424 Utah St · Toledo, OH 43605

$92,500

3 bd · 1.0 ba · 1,294 sqft · SingleFamily public records · 5 Days on market

Built 1917 4,500 sqft lot Est $82k · 13% 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 +28.4/30.0
• DSCR +10.0/10.0
• 1% rule +7.3/10.0
• Rent growth +3.8/5.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• ARV discount +1.4/15.0
• Appreciation +0.0/10.0

Listing remarks

Packed with Charm, Updates, and Value Priced to Sell! Welcome home to this beautifully maintained 3-bedroom vinyl-sided property that's ready for its next chapter. Whether you're looking for a place to call home or a turnkey investment opportunity, this one checks all the boxes! Step inside through the inviting foyer and admire the stunning natural wood staircase that sets the tone for the character found throughout the home. The spacious living and dining rooms feature elegant crown molding and flow seamlessly to the large rear deck—perfect for entertaining, grilling, or simply enjoying views of the backyard. The current owner has taken great care of the property, with numerous upda

Key facts

• Crown molding
• Large backyard deck
• 4,500 sq ft lot

Tags

• NATURAL WOOD STAIRCASE
• CROWN MOLDING
• LARGE BACKYARD DECK
• KITCHEN BREAKFAST NOOK

Property features AI

Exterior

• Parking: Detached garage; Approximately 2.5 garage spaces; Asphalt and concrete surfaces; Parking pad; Shared driveway
• Security: Security lights
• Utilities: Electricity connected (100 amp service); Natural gas connected; Public water; Public sewer; Internet available
• Home design: Single-family residence (attached); House with one common wall; Two levels / two stories
• Construction: Brick and vinyl siding exterior; Block foundation
• Exterior features: Private yard; Covered patio; Deck; Enclosed porch; Privacy fencing; Asphalt roof

Interior

• Kitchen: Gas range; Refrigerator; Eat-in kitchen layout
• Bedrooms: Upper-level bedrooms (three bedrooms indicated: two with ceiling fans; third bedroom upper level)
• Flooring: Luxury vinyl flooring
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating; Natural gas heating
• Interior features: Entrance foyer; Eat-in kitchen; Ceiling fans; Crown molding; Double pane and insulated windows with window treatments; Door screens; 7 total rooms
• Laundry & utility: Laundry located in the basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $92k.

Deal economics

• At list price, monthly cash flow is $300 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $92k).
• Cap rate 10.2% 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-, 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: Navarre Elementary School (math 12% / reading 14%, grade F, #1,429 of 1,584 statewide, top 90%, 428 students, 0% FRL); Waite High School (math 12% / reading 24%, grade F, #687 of 781 statewide, top 88%, 997 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 (+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 $640 of loan paydown is wiped out by about $3k 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 $26k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

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

Recommended offer $92,500

Questions for the listing agent

1. Built in 1917 — 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: 1.23% ✓
• Cap rate: 10.18%
• Cash-on-cash: 13.88%
• DSCR: 1.62
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $81,522
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
427 Walden Ave	0.24mi	3/2.0	1,290 (-0%)	1mo	$51,000	$40	84
31 Nevada St	0.22mi	3/2.0	1,260 (-3%)	2mo	$79,900	$63	80
525 Yondota St	0.09mi	2/1.5 (-1)	1,197 (-8%)	8mo	$94,000	$79	70
437 3rd St	0.30mi	3/1.0	1,188 (-8%)	5mo	$62,500	$53	68
503 Utah St	0.09mi	4/2.0 (+1)	1,440 (+11%)	5mo	$137,250	$95	64
833 Kingston Ave	0.55mi	3/1.0	1,202 (-7%)	3mo	$140,000	$116	60
57 Jay St	0.32mi	3/1.0	1,109 (-14%)	1mo	$50,000	$45	60
729 Utah St	0.38mi	3/1.0	1,116 (-14%)	1mo	$60,000	$54	58
302 Parker Ave	0.69mi	3/1.0	1,330 (+3%)	7mo	$93,000	$70	57
540 Arden Pl	0.36mi	4/1.5 (+1)	1,179 (-9%)	7mo	$47,500	$40	55
847 Mckinley Ave	0.60mi	3/1.0	1,412 (+9%)	7mo	$110,000	$78	51
835 Willow Ave	0.64mi	3/1.0	1,109 (-14%)	7mo	$32,000	$29	41

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: 6.6%
• Equity multiple: 1.26×
• Total profit: $6,863
• Equity at exit: $13,792

10-year hold

• IRR: 17.9%
• Equity multiple: 2.64×
• Total profit: $42,483
• Equity at exit: $7,998

Cash invested: $25,900 (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: 6.8×

Monthly cashflow live

• Estimated rent: $1,138 high
• Mortgage (P&I): −$485
• Tax from tax record: −$76 /mo · $909/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$239
• Net cashflow: $300

Break-even live

Break-even rent $759

Max offer price $92,500

Occupancy floor 69%

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: $23,125
• Closing costs: $2,775
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20 Greenwood Ave Toledo, OH	3.0	1.0	1496	$1,150	$0.77	14d	1	0.17mi
537 Potter St Toledo, OH	2.0	1.0	1200	$625	$0.52	23d	1	0.27mi
470 2nd St Unit 1 Toledo, OH	2.0	1.0	950	$799	$0.84	43d	1	0.35mi
29 Garfield Pl Toledo, OH	4.0	2.0	1300	$1,250	$0.96	14d	1	0.41mi
414 Platt St Unit ST-3 Toledo, OH	3.0	1.0	1500	$1,150	$0.77	23d	1	0.48mi
420 Platt St Toledo, OH	2.0	1.0	1499	$685	$0.46	21d	1	0.48mi
834 Oak St Toledo, OH	3.0	1.0	1064	$900	$0.85	43d	1	0.56mi
625 Riverside Dr Toledo, OH	1.0–2.0	1.0–2.0	860	$1,767	$2.05	14d	37	0.60mi
200 N St Clair St Toledo, OH	2.0	1.0–2.0	835	$2,550	$3.05	14d	15	0.63mi
653 Oswald St Toledo, OH	2.0	1.0	920	$800	$0.87	43d	1	0.63mi
337 Broadway St Unit 201 Toledo, OH	2.0	1.0	1455	$1,650	$1.13	23d	1	0.77mi
946 Butler St Toledo, OH	2.0	1.0	944	$650	$0.69	43d	1	0.77mi
513 Adams St Toledo, OH	1.0–2.0	1.0	1175	$1,424	$1.21	14d	11	0.81mi
908 Forsythe St Unit Upstairs Toledo, OH	2.0	1.0	1164	$900	$0.77	14d	1	0.85mi
921 Berry St Toledo, OH	4.0	1.0	1204	$1,350	$1.12	14d	1	0.85mi
908 Forsythe St Unit Downstairs Toledo, OH	3.0	1.0	1164	$950	$0.82	43d	1	0.85mi
245 Plymouth St Toledo, OH	3.0	1.0	1600	$1,125	$0.70	14d	1	0.86mi
606 Earl St Toledo, OH	3.0	1.5	1700	$1,150	$0.68	21d	1	0.88mi
1305 Mott Ave Toledo, OH	3.0	1.0	1080	$1,000	$0.93	43d	1	0.91mi
1306 Mott Ave Toledo, OH	3.0	1.5	1282	$1,149	$0.90	43d	1	0.91mi
221 Licking St Unit 2 Toledo, OH	3.0	1.0	1048	$1,099	$1.05	23d	1	1.00mi
948 White St Toledo, OH	3.0	1.0	1024	$1,135	$1.11	14d	1	1.04mi
223 Valleywood Dr Toledo, OH	2.0	1.0	1098	$1,099	$1.00	23d	1	1.05mi
1505 Navarre Ave Toledo, OH	3.0	1.0	1331	$1,145	$0.86	43d	1	1.06mi
1614 Nevada St Toledo, OH	2.0	1.0	1172	$1,000	$0.85	21d	1	1.07mi
626 Walnut St Toledo, OH	3.0	1.0	1088	$995	$0.91	43d	1	1.07mi
1119 N Summit St Toledo, OH	2.0	2.0	1500	$1,890	$1.26	43d	1	1.08mi
1119 N Summit St Toledo, OH	2.0	2.0	1226	$1,750	$1.43	23d	1	1.08mi
1119 N Summit St Toledo, OH	1.0–2.0	1.0–2.0	1023	$1,750	$1.71	14d	2	1.08mi
128 Carbon St Toledo, OH	3.0	1.0	1113	$1,200	$1.08	23d	1	1.08mi
1106 White St Toledo, OH	3.0	1.0	1200	$1,015	$0.85	14d	1	1.10mi
332 14th St Unit 303 Toledo, OH	3.0	1.5	1040	$1,000	$0.96	43d	1	1.19mi
322 14th St Apt 203 Toledo, OH	3.0	1.5	1065	$1,000	$0.94	14d	1	1.20mi
244 Knower St Toledo, OH	3.0	1.0	1120	$995	$0.89	14d	1	1.22mi
630 Mulberry St Toledo, OH	2.0	1.0	1000	$950	$0.95	23d	1	1.34mi
1031 N Michigan St Toledo, OH	3.0	2.0	1488	$1,195	$0.80	23d	1	1.34mi
724 Mulberry St Toledo, OH	4.0	1.0	1530	$995	$0.65	43d	1	1.39mi
1449 N Huron St Toledo, OH	4.0	2.0	1430	$1,045	$0.73	14d	1	1.43mi
2074 Starr Ave Toledo, OH	3.0	1.0	1115	$1,025	$0.92	23d	1	1.44mi
1537 Remington St Toledo, OH	3.0	1.0	1064	$1,095	$1.03	43d	1	1.45mi

Listing history 4 events

1. 2026-06-14
   statusdays on market $92,500 Pending 5 DOM
2. 2026-06-10
   days on market $92,500 Active 2 DOM
3. 2026-06-09
   remarks 693-char remark
4. 2026-06-09
   listed $92,500 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: $909 · $76/mo
• Projected year-2 tax: $1,176 · $98/mo
• Expected delta: +$267/yr (+$22/mo · 29.4%)

ⓘ 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 ≥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: $13,655
• − Mortgage interest: −$5,181
• − Property taxes: −$909
• − Insurance: −$462
• − Repairs & maintenance: −$1,092
• − Management: −$1,092
• − Depreciation: −$2,691
• Taxable income: $2,227
• Est. tax owed @ 24.0%: −$534
• After-tax cash flow: $3,061/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

1 event — show timeline

• 2026-06-08 Listed $92,500 NORIS

Property tax history

+8.3%/yr

Latest (2025): $909 · +1.5% YoY. Source: county tax records.