102 Friars Ln · Toledo, OH 43615

$150,000

3 bd · 1.0 ba · 1,311 sqft · SingleFamily public records · 21 Days on market

Built 1960 8,200 sqft lot Est $195k · 23% under

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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).

• ARV discount +15.0/15.0
• Cash flow +12.8/30.0
• Schools +4.5/10.0
• 1% rule +4.1/10.0
• DSCR +3.8/10.0
• Livability +3.3/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

LOW MAINT. WELL KEPT RANCH ON WIDE LOT W/MATURE TREES + SPLIT RAIL FENCE. ATTACHED GARAGE HAS DBL-WIDE PAVED DRIVE. SPACIOUS EAT-IN KITCHEN HAS UPDATED RAISED PANEL OAK CAB. W/AMPLE COUNTERTOP SPACE.SIX PANEL DOORS THROUGHOUT. HURRY THIS ONE HAS NICE CURB APPEAL & WON'T LAST!

Key facts

• Spacious yard
• Ranch-style home
• 8,200 sq ft lot

Tags

• RANCH-STYLE HOME
• SPACIOUS YARD
• WELL-ESTABLISHED NEIGHBORHOOD

Property features AI

Finance

• HOA & community: Playground in the community

Exterior

• Parking: Attached garage; Accessible parking; 1 garage space (1 total parking space)
• Utilities: Electricity available (circuit breakers); Natural gas available and connected; Public water; Public sewer; Internet available
• Home design: Single-family house; Detached; One level / single story; Entry level: Main
• Construction: Aluminum siding; Shingle roof; Slab foundation; Built as a residential single family residence
• Exterior features: Private yard; Rear patio; Split rail fencing; Corner lot; City street frontage; Asphalt road surface

Interior

• Kitchen: Gas oven; Gas range
• Bedrooms: Bedroom 2 on the main level (12 x 10); Bedroom 3 on the main level (11 x 8)
• Flooring: Carpet; Other flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); Ceiling fan(s) for cooling; Has heating and cooling
• Interior features: 6 total rooms; Other interior features
• Laundry & utility: Washer included; Laundry located on the main level; Water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $-14 ($-173/yr) — negative.
• To cash-flow at today's rent, offer at most $147k (1.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $136k (9.0% below list).
• Recommended offer: $136k (9.0% 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-, crime F, commute F.
• Springfield Local (suburban): math 47% / reading 57% proficiency, ranked #404 of 656 in OH (top 62%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Dorr Street Elementary School (math 42% / reading 52%, grade D-, #942 of 1,584 statewide, top 61%, 393 students, 60% FRL); Springfield Middle School (math 44% / reading 53%, grade C-, #435 of 654 statewide, top 67%, 744 students, 81% FRL); Springfield High School (math 40% / reading 60%, grade D+, #384 of 781 statewide, top 49%, 922 students, 48% FRL).
• Market conditions: Rents rising (+2.6%/yr); 114 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 415 units permitted in Lucas County in 2024 (122 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $117k; 28% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $136,449 (9.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1960 — 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: 0.91% ✗
• Cap rate: 6.18%
• Cash-on-cash: -0.41%
• DSCR: 0.98
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $195,339
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
28 Hilton Dr	0.40mi	3/1.0	1,290 (-2%)	14mo	$170,000	$132	67
116 Lancaster Ave	0.37mi	2/1.0 (-1)	1,296 (-1%)	17mo	$93,800	$72	61
6348 Hill Ave	0.42mi	2/1.0 (-1)	1,288 (-2%)	15mo	$168,000	$130	60
6239 Reo St	0.57mi	3/1.5	1,352 (+3%)	13mo	$217,500	$161	55
224 Leander Dr	0.51mi	3/1.0	1,392 (+6%)	22mo	$120,000	$86	48
250 Bonaparte Dr	0.59mi	3/1.5	1,152 (-12%)	4mo	$172,900	$150	47
6268 Timberside Dr	0.70mi	2/2.0 (-1)	1,382 (+5%)	7mo	$230,000	$166	44
34 Hilton Dr	0.40mi	3/1.5	1,176 (-10%)	23mo	$175,000	$149	43
6155 White Oak Dr	0.73mi	3/2.0	1,224 (-7%)	12mo	$250,000	$204	41
6317 Verna Dr	0.46mi	2/1.0 (-1)	1,126 (-14%)	18mo	$163,000	$145	35
6265 Timberside Dr	0.68mi	3/2.0	1,466 (+12%)	14mo	$231,000	$158	33
251 Rochelle Rd	0.66mi	2/1.0 (-1)	1,158 (-12%)	18mo	$135,000	$117	29

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 · 2.59% rent growth · sell at horizon

5-year hold

• IRR: -17.4%
• Equity multiple: 0.39×
• Total profit: $-25,729
• Equity at exit: $22,365

10-year hold

• IRR: -10.2%
• Equity multiple: 0.39×
• Total profit: $-25,643
• Equity at exit: $12,969

Cash invested: $42,000 (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 43615

• Home prices YoY: -31.9%
• Rents YoY: 2.6%
• Active inventory: 114
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,364 high
• Mortgage (P&I): −$787
• Tax from tax record: −$243 /mo · $2,919/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$287
• Net cashflow: $-14

Break-even live

Break-even rent $1,383

Max offer price $147,458

Occupancy floor 96%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6535 Dorr St Toledo, OH	1.0–2.0	1.0–2.0	895	$1,000	$1.12	21d	1	1.06mi
1210 Country View Pl Toledo, OH	2.0	1.0–2.0	966	$1,130	$1.17	14d	1	1.19mi
1009 N Holland Sylvania Rd Toledo, OH	2.0–3.0	1.0–2.0	1130	$1,759	$1.56	14d	21	1.32mi
1800 N McCord Rd Toledo, OH	2.0	1.0	934	$900	$0.96	14d	1	1.37mi
5702 Angola Rd Toledo, OH	3.0	2.0	1056	$1,249	$1.18	23d	1	1.38mi

Listing history 21 events

1. 2026-06-18
   remarks 328-char remark
2. 2026-06-18
   price $150,000 Active 21 DOM
3. 2026-06-18
   days on market $160,000 Active 21 DOM
4. 2026-06-17
   days on market $160,000 Active 20 DOM
5. 2026-06-16
   days on market $160,000 Active 19 DOM
6. 2026-06-15
   days on market $160,000 Active 18 DOM
7. 2026-06-14
   days on market $160,000 Active 16 DOM
8. 2026-06-10
   days on market $160,000 Active 13 DOM
9. 2026-06-09
   days on market $160,000 Active 12 DOM
10. 2026-06-08
    days on market $160,000 Active 11 DOM
11. 2026-06-07
    days on market $160,000 Active 10 DOM
12. 2026-06-03
    pricedays on market $160,000 Active 6 DOM
13. 2026-06-02
    days on market $175,000 Active 5 DOM
14. 2026-06-01
    days on market $175,000 Active 4 DOM
15. 2026-05-31
    days on market $175,000 Active 3 DOM
16. 2026-05-30
    days on market $175,000 Active 2 DOM
17. 2026-05-21
    historical $175,000
18. 2025-10-14
    price $117,000 280-char remark

    Show marketing remark (280 chars)

    LOW MAINT. WELL KEPT RANCH ON WIDE LOT W/MATURE TREES + SPLIT RAIL FENCE. ATTACHED GARAGE HAS DBL-WIDE PAVED DRIVE. SPACIOUS EAT-IN KITCHEN HAS UPDATED RAISED PANEL OAK CAB. W/AMPLE COUNTERTOP SPACE.SIX PANEL DOORS THROUGHOUT. HURRY THIS ONE HAS NICE CURB APPEAL & WON'T LAST!

19. 2004-07-06
    soldstatus $117,000
20. 2004-06-30
    soldstatus $117,000 280-char remark

    Show marketing remark (280 chars)

    LOW MAINT. WELL KEPT RANCH ON WIDE LOT W/MATURE TREES + SPLIT RAIL FENCE. ATTACHED GARAGE HAS DBL-WIDE PAVED DRIVE. SPACIOUS EAT-IN KITCHEN HAS UPDATED RAISED PANEL OAK CAB. W/AMPLE COUNTERTOP SPACE.SIX PANEL DOORS THROUGHOUT. HURRY THIS ONE HAS NICE CURB APPEAL & WON'T LAST!

21. 2004-05-20
    listed $117,900 280-char remark

    Show marketing remark (280 chars)

    LOW MAINT. WELL KEPT RANCH ON WIDE LOT W/MATURE TREES + SPLIT RAIL FENCE. ATTACHED GARAGE HAS DBL-WIDE PAVED DRIVE. SPACIOUS EAT-IN KITCHEN HAS UPDATED RAISED PANEL OAK CAB. W/AMPLE COUNTERTOP SPACE.SIX PANEL DOORS THROUGHOUT. HURRY THIS ONE HAS NICE CURB APPEAL & WON'T LAST!

ⓘ 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: $2,919 · $243/mo
• Projected year-2 tax: $2,919 · $243/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 4/10 Moderate FEMA zone X (shaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥99°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: $16,374
• − Mortgage interest: −$8,402
• − Property taxes: −$2,919
• − Insurance: −$750
• − Repairs & maintenance: −$1,310
• − Management: −$1,310
• − Depreciation: −$4,364
• Taxable loss: −$2,681
• Est. tax savings @ 24.0%: +$643
• After-tax cash flow: $471/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: Springfield Local
• NCES district ID: 3904822
• Math proficiency: 47% ▼ -17.00%
• Reading proficiency: 57% ▼ -11.00%
• Median HH income: $54,807
• Composite: 44.87/100
• National rank: #2719
• State rank: #404 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

• County: Lucas County · 380,724 people
• City population: 280,811
• Metro: Toledo, OH
• Population (ZIP): 40,146
• Household income: $57,713
• Rent vs Own: 46.0% rent · 54.0% own
• Severe rent burden: 1683.0

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: Majority White (62%)
• Race & ethnicity: White 62% Black 26% Two or more races 6% Hispanic / Latino 4% Asian 3%
• Common ancestry: Romanian 7% Lithuanian 3% Slovak 2%
• Foreign-born: 5% · China, Canada
• Languages at home: 93% English-only · Arabic 2% Spanish 1% Chinese 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: ▼ -96.44%
• Current HPI: 205.95
• Rent YoY: ▲ 2.59%
• 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

+48.4% since first listed

5 events — show timeline

• 2026-05-21 Coming Soon $175,000 NORIS
• 2025-10-14 Price Changed $117,000 NORIS
• 2004-07-06 Sold (Public Records) $117,000 Public Records
• 2004-06-30 Sold (MLS) $117,000 NORIS
• 2004-05-20 Listed $117,900 NORIS

Property tax history

+3.4%/yr

Latest (2025): $2,919 · +3.6% YoY. Source: county tax records.