427 Walden Ave · Toledo, OH 43605

$69,900

3 bd · 2.0 ba · 1,290 sqft · SingleFamily public records · 93 Days on market

Built 1917 4,300 sqft lot $54/sqft · 36% above area Est $51k · 36% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +3.8/5.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great ROI on this fully rented 3 bed two bath home through January 2027 for $1024 a month. Traditional home offers ample space, basement and large 2 car detached garage. Near the all new revitalized riverfront and Glass City Metropark. Just minutes from downtown Toledo, Hollywood Casino, Owens Community College. Can be sold as package with 31 Nevada St Toledo 43605 for excellent ROI value. Call today!

Key facts

• Basement
• Ample space
• 4,300 sq ft lot

Tags

• AMPLE SPACE
• BASEMENT
• LARGE DETACHED GARAGE
• REVITALIZED RIVERFRONT
• MINUTES FROM DOWNTOWN TOLEDO

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $397 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $64k (9.0% below list) — sets the bar for market timing.
• Cap rate 13.1% 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 35% 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 $483 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 $20k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 93 days — a 9% lower offer ($64k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 19y 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 $40k; list at $70k implies a 75% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1917 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $63,609 (9.0% below list)

Questions for the listing agent

1. It's been on market 93 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1917 — 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: 1.61% ✓
• Cap rate: 13.11%
• Cash-on-cash: 24.34%
• DSCR: 2.08
• GRM: 5.2

CMA / ARV

• ARV (median comp): $51,284
• List price: $69,900
• Delta: 36.30%
• 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
427 Walden Ave	0.00mi	3/2.0	1,290 (0%)	1mo	$51,000	$40	100
31 Nevada St	0.40mi	3/2.0	1,260 (-2%)	2mo	$79,900	$63	76
437 3rd St	0.21mi	3/1.0	1,188 (-8%)	5mo	$62,500	$53	69
302 Parker Ave	0.47mi	3/1.0	1,330 (+3%)	7mo	$93,000	$70	63
503 Utah St	0.23mi	4/2.0 (+1)	1,440 (+12%)	5mo	$137,250	$95	61
937 Berry St	0.72mi	3/1.0	1,282 (-1%)	3mo	$63,000	$49	59
833 Kingston Ave	0.51mi	3/1.0	1,202 (-7%)	3mo	$140,000	$116	59
1129 Camden St	0.69mi	3/1.0	1,260 (-2%)	4mo	$55,000	$44	57
444 Raymer Blvd	0.68mi	2/1.5 (-1)	1,283 (-0%)	5mo	$90,000	$70	56
729 Utah St	0.43mi	3/1.0	1,116 (-14%)	1mo	$60,000	$54	52
57 Jay St	0.43mi	3/1.0	1,109 (-14%)	1mo	$50,000	$45	51
635 Milton St	0.42mi	3/1.0	1,096 (-15%)	4mo	$36,500	$33	48

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: 20.3%
• Equity multiple: 1.85×
• Total profit: $16,729
• Equity at exit: $10,422

10-year hold

• IRR: 30.1%
• Equity multiple: 4.02×
• Total profit: $59,062
• Equity at exit: $6,044

Cash invested: $19,572 (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 43605

• Home prices YoY: -25.6%
• Rents YoY: 5.4%
• Active inventory: 117
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,126 high
• Mortgage (P&I): −$367
• Tax from tax record: −$97 /mo · $1,167/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$237
• Net cashflow: $397

Break-even live

Break-even rent $624

Max offer price $69,900

Occupancy floor 60%

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
29 Garfield Pl Toledo, OH	4.0	2.0	1300	$1,250	$0.96	14d	1	0.16mi
537 Potter St Toledo, OH	2.0	1.0	1200	$625	$0.52	23d	1	0.18mi
470 2nd St Unit 1 Toledo, OH	2.0	1.0	950	$799	$0.84	44d	1	0.24mi
420 Platt St Toledo, OH	2.0	1.0	1499	$685	$0.46	21d	1	0.27mi
414 Platt St Unit ST-3 Toledo, OH	3.0	1.0	1500	$1,150	$0.77	23d	1	0.28mi
653 Oswald St Toledo, OH	2.0	1.0	920	$800	$0.87	44d	1	0.38mi
20 Greenwood Ave Toledo, OH	3.0	1.0	1496	$1,150	$0.77	14d	1	0.40mi
834 Oak St Toledo, OH	3.0	1.0	1064	$900	$0.85	44d	1	0.56mi
625 Riverside Dr Toledo, OH	1.0–2.0	1.0–2.0	860	$1,767	$2.05	14d	37	0.59mi
245 Plymouth St Toledo, OH	3.0	1.0	1600	$1,125	$0.70	14d	1	0.62mi
908 Forsythe St Unit Upstairs Toledo, OH	2.0	1.0	1164	$900	$0.77	14d	1	0.70mi
908 Forsythe St Unit Downstairs Toledo, OH	3.0	1.0	1164	$950	$0.82	44d	1	0.70mi
946 Butler St Toledo, OH	2.0	1.0	944	$650	$0.69	44d	1	0.70mi
921 Berry St Toledo, OH	4.0	1.0	1204	$1,350	$1.12	14d	1	0.71mi
1306 Mott Ave Toledo, OH	3.0	1.5	1282	$1,149	$0.90	44d	1	0.73mi
1305 Mott Ave Toledo, OH	3.0	1.0	1080	$1,000	$0.93	44d	1	0.73mi
606 Earl St Toledo, OH	3.0	1.5	1700	$1,150	$0.68	21d	1	0.79mi
223 Valleywood Dr Toledo, OH	2.0	1.0	1098	$1,099	$1.00	23d	1	0.81mi
200 N St Clair St Toledo, OH	2.0	1.0–2.0	835	$2,550	$3.05	14d	15	0.81mi
221 Licking St Unit 2 Toledo, OH	3.0	1.0	1048	$1,099	$1.05	23d	1	0.81mi
1614 Nevada St Toledo, OH	2.0	1.0	1172	$1,000	$0.85	21d	1	0.81mi
948 White St Toledo, OH	3.0	1.0	1024	$1,135	$1.11	14d	1	0.83mi
1505 Navarre Ave Toledo, OH	3.0	1.0	1331	$1,145	$0.86	44d	1	0.83mi
1106 White St Toledo, OH	3.0	1.0	1200	$1,015	$0.85	14d	1	0.90mi
128 Carbon St Toledo, OH	3.0	1.0	1113	$1,200	$1.08	23d	1	0.91mi
513 Adams St Toledo, OH	1.0–2.0	1.0	1175	$1,424	$1.21	14d	11	0.96mi
337 Broadway St Unit 201 Toledo, OH	2.0	1.0	1455	$1,650	$1.13	23d	1	1.02mi
1119 N Summit St Toledo, OH	2.0	2.0	1500	$1,890	$1.26	44d	1	1.06mi
1119 N Summit St Toledo, OH	2.0	2.0	1226	$1,750	$1.43	23d	1	1.06mi
1119 N Summit St Toledo, OH	1.0–2.0	1.0–2.0	1023	$1,750	$1.71	14d	2	1.06mi
626 Walnut St Toledo, OH	3.0	1.0	1088	$995	$0.91	44d	1	1.14mi
2074 Starr Ave Toledo, OH	3.0	1.0	1115	$1,025	$0.92	23d	1	1.18mi
2129 Nevada St Toledo, OH	3.0	1.0	1352	$1,200	$0.89	14d	1	1.31mi
630 Mulberry St Toledo, OH	2.0	1.0	1000	$950	$0.95	23d	1	1.31mi
722 Coyne Ave Toledo, OH	2.0	1.0	900	$1,000	$1.11	14d	1	1.36mi
732 Coyne Ave Toledo, OH	3.0	1.0	968	$1,145	$1.18	14d	1	1.37mi
724 Mulberry St Toledo, OH	4.0	1.0	1530	$995	$0.65	44d	1	1.37mi
1031 N Michigan St Toledo, OH	3.0	2.0	1488	$1,195	$0.80	23d	1	1.37mi
1449 N Huron St Toledo, OH	4.0	2.0	1430	$1,045	$0.73	14d	1	1.37mi
332 14th St Unit 303 Toledo, OH	3.0	1.5	1040	$1,000	$0.96	44d	1	1.38mi

Listing history 26 events

1. 2026-02-12
   listed $69,900 Active 406-char remark

   Show marketing remark (406 chars)

   Great ROI on this fully rented 3 bed two bath home through January 2027 for $1024 a month. Traditional home offers ample space, basement and large 2 car detached garage. Near the all new revitalized riverfront and Glass City Metropark. Just minutes from downtown Toledo, Hollywood Casino, Owens Community College. Can be sold as package with 31 Nevada St Toledo 43605 for excellent ROI value. Call today!

2. 2025-10-14
   price $40,000 403-char remark

   Show marketing remark (403 chars)

   Plenty of space and natural charm in this 3 bedroom, aluminum sided East Toledo Home that is located near the Maumee Riverfront and the newly built Glass City Metropark. The picture window casts plenty of natural light throughout the sun room and the living room. The wide doorways, bulky trim, and natural hardwood floors highlight the original charm in this century old home. Currently rented at $765.

3. 2025-10-09
   price $5,500
4. 2023-12-19
   historical $975
5. 2023-11-17
   listed $975
6. 2022-06-07
   soldstatus $40,000
7. 2022-06-03
   soldstatus $40,000 Closed 403-char remark

   Show marketing remark (403 chars)

   Plenty of space and natural charm in this 3 bedroom, aluminum sided East Toledo Home that is located near the Maumee Riverfront and the newly built Glass City Metropark. The picture window casts plenty of natural light throughout the sun room and the living room. The wide doorways, bulky trim, and natural hardwood floors highlight the original charm in this century old home. Currently rented at $765.

8. 2022-05-23
   status Pending 403-char remark

   Show marketing remark (403 chars)

   Plenty of space and natural charm in this 3 bedroom, aluminum sided East Toledo Home that is located near the Maumee Riverfront and the newly built Glass City Metropark. The picture window casts plenty of natural light throughout the sun room and the living room. The wide doorways, bulky trim, and natural hardwood floors highlight the original charm in this century old home. Currently rented at $765.

9. 2022-01-20
   status Active 403-char remark

   Show marketing remark (403 chars)

   Plenty of space and natural charm in this 3 bedroom, aluminum sided East Toledo Home that is located near the Maumee Riverfront and the newly built Glass City Metropark. The picture window casts plenty of natural light throughout the sun room and the living room. The wide doorways, bulky trim, and natural hardwood floors highlight the original charm in this century old home. Currently rented at $765.

10. 2021-12-14
    historical Contingent 403-char remark

    Show marketing remark (403 chars)

    Plenty of space and natural charm in this 3 bedroom, aluminum sided East Toledo Home that is located near the Maumee Riverfront and the newly built Glass City Metropark. The picture window casts plenty of natural light throughout the sun room and the living room. The wide doorways, bulky trim, and natural hardwood floors highlight the original charm in this century old home. Currently rented at $765.

11. 2021-10-05
    listed $44,900 Active 403-char remark

    Show marketing remark (403 chars)

    Plenty of space and natural charm in this 3 bedroom, aluminum sided East Toledo Home that is located near the Maumee Riverfront and the newly built Glass City Metropark. The picture window casts plenty of natural light throughout the sun room and the living room. The wide doorways, bulky trim, and natural hardwood floors highlight the original charm in this century old home. Currently rented at $765.

12. 2021-09-20
    soldstatus $18,700 Closed
13. 2021-09-13
    status Pending
14. 2021-09-10
    price $18,700
15. 2021-09-07
    listed $12,000 Active
16. 2016-04-06
    historical
17. 2016-01-08
    listed $14,900
18. 2015-07-16
    soldstatus $7,700
19. 2015-06-12
    listed $7,700
20. 2008-05-15
    soldstatus $5,500
21. 2008-03-14
    listed $7,800
22. 2008-03-11
    historical
23. 2007-07-31
    listed $9,100
24. 1993-05-07
    soldstatus $21,927
25. 1991-07-08
    soldstatus $20,000
26. 1989-12-04
    soldstatus $22,000

ⓘ 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: $1,167 · $97/mo
• Projected year-2 tax: $1,167 · $97/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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,518
• − Mortgage interest: −$3,915
• − Property taxes: −$1,167
• − Insurance: −$350
• − Repairs & maintenance: −$1,081
• − Management: −$1,081
• − Depreciation: −$2,033
• Taxable income: $3,889
• Est. tax owed @ 24.0%: −$933
• After-tax cash flow: $3,830/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

+217.7% since first listed

26 events — show timeline

• 2026-02-12 Listed $69,900 NORIS
• 2025-10-14 Price Changed $40,000 NORIS
• 2025-10-09 Price Changed $5,500 NORIS
• 2023-12-19 Rental Removed $975 APPFOLIO
• 2023-11-17 Listed for Rent $975 APPFOLIO
• 2022-06-07 Sold (Public Records) $40,000 Public Records
• 2022-06-03 Sold (MLS) $40,000 NORIS
• 2022-05-23 Pending — NORIS
• 2022-01-20 Relisted — NORIS
• 2021-12-14 Contingent — NORIS
• 2021-10-05 Listed $44,900 NORIS
• 2021-09-20 Sold (MLS) $18,700 NORIS
• 2021-09-13 Pending — NORIS
• 2021-09-10 Price Changed $18,700 NORIS
• 2021-09-07 Listed $12,000 NORIS
• 2016-04-06 Listing Removed — NORIS
• 2016-01-08 Listed $14,900 NORIS
• 2015-07-16 Sold (MLS) $7,700 NORIS
• 2015-06-12 Listed $7,700 NORIS
• 2008-05-15 Sold (MLS) $5,500 NORIS
• 2008-03-14 Listed $7,800 NORIS
• 2008-03-11 Listing Removed — NORIS
• 2007-07-31 Listed $9,100 NORIS
• 1993-05-07 Sold (Public Records) $21,927 Public Records
• 1991-07-08 Sold (Public Records) $20,000 Public Records
• 1989-12-04 Sold (Public Records) $22,000 Public Records

Property tax history

+16.4%/yr

Latest (2025): $1,167 · -2.3% YoY. Source: county tax records.