1992 Starr Ave · Toledo, OH 43605

$82,900

2 bd · 1.0 ba · 1,280 sqft · SingleFamily public records · 56 Days on market

Built 1904 5,007 sqft lot Est $89k · 6% 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 +28.5/30.0
• ARV discount +10.4/15.0
• DSCR +10.0/10.0
• 1% rule +7.6/10.0
• 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

Come check out this fully rented duplex in the East Side! This one makes for a nice addition to the investment portfolio.

Key facts

• 5,007 sq ft lot
• Built 1904
• Listed 56 days

Property features AI

Finance

• Financial info: Two-unit building (both units leased); Owner responsible for taxes, insurance, management, repairs, roof maintenance, HVAC maintenance, exterior maintenance, common area maintenance, water, sewer, electricity, gas

Exterior

• Parking: Parking pad
• Utilities: Electricity connected; Natural gas connected; Public water; Public sewer
• Home design: Duplex residential income property; One level / single-story
• Construction: Vinyl siding; Block foundation; Block basement
• Exterior features: Shingle roof

Interior

• Kitchen: No appliances listed
• Flooring: Carpet; Luxury vinyl
• Heating & cooling: Forced air heating
• Interior features: Other
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $83k.

Deal economics

• At list price, monthly cash flow is $270 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $83k).
• Recommended offer: $80k (3.0% below list) — sets the bar for market timing.
• 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: Raymer Elementary School (math 14% / reading 16%, grade F, #1,377 of 1,584 statewide, top 87%, 424 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; 36 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 32% 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 $573 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 $23k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($80k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $32k; list at $83k implies a 159% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1904 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $80,413 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1904 — 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. 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.
7. 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.
8. 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: 1.26% ✓
• Cap rate: 10.20%
• Cash-on-cash: 13.97%
• DSCR: 1.62
• GRM: 6.6

CMA / ARV

• ARV (median comp): $88,562
• List price: $82,900
• Delta: -6.39%
• 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
444 Raymer Blvd	0.37mi	2/1.5	1,283 (+0%)	5mo	$90,000	$70	76
358 Spring Grove Ave	0.24mi	3/1.0 (+1)	1,380 (+8%)	2mo	$110,000	$80	69
2017 Kelsey Ave	0.20mi	3/1.0 (+1)	1,152 (-10%)	1mo	$119,900	$104	68
256 Midvale Ave	0.23mi	3/1.0 (+1)	1,180 (-8%)	4mo	$137,300	$116	68
1940 Hurd St	0.31mi	3/1.0 (+1)	1,200 (-6%)	4mo	$99,900	$83	67
429 Dover Pl	0.22mi	3/1.0 (+1)	1,155 (-10%)	6mo	$66,000	$57	64
2003 Idaho St	0.35mi	3/1.0 (+1)	1,172 (-8%)	5mo	$120,000	$102	61
2053 Idaho St	0.37mi	3/2.0 (+1)	1,402 (+10%)	2mo	$165,000	$118	56
130 Burger St	0.74mi	2/2.0	1,242 (-3%)	3mo	$134,000	$108	54
590 Sylvandale Ave	0.67mi	3/1.0 (+1)	1,193 (-7%)	4mo	$180,000	$151	48
1130 Earlwood Ave	0.75mi	3/1.5 (+1)	1,191 (-7%)	1mo	$185,000	$155	46
142 Van Buren Ave	0.63mi	3/1.0 (+1)	1,444 (+13%)	2mo	$72,000	$50	43

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: 6.8%
• Equity multiple: 1.27×
• Total profit: $6,334
• Equity at exit: $12,361

10-year hold

• IRR: 18.1%
• Equity multiple: 2.67×
• Total profit: $38,706
• Equity at exit: $7,168

Cash invested: $23,212 (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: 6.6×

Monthly cashflow live

• Estimated rent: $1,047 high
• Mortgage (P&I): −$435
• Tax from tax record: −$88 /mo · $1,053/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$220
• Net cashflow: $270

Break-even live

Break-even rent $705

Max offer price $82,900

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: $20,725
• Closing costs: $2,487
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2074 Starr Ave Toledo, OH	3.0	1.0	1115	$1,025	$0.92	23d	1	0.15mi
223 Valleywood Dr Toledo, OH	2.0	1.0	1098	$1,099	$1.00	23d	1	0.37mi
2129 Nevada St Toledo, OH	3.0	1.0	1352	$1,200	$0.89	13d	1	0.38mi
1614 Nevada St Toledo, OH	2.0	1.0	1172	$1,000	$0.85	21d	1	0.38mi
1311 Mason St Unit 2 Toledo, OH	1.0	1.0	950	$703	$0.74	13d	1	0.45mi
722 Coyne Ave Toledo, OH	2.0	1.0	900	$1,000	$1.11	13d	1	0.51mi
245 Plymouth St Toledo, OH	3.0	1.0	1600	$1,125	$0.70	13d	1	0.51mi
732 Coyne Ave Toledo, OH	3.0	1.0	968	$1,145	$1.18	13d	1	0.53mi
315 Parker Ave Unit 3 Toledo, OH	1.0	1.0	1029	$799	$0.78	23d	1	0.60mi
1505 Navarre Ave Toledo, OH	3.0	1.0	1331	$1,145	$0.86	43d	1	0.61mi
653 Oswald St Toledo, OH	2.0	1.0	920	$800	$0.87	43d	1	0.68mi
221 Licking St Unit 2 Toledo, OH	3.0	1.0	1048	$1,099	$1.05	23d	1	0.73mi
948 White St Toledo, OH	3.0	1.0	1024	$1,135	$1.11	13d	1	0.75mi
1306 Mott Ave Toledo, OH	3.0	1.5	1282	$1,149	$0.90	43d	1	0.77mi
1305 Mott Ave Toledo, OH	3.0	1.0	1080	$1,000	$0.93	43d	1	0.79mi
1106 White St Toledo, OH	3.0	1.0	1200	$1,015	$0.85	13d	1	0.84mi
128 Carbon St Toledo, OH	3.0	1.0	1113	$1,200	$1.08	23d	1	0.85mi
420 Platt St Toledo, OH	2.0	1.0	1499	$685	$0.46	21d	1	0.87mi
414 Platt St Unit ST-3 Toledo, OH	3.0	1.0	1500	$1,150	$0.77	23d	1	0.88mi
1848 Genesee St Toledo, OH	3.0	1.0	1069	$1,300	$1.22	23d	1	0.97mi
1848 Genesee St Toledo, OH	3.0	1.0	1069	$1,200	$1.12	43d	1	0.97mi
908 Forsythe St Unit Upstairs Toledo, OH	2.0	1.0	1164	$900	$0.77	13d	1	1.01mi
908 Forsythe St Unit Downstairs Toledo, OH	3.0	1.0	1164	$950	$0.82	43d	1	1.01mi
1964 Burr St Toledo, OH	3.0	1.0	1159	$1,250	$1.08	43d	1	1.02mi
470 2nd St Unit 1 Toledo, OH	2.0	1.0	950	$799	$0.84	43d	1	1.05mi
537 Potter St Toledo, OH	2.0	1.0	1200	$625	$0.52	23d	1	1.12mi
537 Potter St Toledo, OH	1.0	1.0	1000	$600	$0.60	43d	1	1.12mi
912 Willow Ave Toledo, OH	1.0	1.0	900	$850	$0.94	43d	1	1.15mi
606 Earl St Toledo, OH	3.0	1.5	1700	$1,150	$0.68	21d	1	1.22mi
946 Butler St Toledo, OH	2.0	1.0	944	$650	$0.69	43d	1	1.24mi
625 Riverside Dr Toledo, OH	1.0–2.0	1.0–2.0	860	$1,767	$2.05	13d	37	1.25mi
834 Oak St Toledo, OH	3.0	1.0	1064	$900	$0.85	43d	1	1.32mi
20 Greenwood Ave Toledo, OH	3.0	1.0	1496	$1,150	$0.77	13d	1	1.44mi
1119 N Summit St Toledo, OH	2.0	2.0	1226	$1,750	$1.43	23d	1	1.47mi
1119 N Summit St Toledo, OH	2.0	2.0	1500	$1,890	$1.26	43d	1	1.47mi
1119 N Summit St Toledo, OH	1.0–2.0	1.0–2.0	1023	$1,750	$1.71	13d	2	1.47mi

Listing history 21 events

1. 2026-06-18
   days on market $82,900 Active 56 DOM
2. 2026-06-17
   days on market $82,900 Active 55 DOM
3. 2026-06-16
   days on market $82,900 Active 54 DOM
4. 2026-06-15
   days on market $82,900 Active 53 DOM
5. 2026-06-14
   days on market $82,900 Active 51 DOM
6. 2026-06-10
   days on market $82,900 Active 48 DOM
7. 2026-06-09
   days on market $82,900 Active 47 DOM
8. 2026-06-08
   days on market $82,900 Active 46 DOM
9. 2026-06-07
   days on market $82,900 Active 45 DOM
10. 2026-06-05
    days on market $82,900 Active 42 DOM
11. 2026-06-03
    days on market $82,900 Active 41 DOM
12. 2026-06-02
    days on market $82,900 Active 40 DOM
13. 2026-06-01
    days on market $82,900 Active 39 DOM
14. 2026-05-31
    days on market $82,900 Active 38 DOM
15. 2026-05-30
    days on market $82,900 Active 37 DOM
16. 2026-05-15
    price $82,900 121-char remark
17. 2026-04-23
    listed $89,900 Active 121-char remark
18. 2013-07-05
    soldstatus $32,000
19. 1996-05-03
    soldstatus $45,500
20. 1985-09-23
    soldstatus $60,000
21. 1985-05-23
    soldstatus $60,000

ⓘ 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: $1,053 · $88/mo
• Projected year-2 tax: $1,173 · $98/mo
• Expected delta: +$120/yr (+$10/mo · 11.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% 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: $12,565
• − Mortgage interest: −$4,644
• − Property taxes: −$1,053
• − Insurance: −$414
• − Repairs & maintenance: −$1,005
• − Management: −$1,005
• − Depreciation: −$2,412
• Taxable income: $2,032
• Est. tax owed @ 24.0%: −$488
• After-tax cash flow: $2,754/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

+38.2% since first listed

6 events — show timeline

• 2026-05-15 Price Changed $82,900 NORIS
• 2026-04-23 Listed $89,900 NORIS
• 2013-07-05 Sold (Public Records) $32,000 Public Records
• 1996-05-03 Sold (Public Records) $45,500 Public Records
• 1985-09-23 Sold (Public Records) $60,000 Public Records
• 1985-05-23 Sold (Public Records) $60,000 Public Records

Property tax history

+3.8%/yr

Latest (2025): $1,053 · +17.0% YoY. Source: county tax records.