,900
• Delta: 9.27%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
502 Brighton Ave	0.55mi	2/1.0	884 (+2%)	1mo	$123,900	$140	71
424 Mayberry St	0.44mi	2/1.0	920 (+6%)	5mo	$58,740	$64	66
605 Wright Ave	0.50mi	3/1.0 (+1)	875 (+1%)	9mo	$75,000	$86	63
2309 Dunham St	0.53mi	2/1.0	806 (-7%)	2mo	$90,000	$112	62
713 Geneva Ave	0.67mi	2/1.0	843 (-3%)	5mo	$52,500	$62	60
2319 Dana St	0.57mi	2/1.0	792 (-9%)	1mo	$25,400	$32	58
1922 Heatherdale Dr	0.60mi	2/1.0	946 (+9%)	2mo	$111,000	$117	56
139 Kenmore Ave	0.49mi	2/2.0	753 (-13%)	1mo	$40,000	$53	50
616 Waverly Ave	0.70mi	2/1.0	770 (-11%)	2mo	$53,900	$70	46
2333 Dana St	0.61mi	2/1.0	968 (+11%)	10mo	$69,475	$72	45
628 Waverly Ave	0.73mi	2/1.0	792 (-9%)	9mo	$48,500	$61	44
2375 Airline Ave	0.64mi	2/1.0	755 (-13%)	9mo	$70,000	$93	41

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

0.75% appreciation · 7.8% rent growth · sell at horizon

5-year hold

• IRR: 15.5%
• Equity multiple: 1.81×
• Total profit: $18,087
• Equity at exit: $26,240

10-year hold

• IRR: 22.2%
• Equity multiple: 4.03×
• Total profit: $67,707
• Equity at exit: $34,082

Cash invested: $22,372 (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 43609

• Home prices YoY: 0.3%
• Rents YoY: 7.8%
• Active inventory: 100
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $943 high
• Mortgage (P&I): −$419
• Tax from tax record: −$92 /mo · $1,104/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$198
• Net cashflow: $201

Break-even live

Break-even rent $689

Max offer price $79,900

Occupancy floor 74%

Sensitivity live

Price	-10% $246	-5% $223	+0% $201	+5% $178	+10% $155
Rent	-10% $126	-5% $163	+0% $201	+5% $238	+10% $275
Rate	-1.0pp $241	-0.5pp $221	base $201	+0.5pp $180	+1.0pp $159

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
307 Danberry St Toledo, OH	2.0	1.0	988	$950	$0.96	45d	1	0.41mi
2314 Airline Ave Toledo, OH	3.0	1.0	1123	$1,478	$1.32	24d	1	0.55mi
1521 Emma St Unit LABS 1521 Emma St, B 43051619729 Toledo, OH	1.0	1.0	975	$900	$0.92	45d	1	0.57mi
1785 Tecumseh St Toledo, OH	2.0	1.0	930	$900	$0.97	45d	1	0.60mi
707 Toronto Ave Toledo, OH	1.0	1.0	750	$775	$1.03	24d	1	0.64mi
538 Nicholas St Unit B Toledo, OH	1.0	1.0	600	$600	$1.00	45d	1	0.66mi
705 Nicholas St Toledo, OH	2.0	1.0	1037	$900	$0.87	45d	1	0.79mi
1418 Colburn St Toledo, OH	3.0	1.0	992	$1,200	$1.21	15d	1	0.82mi
1321 Gordon St Toledo, OH	3.0	1.0	1121	$1,050	$0.94	45d	1	0.84mi
1734 Arlington Ave Toledo, OH	2.0	1.0	700	$800	$1.14	15d	1	0.89mi
2044 Arlington Ave Toledo, OH	2.0	1.0	800	$825	$1.03	22d	1	0.89mi
581 Colima Dr Toledo, OH	2.0	1.0	900	$1,100	$1.22	15d	1	0.94mi
1133 Parkside Blvd Toledo, OH	2.0	1.0	960	$850	$0.89	45d	1	1.15mi
2820 Airport Hwy Toledo, OH	1.0	1.0	580	$679	$1.17	45d	1	1.18mi
2820 Airport Hwy Toledo, OH	1.0	1.0	580	$679	$1.17	15d	1	1.18mi
2820 Airport Hwy Toledo, OH	1.0	1.0	580	$704	$1.21	24d	1	1.18mi
2594 Broadway St Toledo, OH	2.0	1.0	1076	$825	$0.77	45d	1	1.28mi
1037 Orchard St Toledo, OH	2.0	1.0	696	$820	$1.18	22d	1	1.30mi
223 Charles St Toledo, OH	2.0	1.0	612	$875	$1.43	45d	1	1.50mi

Listing history 36 events

1. 2026-06-21
   days on market $79,900 Active 86 DOM
2. 2026-06-18
   days on market $79,900 Active 83 DOM
3. 2026-06-17
   days on market $79,900 Active 82 DOM
4. 2026-06-16
   days on market $79,900 Active 81 DOM
5. 2026-06-15
   days on market $79,900 Active 80 DOM
6. 2026-06-14
   days on market $79,900 Active 78 DOM
7. 2026-06-10
   days on market $79,900 Active 75 DOM
8. 2026-06-09
   days on market $79,900 Active 74 DOM
9. 2026-06-08
   days on market $79,900 Active 73 DOM
10. 2026-06-07
    days on market $79,900 Active 72 DOM
11. 2026-06-05
    days on market $79,900 Active 69 DOM
12. 2026-06-03
    days on market $79,900 Active 68 DOM
13. 2026-06-02
    days on market $79,900 Active 67 DOM
14. 2026-06-01
    days on market $79,900 Active 66 DOM
15. 2026-05-31
    days on market $79,900 Active 65 DOM
16. 2026-05-30
    days on market $79,900 Active 64 DOM
17. 2026-03-25
    listed $79,900 Active 472-char remark

    Show marketing remark (472 chars)

    Great opportunity for owner occupant or investor! This 1.5 story home offers 3 bedrooms, 1 bath, eat-in kitchen, updated flooring and paint and a full basement. Property is currently tenant occupied at $850/month with a lease in place through July 2026. Offers immediate income for investors. Interior is in solid condition and functional for owner occupants or rental use. Exterior improvements including roof and porch should be anticipated and are reflected in pricing.

18. 2025-10-14
    price $15,000 166-char remark

    Show marketing remark (166 chars)

    GREAT RENTAL FOR THE MONEY. CURRENTLY RENTED AT $375, ROOF/87, CARPORT, STOVE & REFRIGERATOR IN STORAGE. NEW FURNACE IN 97. GREAT RETURN. TENANT ON MONTH TO MONTH

19. 2025-10-09
    price $32,000
20. 2025-08-03
    historical
21. 2025-06-16
    status Active
22. 2025-06-16
    price $69,900
23. 2025-05-28
    historical Contingent
24. 2025-04-15
    status Active
25. 2025-04-10
    historical Contingent
26. 2025-03-07
    price $75,000
27. 2025-02-03
    listed $69,900 Active
28. 2021-06-25
    soldstatus $59,900
29. 2021-03-25
    soldstatus $32,000
30. 2021-03-19
    price $33,500
31. 2020-07-30
    listed $33,500
32. 2020-06-20
    historical
33. 2019-06-19
    listed $34,900
34. 2000-04-14
    soldstatus $15,000 166-char remark

    Show marketing remark (166 chars)

    GREAT RENTAL FOR THE MONEY. CURRENTLY RENTED AT $375, ROOF/87, CARPORT, STOVE & REFRIGERATOR IN STORAGE. NEW FURNACE IN 97. GREAT RETURN. TENANT ON MONTH TO MONTH

35. 1999-11-03
    listed $19,900 166-char remark

    Show marketing remark (166 chars)

    GREAT RENTAL FOR THE MONEY. CURRENTLY RENTED AT $375, ROOF/87, CARPORT, STOVE & REFRIGERATOR IN STORAGE. NEW FURNACE IN 97. GREAT RETURN. TENANT ON MONTH TO MONTH

36. 1987-04-22
    soldstatus $11,000

ⓘ 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: $1,104 · $92/mo
• Projected year-2 tax: $1,175 · $98/mo
• Expected delta: +$71/yr (+$6/mo · 6.4%)

ⓘ 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,317
• − Mortgage interest: −$4,476
• − Property taxes: −$1,104
• − Insurance: −$400
• − Repairs & maintenance: −$905
• − Management: −$905
• − Depreciation: −$2,324
• Taxable income: $1,202
• Est. tax owed @ 24.0%: −$289
• After-tax cash flow: $2,120/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): 21,404
• Household income: $42,313
• Rent vs Own: 55.7% rent · 44.3% own
• Severe rent burden: 1603.0

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 0.66)
• Race & ethnicity: White 47% Black 29% Hispanic / Latino 17% Two or more races 9%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Romanian 5% Lithuanian 2% Italian 1%
• Foreign-born: 4% · Canada, China
• Languages at home: 92% English-only · Spanish 5% Arabic 1% 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: ▲ 0.75%
• Current HPI: 235.2515
• Rent YoY: ▲ 7.80%
• 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

+626.4% since first listed

20 events — show timeline

• 2026-03-25 Listed $79,900 NORIS
• 2025-10-14 Price Changed $15,000 NORIS
• 2025-10-09 Price Changed $32,000 NORIS
• 2025-08-03 Listing Removed — NORIS
• 2025-06-16 Relisted — NORIS
• 2025-06-16 Price Changed $69,900 NORIS
• 2025-05-28 Contingent — NORIS
• 2025-04-15 Relisted — NORIS
• 2025-04-10 Contingent — NORIS
• 2025-03-07 Price Changed $75,000 NORIS
• 2025-02-03 Listed $69,900 NORIS
• 2021-06-25 Sold (Public Records) $59,900 Public Records
• 2021-03-25 Sold (MLS) $32,000 NORIS
• 2021-03-19 Price Changed $33,500 NORIS
• 2020-07-30 Listed $33,500 NORIS
• 2020-06-20 Listing Removed — NORIS
• 2019-06-19 Listed $34,900 NORIS
• 2000-04-14 Sold (MLS) $15,000 NORIS
• 1999-11-03 Listed $19,900 NORIS
• 1987-04-22 Sold (Public Records) $11,000 Public Records

Property tax history

+6.3%/yr

Latest (2025): $1,104 · +42.1% YoY. Source: county tax records.