561 Yondota St · Toledo, OH 43605

$64,900

3 bd · 1.0 ba · 1,316 sqft · SingleFamily public records · 30 Days on market

Built 1900 3,400 sqft lot $49/sqft · 5% below area Est $69k · 5% under

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +9.9/15.0
• Rent growth +3.8/5.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Turnkey investment opportunity in a convenient Toledo location! This property is currently tenant-occupied with a long-standing resident paying $675/month on a month-to-month lease, offering flexibility for rent increases. With rent below current market value, this property presents a strong value-add opportunity for investors looking to increase returns. Whether you choose to maintain the current tenant or adjust rents to market rates, the upside potential is clear. The home features a functional layout, making it an attractive and affordable rental option in a steady demand area. Ideal for both new and seasoned investors seeking to expand their portfolio with a low-maintenance property. Don't miss your chance to secure a cash-flowing asset with built-in equity and room for growth! Showing after accepted offer ONLY. Can be purchased with 572 Yondota.

Key facts

• 3,400 sq ft lot
• Garage
• Built 1900

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $453 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $64k (1.5% below list) — sets the bar for market timing.
• Cap rate 14.7% 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 (+5.4%/yr); 117 active listings in the ZIP; 36 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 415 units permitted in Lucas County in 2024 (122 in 5+ unit buildings).
• This rent runs 34% of the median local income ($39k/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 $449 of loan paydown is wiped out by about $2k 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 + 5.4% rent growth), your $18k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($64k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 17y ago; this cycle's ask has dropped $10k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $8k; list at $65k implies a 664% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $63,926 (1.5% below list)

Questions for the listing agent

1. Built in 1900 — 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. 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.
6. 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.
7. 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: 1.73% ✓
• Cap rate: 14.66%
• Cash-on-cash: 29.88%
• DSCR: 2.33
• GRM: 4.8

CMA / ARV

• ARV (median comp): $68,609
• List price: $64,900
• Delta: -5.41%
• 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
31 Nevada St	0.09mi	3/2.0	1,260 (-4%)	2mo	$79,900	$63	83
427 Walden Ave	0.31mi	3/2.0	1,290 (-2%)	1mo	$51,000	$40	78
58 Greenwood Ave	0.08mi	3/1.0	1,440 (+9%)	8mo	$90,000	$63	73
525 Yondota St	0.07mi	2/1.5 (-1)	1,197 (-9%)	8mo	$94,000	$79	68
503 Utah St	0.09mi	4/2.0 (+1)	1,440 (+9%)	5mo	$137,250	$95	67
831 Butler St	0.50mi	3/1.5	1,300 (-1%)	9mo	$99,900	$77	66
833 Kingston Ave	0.42mi	3/1.0	1,202 (-9%)	3mo	$140,000	$116	64
847 Mckinley Ave	0.48mi	3/1.0	1,412 (+7%)	7mo	$110,000	$78	60
437 3rd St	0.44mi	3/1.0	1,188 (-10%)	5mo	$62,500	$53	59
937 Berry St	0.74mi	3/1.0	1,282 (-3%)	3mo	$63,000	$49	58
540 Arden Pl	0.36mi	4/1.5 (+1)	1,179 (-10%)	7mo	$47,500	$40	53
804 6th St	0.69mi	3/1.0	1,200 (-9%)	8mo	$63,000	$53	46

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 · 5.37% rent growth · sell at horizon

5-year hold

• IRR: 27.1%
• Equity multiple: 2.16×
• Total profit: $21,059
• Equity at exit: $9,677

10-year hold

• IRR: 36.0%
• Equity multiple: 4.70×
• Total profit: $67,306
• Equity at exit: $5,611

Cash invested: $18,172 (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 43605

• Home prices YoY: -25.6%
• Rents YoY: 5.4%
• Active inventory: 117
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,124 high
• Mortgage (P&I): −$340
• Tax from tax record: −$68 /mo · $816/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$236
• Net cashflow: $453

Break-even live

Break-even rent $551

Max offer price $64,900

Occupancy floor 55%

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: $16,225
• Closing costs: $1,947
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20 Greenwood Ave Toledo, OH	3.0	1.0	1496	$1,150	$0.77	13d	1	0.16mi
537 Potter St Toledo, OH	2.0	1.0	1200	$625	$0.52	23d	1	0.20mi
834 Oak St Toledo, OH	3.0	1.0	1064	$900	$0.85	43d	1	0.36mi
29 Garfield Pl Toledo, OH	4.0	2.0	1300	$1,250	$0.96	13d	1	0.45mi
470 2nd St Unit 1 Toledo, OH	2.0	1.0	950	$799	$0.84	43d	1	0.52mi
946 Butler St Toledo, OH	2.0	1.0	944	$650	$0.69	43d	1	0.59mi
420 Platt St Toledo, OH	2.0	1.0	1499	$685	$0.46	21d	1	0.60mi
414 Platt St Unit ST-3 Toledo, OH	3.0	1.0	1500	$1,150	$0.77	23d	1	0.60mi
653 Oswald St Toledo, OH	2.0	1.0	920	$800	$0.87	43d	1	0.70mi
921 Berry St Toledo, OH	4.0	1.0	1204	$1,350	$1.12	13d	1	0.70mi
606 Earl St Toledo, OH	3.0	1.5	1700	$1,150	$0.68	21d	1	0.70mi
908 Forsythe St Unit Upstairs Toledo, OH	2.0	1.0	1164	$900	$0.77	13d	1	0.71mi
908 Forsythe St Unit Downstairs Toledo, OH	3.0	1.0	1164	$950	$0.82	43d	1	0.71mi
337 Broadway St Unit 201 Toledo, OH	2.0	1.0	1455	$1,650	$1.13	23d	1	0.74mi
200 N St Clair St Toledo, OH	2.0	1.0–2.0	835	$2,550	$3.05	13d	15	0.80mi
625 Riverside Dr Toledo, OH	1.0–2.0	1.0–2.0	860	$1,767	$2.05	13d	37	0.80mi
948 White St Toledo, OH	3.0	1.0	1024	$1,135	$1.11	13d	1	0.94mi
245 Plymouth St Toledo, OH	3.0	1.0	1600	$1,125	$0.70	13d	1	0.94mi
1106 White St Toledo, OH	3.0	1.0	1200	$1,015	$0.85	13d	1	0.99mi
513 Adams St Toledo, OH	1.0–2.0	1.0	1175	$1,424	$1.21	13d	11	0.99mi
1505 Navarre Ave Toledo, OH	3.0	1.0	1331	$1,145	$0.86	43d	1	0.99mi
1614 Nevada St Toledo, OH	2.0	1.0	1172	$1,000	$0.85	21d	1	1.04mi
1306 Mott Ave Toledo, OH	3.0	1.5	1282	$1,149	$0.90	43d	1	1.05mi
1305 Mott Ave Toledo, OH	3.0	1.0	1080	$1,000	$0.93	43d	1	1.05mi
244 Knower St Toledo, OH	3.0	1.0	1120	$995	$0.89	13d	1	1.10mi
223 Valleywood Dr Toledo, OH	2.0	1.0	1098	$1,099	$1.00	23d	1	1.13mi
221 Licking St Unit 2 Toledo, OH	3.0	1.0	1048	$1,099	$1.05	23d	1	1.14mi
128 Carbon St Toledo, OH	3.0	1.0	1113	$1,200	$1.08	23d	1	1.24mi
1537 Remington St Toledo, OH	3.0	1.0	1064	$1,095	$1.03	43d	1	1.25mi
626 Walnut St Toledo, OH	3.0	1.0	1088	$995	$0.91	43d	1	1.28mi
1119 N Summit St Toledo, OH	2.0	2.0	1226	$1,750	$1.43	23d	1	1.28mi
1119 N Summit St Toledo, OH	2.0	2.0	1500	$1,890	$1.26	43d	1	1.28mi
1119 N Summit St Toledo, OH	1.0–2.0	1.0–2.0	1023	$1,750	$1.71	13d	2	1.29mi
332 14th St Unit 303 Toledo, OH	3.0	1.5	1040	$1,000	$0.96	43d	1	1.36mi
322 14th St Apt 203 Toledo, OH	3.0	1.5	1065	$1,000	$0.94	13d	1	1.36mi
2074 Starr Ave Toledo, OH	3.0	1.0	1115	$1,025	$0.92	23d	1	1.46mi

Listing history 16 events

1. 2026-05-12
   status Pending 863-char remark

   Show marketing remark (863 chars)

   Turnkey investment opportunity in a convenient Toledo location! This property is currently tenant-occupied with a long-standing resident paying $675/month on a month-to-month lease, offering flexibility for rent increases. With rent below current market value, this property presents a strong value-add opportunity for investors looking to increase returns. Whether you choose to maintain the current tenant or adjust rents to market rates, the upside potential is clear. The home features a functional layout, making it an attractive and affordable rental option in a steady demand area. Ideal for both new and seasoned investors seeking to expand their portfolio with a low-maintenance property. Don't miss your chance to secure a cash-flowing asset with built-in equity and room for growth! Showing after accepted offer ONLY. Can be purchased with 572 Yondota.

2. 2026-04-29
   status Active 863-char remark

   Show marketing remark (863 chars)

   Turnkey investment opportunity in a convenient Toledo location! This property is currently tenant-occupied with a long-standing resident paying $675/month on a month-to-month lease, offering flexibility for rent increases. With rent below current market value, this property presents a strong value-add opportunity for investors looking to increase returns. Whether you choose to maintain the current tenant or adjust rents to market rates, the upside potential is clear. The home features a functional layout, making it an attractive and affordable rental option in a steady demand area. Ideal for both new and seasoned investors seeking to expand their portfolio with a low-maintenance property. Don't miss your chance to secure a cash-flowing asset with built-in equity and room for growth! Showing after accepted offer ONLY. Can be purchased with 572 Yondota.

3. 2026-04-23
   status Pending 863-char remark

   Show marketing remark (863 chars)

   Turnkey investment opportunity in a convenient Toledo location! This property is currently tenant-occupied with a long-standing resident paying $675/month on a month-to-month lease, offering flexibility for rent increases. With rent below current market value, this property presents a strong value-add opportunity for investors looking to increase returns. Whether you choose to maintain the current tenant or adjust rents to market rates, the upside potential is clear. The home features a functional layout, making it an attractive and affordable rental option in a steady demand area. Ideal for both new and seasoned investors seeking to expand their portfolio with a low-maintenance property. Don't miss your chance to secure a cash-flowing asset with built-in equity and room for growth! Showing after accepted offer ONLY. Can be purchased with 572 Yondota.

4. 2026-04-18
   price $64,900 863-char remark

   Show marketing remark (863 chars)

   Turnkey investment opportunity in a convenient Toledo location! This property is currently tenant-occupied with a long-standing resident paying $675/month on a month-to-month lease, offering flexibility for rent increases. With rent below current market value, this property presents a strong value-add opportunity for investors looking to increase returns. Whether you choose to maintain the current tenant or adjust rents to market rates, the upside potential is clear. The home features a functional layout, making it an attractive and affordable rental option in a steady demand area. Ideal for both new and seasoned investors seeking to expand their portfolio with a low-maintenance property. Don't miss your chance to secure a cash-flowing asset with built-in equity and room for growth! Showing after accepted offer ONLY. Can be purchased with 572 Yondota.

5. 2026-04-04
   listed $74,900 Active 863-char remark

   Show marketing remark (863 chars)

   Turnkey investment opportunity in a convenient Toledo location! This property is currently tenant-occupied with a long-standing resident paying $675/month on a month-to-month lease, offering flexibility for rent increases. With rent below current market value, this property presents a strong value-add opportunity for investors looking to increase returns. Whether you choose to maintain the current tenant or adjust rents to market rates, the upside potential is clear. The home features a functional layout, making it an attractive and affordable rental option in a steady demand area. Ideal for both new and seasoned investors seeking to expand their portfolio with a low-maintenance property. Don't miss your chance to secure a cash-flowing asset with built-in equity and room for growth! Showing after accepted offer ONLY. Can be purchased with 572 Yondota.

6. 2025-10-14
   price $8,500 235-char remark

   Show marketing remark (235 chars)

   Great investment at this price! Needs a furnace and a little TLC. It is strongly encouraged that an offer includes proof of funds (if cash offer), or pre-approval (if financing) and is a requirement for seller's final acceptance."

7. 2014-06-26
   soldstatus $8,500 235-char remark

   Show marketing remark (235 chars)

   Great investment at this price! Needs a furnace and a little TLC. It is strongly encouraged that an offer includes proof of funds (if cash offer), or pre-approval (if financing) and is a requirement for seller's final acceptance."

8. 2014-06-22
   price $9,300 235-char remark

   Show marketing remark (235 chars)

   Great investment at this price! Needs a furnace and a little TLC. It is strongly encouraged that an offer includes proof of funds (if cash offer), or pre-approval (if financing) and is a requirement for seller's final acceptance."

9. 2014-05-06
   listed $9,300 235-char remark

   Show marketing remark (235 chars)

   Great investment at this price! Needs a furnace and a little TLC. It is strongly encouraged that an offer includes proof of funds (if cash offer), or pre-approval (if financing) and is a requirement for seller's final acceptance."

10. 2011-08-03
    historical
11. 2011-01-07
    listed $27,900
12. 2010-11-07
    historical
13. 2010-05-07
    listed $37,500
14. 2010-04-30
    historical
15. 2009-05-22
    listed $35,000
16. 1988-08-04
    soldstatus $17,000

ⓘ 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: $816 · $68/mo
• Projected year-2 tax: $914 · $76/mo
• Expected delta: +$98/yr (+$8/mo · 12.0%)

ⓘ 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,488
• − Mortgage interest: −$3,635
• − Property taxes: −$816
• − Insurance: −$324
• − Repairs & maintenance: −$1,079
• − Management: −$1,079
• − Depreciation: −$1,888
• Taxable income: $4,666
• Est. tax owed @ 24.0%: −$1,120
• After-tax cash flow: $4,311/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): 24,441
• Household income: $39,118
• Rent vs Own: 51.9% rent · 48.1% own
• Severe rent burden: 1257.0

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 0.61)
• Race & ethnicity: White 57% Hispanic / Latino 21% Black 14% Two or more races 14%
• Hispanic origin (detail): Mexican 17% Puerto Rican 2%
• Common ancestry: Romanian 3% Lithuanian 2% Portuguese 1%
• Foreign-born: 3% · Canada
• Languages at home: 91% English-only · Spanish 7% Arabic 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: ▼ -47.85%
• Current HPI: 138.6894
• Rent YoY: ▲ 5.37%
• 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

+281.8% since first listed

16 events — show timeline

• 2026-05-12 Pending — NORIS
• 2026-04-29 Relisted — NORIS
• 2026-04-23 Pending — NORIS
• 2026-04-18 Price Changed $64,900 NORIS
• 2026-04-04 Listed $74,900 NORIS
• 2025-10-14 Price Changed $8,500 NORIS
• 2014-06-26 Sold (MLS) $8,500 NORIS
• 2014-06-22 Price Changed $9,300 NORIS
• 2014-05-06 Listed $9,300 NORIS
• 2011-08-03 Listing Removed — NORIS
• 2011-01-07 Listed $27,900 NORIS
• 2010-11-07 Listing Removed — NORIS
• 2010-05-07 Listed $37,500 NORIS
• 2010-04-30 Listing Removed — NORIS
• 2009-05-22 Listed $35,000 NORIS
• 1988-08-04 Sold (Public Records) $17,000 Public Records

Property tax history

+11.1%/yr

Latest (2025): $816 · +3.7% YoY. Source: county tax records.