2538 Foraker Ave · Toledo, OH 43609

$125,000

3 bd · 1.0 ba · 1,279 sqft · SingleFamily public records · 57 Days on market

Built 1906 7,841 sqft lot $98/sqft · 138% above area

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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 +16.3/30.0
• ARV discount +7.5/15.0
• Appreciation +5.4/10.0
• DSCR +5.1/10.0
• Rent growth +4.5/5.0
• 1% rule +3.6/10.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0

Listing remarks MLS

Bright and welcoming three bedroom home in the beautiful old south end, seconds away from The Toledo Zoo! Minutes from Wixey Bakery, Lickity Split and grocery stores makes daily commutes a breeze. Enjoy coming home to a beautifully updated living space, dark brown hickory floors throughout, updated light fixtures and a calming cloud ceiling in the office. Updated kitchen with soft close cabinets, cup cleaner, eye catching faucet and all major kitchen appliances included. Relax in one of the three bedrooms with spacious walk in closets. Upstairs there is an updated full bathroom with a built in Bluetooth speaker and night light. Enjoy bonfires and family gatherings in the spacious backyard consisting of two lots. The possibilities are endless. Make this your home today!

Key facts

• 7,841 sq ft lot
• Built 1906
• Listed 57 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $69 ($830/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 $107k (14.5% below list).
• Recommended offer: $107k (14.5% 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-, 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); 99 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 59% 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 30% of the median local income ($42k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $2k of equity ($864 loan paydown + $937 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 $35k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 26y ago; this cycle's ask has dropped $25k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $13k; list at $125k implies a 862% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1906 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $106,902 (14.5% below list)

Questions for the listing agent

1. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
2. Built in 1906 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
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: 0.86% ✗
• Cap rate: 6.96%
• Cash-on-cash: 2.37%
• DSCR: 1.11
• GRM: 9.7

CMA / ARV

• ARV (median comp): $52,448
• List price: $125,000
• Delta: 138.33%
• 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
1023 Shadowlawn Dr	0.15mi	3/1.0	1,193 (-7%)	2mo	$72,000	$60	80
839 Brighton Ave	0.35mi	3/1.0	1,260 (-2%)	3mo	$102,000	$81	78
829 Ogden Ave	0.46mi	3/1.0	1,220 (-5%)	2mo	$100,000	$82	69
819 Lodge Ave	0.34mi	3/2.0	1,190 (-7%)	1mo	$65,000	$55	68
842 Geneva Ave	0.52mi	3/1.0	1,329 (+4%)	3mo	$58,000	$44	67
819 Geneva Ave	0.51mi	3/1.0	1,212 (-5%)	1mo	$105,000	$87	66
752 Hampton Ave	0.47mi	2/1.5 (-1)	1,182 (-8%)	2mo	$85,900	$73	57
1057 Harding Dr	0.58mi	3/2.0	1,184 (-7%)	4mo	$98,500	$83	53
701 Brighton Ave	0.49mi	4/1.0 (+1)	1,422 (+11%)	2mo	$105,000	$74	52
445 Hiett Ave	0.71mi	3/1.0	1,144 (-11%)	3mo	$33,000	$29	47
1039 Wright Ave	0.62mi	3/1.0	1,097 (-14%)	2mo	$15,000	$14	46
1824 Arlington Ave	0.63mi	3/1.0	1,102 (-14%)	4mo	$90,000	$82	45

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: 5.9%
• Equity multiple: 1.30×
• Total profit: $10,591
• Equity at exit: $41,051

10-year hold

• IRR: 13.1%
• Equity multiple: 2.74×
• Total profit: $60,886
• Equity at exit: $53,319

Cash invested: $35,000 (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: 99
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,069 high
• Mortgage (P&I): −$656
• Tax from tax record: −$68 /mo · $813/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$224
• Net cashflow: $69

Break-even live

Break-even rent $981

Max offer price $125,000

Occupancy floor 89%

Sensitivity live

Price	-10% $140	-5% $105	+0% $69	+5% $34	+10% $-2
Rent	-10% $-15	-5% $27	+0% $69	+5% $111	+10% $154
Rate	-1.0pp $132	-0.5pp $101	base $69	+0.5pp $37	+1.0pp $4

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2594 Broadway St Toledo, OH	2.0	1.0	1076	$825	$0.77	44d	1	0.09mi
2424 Broadway St Toledo, OH	3.0	1.0	1416	$1,049	$0.74	14d	1	0.27mi
825 Brighton Ave Toledo, OH	3.0	1.0	1533	$1,350	$0.88	44d	1	0.39mi
724 Spencer St Toledo, OH	3.0	1.5	1127	$1,100	$0.98	44d	1	0.42mi
705 Nicholas St Toledo, OH	2.0	1.0	1037	$900	$0.87	44d	1	0.46mi
2802 Broadway St Unit 1 Toledo, OH	3.0	1.0	1650	$1,400	$0.85	14d	1	0.50mi
532 Carlton St Toledo, OH	3.0	1.0	1130	$1,050	$0.93	44d	1	0.62mi
1418 Colburn St Toledo, OH	3.0	1.0	992	$1,200	$1.21	14d	1	0.63mi
523 Nicholas St Toledo, OH	3.0	1.0	1290	$1,350	$1.05	14d	1	0.64mi
1321 Gordon St Toledo, OH	3.0	1.0	1121	$1,050	$0.94	44d	1	0.88mi
1021 Walbridge Ave Toledo, OH	3.0	1.0	1592	$975	$0.61	44d	1	0.93mi
771 Orchard St Unit 7715 Toledo, OH	2.0	1.0	1086	$645	$0.59	24d	1	1.00mi
837 Colburn St Unit 1 Toledo, OH	2.0	1.0	1178	$700	$0.59	44d	1	1.03mi
837 Colburn St Unit 2 Toledo, OH	2.0	1.0	1158	$695	$0.60	24d	1	1.03mi
827 Colburn St Toledo, OH	2.0	1.0	1092	$750	$0.69	44d	1	1.04mi
307 Danberry St Toledo, OH	2.0	1.0	988	$950	$0.96	44d	1	1.39mi
1510 Watova Rd Toledo, OH	3.0	1.0	1197	$1,495	$1.25	21d	1	1.46mi

Listing history 40 events

1. 2026-06-18
   days on market $125,000 Active 57 DOM
2. 2026-06-17
   pricedays on market $125,000 Active 56 DOM
3. 2026-06-16
   days on market $139,900 Active 55 DOM
4. 2026-06-15
   days on market $139,900 Active 54 DOM
5. 2026-06-14
   days on market $139,900 Active 52 DOM
6. 2026-06-10
   days on market $139,900 Active 49 DOM
7. 2026-06-09
   days on market $139,900 Active 48 DOM
8. 2026-06-08
   days on market $139,900 Active 47 DOM
9. 2026-06-07
   days on market $139,900 Active 46 DOM
10. 2026-06-05
    days on market $139,900 Active 43 DOM
11. 2026-06-03
    days on market $139,900 Active 42 DOM
12. 2026-06-02
    days on market $139,900 Active 41 DOM
13. 2026-06-01
    days on market $139,900 Active 40 DOM
14. 2026-05-31
    days on market $139,900 Active 39 DOM
15. 2026-05-30
    days on market $139,900 Active 38 DOM
16. 2026-05-18
    price $139,900 779-char remark

    Show marketing remark (779 chars)

    Bright and welcoming three bedroom home in the beautiful old south end, seconds away from The Toledo Zoo! Minutes from Wixey Bakery, Lickity Split and grocery stores makes daily commutes a breeze. Enjoy coming home to a beautifully updated living space, dark brown hickory floors throughout, updated light fixtures and a calming cloud ceiling in the office. Updated kitchen with soft close cabinets, cup cleaner, eye catching faucet and all major kitchen appliances included. Relax in one of the three bedrooms with spacious walk in closets. Upstairs there is an updated full bathroom with a built in Bluetooth speaker and night light. Enjoy bonfires and family gatherings in the spacious backyard consisting of two lots. The possibilities are endless. Make this your home today!

17. 2026-04-22
    listed $149,900 Active 779-char remark

    Show marketing remark (779 chars)

    Bright and welcoming three bedroom home in the beautiful old south end, seconds away from The Toledo Zoo! Minutes from Wixey Bakery, Lickity Split and grocery stores makes daily commutes a breeze. Enjoy coming home to a beautifully updated living space, dark brown hickory floors throughout, updated light fixtures and a calming cloud ceiling in the office. Updated kitchen with soft close cabinets, cup cleaner, eye catching faucet and all major kitchen appliances included. Relax in one of the three bedrooms with spacious walk in closets. Upstairs there is an updated full bathroom with a built in Bluetooth speaker and night light. Enjoy bonfires and family gatherings in the spacious backyard consisting of two lots. The possibilities are endless. Make this your home today!

18. 2026-04-17
    historical $149,900 779-char remark

    Show marketing remark (779 chars)

    Bright and welcoming three bedroom home in the beautiful old south end, seconds away from The Toledo Zoo! Minutes from Wixey Bakery, Lickity Split and grocery stores makes daily commutes a breeze. Enjoy coming home to a beautifully updated living space, dark brown hickory floors throughout, updated light fixtures and a calming cloud ceiling in the office. Updated kitchen with soft close cabinets, cup cleaner, eye catching faucet and all major kitchen appliances included. Relax in one of the three bedrooms with spacious walk in closets. Upstairs there is an updated full bathroom with a built in Bluetooth speaker and night light. Enjoy bonfires and family gatherings in the spacious backyard consisting of two lots. The possibilities are endless. Make this your home today!

19. 2025-10-14
    price $22,000 42-char remark

    Show marketing remark (42 chars)

    GREAT INVESTMENT OPPORTUNITY - SOLD AS IS-

20. 2025-10-13
    price $13,000
21. 2025-10-09
    price $18,000
22. 2025-10-09
    price $51,000
23. 2009-07-31
    soldstatus $13,000
24. 2009-07-17
    listed $14,000
25. 2008-03-14
    historical
26. 2008-01-22
    listed
27. 2008-01-05
    historical
28. 2007-07-05
    listed $59,900
29. 2002-06-03
    soldstatus $51,000
30. 2002-05-30
    soldstatus $51,000
31. 2002-03-19
    listed $51,900
32. 2001-12-11
    soldstatus $22,000 42-char remark

    Show marketing remark (42 chars)

    GREAT INVESTMENT OPPORTUNITY - SOLD AS IS-

33. 2001-10-02
    listed $29,900 42-char remark

    Show marketing remark (42 chars)

    GREAT INVESTMENT OPPORTUNITY - SOLD AS IS-

34. 2001-04-17
    soldstatus $18,000
35. 2001-04-14
    listed $22,600
36. 2001-02-27
    historical
37. 2001-01-21
    listed $22,600
38. 2001-01-19
    historical
39. 2000-09-19
    listed $22,600
40. 1991-07-23
    soldstatus $21,000

ⓘ 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: $813 · $68/mo
• Projected year-2 tax: $1,382 · $115/mo
• Expected delta: +$568/yr (+$47/mo · 69.9%)

ⓘ 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: $12,828
• − Mortgage interest: −$7,002
• − Property taxes: −$813
• − Insurance: −$625
• − Repairs & maintenance: −$1,026
• − Management: −$1,026
• − Depreciation: −$3,636
• Taxable loss: −$1,301
• Est. tax savings @ 24.0%: +$312
• After-tax cash flow: $1,142/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

+566.2% since first listed

25 events — show timeline

• 2026-05-18 Price Changed $139,900 NORIS
• 2026-04-22 Listed $149,900 NORIS
• 2026-04-17 Coming Soon $149,900 NORIS
• 2025-10-14 Price Changed $22,000 NORIS
• 2025-10-13 Price Changed $13,000 NORIS
• 2025-10-09 Price Changed $18,000 NORIS
• 2025-10-09 Price Changed $51,000 NORIS
• 2009-07-31 Sold (MLS) $13,000 NORIS
• 2009-07-17 Listed $14,000 NORIS
• 2008-03-14 Listing Removed — NORIS
• 2008-01-22 Listed — NORIS
• 2008-01-05 Listing Removed — NORIS
• 2007-07-05 Listed $59,900 NORIS
• 2002-06-03 Sold (Public Records) $51,000 Public Records
• 2002-05-30 Sold (MLS) $51,000 NORIS
• 2002-03-19 Listed $51,900 NORIS
• 2001-12-11 Sold (MLS) $22,000 NORIS
• 2001-10-02 Listed $29,900 NORIS
• 2001-04-17 Sold (MLS) $18,000 NORIS
• 2001-04-14 Listed $22,600 NORIS
• 2001-02-27 Listing Removed — NORIS
• 2001-01-21 Listed $22,600 NORIS
• 2001-01-19 Listing Removed — NORIS
• 2000-09-19 Listed $22,600 NORIS
• 1991-07-23 Sold (Public Records) $21,000 Public Records

Property tax history

+3.0%/yr

Latest (2025): $813 · -13.6% YoY. Source: county tax records.