358 Kenilworth Ave · Toledo, OH 43610

$160,000

8 bd · 4.0 ba · 6,144 sqft · MultiFamily public records · 17 Days on market

Built 1877 8,202 sqft lot

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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 +7.5/15.0
• Appreciation +7.3/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 2 units. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

WELL MAINTAINED AND ATTRACTIVE 4 APPT BUILDING, BUILDING ACCOMODATE SECTION 8, BASEMENT CAN BE USED FOR COIN OPERATED LAUNDRY, 5 GARAGES IN THE BACK, OWNER PAYS HEAT $200. PER MONTH, ELECTRIC $90 PERMONTH, WATER $500 PER YEAR. UNITS 2,3,4 ARE SECTION 8.

Key facts

• 8,202 sq ft lot
• 4 garage spots
• Built 1877

Property features AI

Finance

• Financial info: 4 total units (3 leased, 1 vacant); Tenants pay electricity and gas; Owner pays water and sewer

Exterior

• Parking: Detached garage; Assigned parking; Driveway; Concrete parking; 4 parking spaces total (4 garage spaces)
• Utilities: Electricity connected; Natural gas connected; Public water; Public sewer
• Home design: Residential income property (apartment); Multi-family structure; Two levels / 2 stories
• Construction: Brick and stucco construction; Block foundation; Has full basement (block)
• Exterior features: Shingle roof

Interior

• Kitchen: Refrigerator; Water heater
• Flooring: Hardwood; Luxury vinyl
• Heating & cooling: Forced air heating; Has heating
• Interior features: Other interior features
• Laundry & utility: Laundry features: Other

What this means for you Summary

Snapshot

• This is a 2 × 4-bed/2.0-bath units multifamily listed at $160k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive. Per door: $588/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $160k).
• Recommended offer: $158k (1.5% below list) — sets the bar for market timing.
• Cap rate 15.1% 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-, 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: Rosa Parks Elementary School (math 2% / reading 8%, grade F, #1,554 of 1,584 statewide, top 100%, 263 students, 0% FRL); Jesup W. Scott High School (math 8% / reading 17%, grade F, #726 of 781 statewide, top 94%, 736 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: 30 active listings in the ZIP; lower-income renter base — watch delinquency; 415 units permitted in Lucas County in 2024 (122 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($1k loan paydown + $7k appreciation (4.7% local appreciation)).
• Lucas County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.7% appreciation + 3.0% rent growth), your $45k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 21y 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 $136k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; built in 1877 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $157,600 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1877 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.95% ✓
• Cap rate: 15.12%
• Cash-on-cash: 31.52%
• DSCR: 2.40
• GRM: 4.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.65% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 40.1%
• Equity multiple: 3.43×
• Total profit: $108,772
• Equity at exit: $87,260

10-year hold

• IRR: 38.5%
• Equity multiple: 6.94×
• Total profit: $265,950
• Equity at exit: $147,853

Cash invested: $44,800 (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 43610

• Home prices YoY: 3.8%
• Active inventory: 30
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $3,126 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$387 /mo · $4,647/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$656
• Net cashflow: $1,177

Break-even live

Break-even rent $1,637

Max offer price $160,000

Occupancy floor 57%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	4	2	$3,126
Total (2 units)			$3,126

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-04-17
   status Pending
2. 2026-03-30
   listed $160,000 Active
3. 2025-10-14
   price $123,697 253-char remark

   Show marketing remark (492 chars)

   Welcome to this completed leased 4-unit property! The vacant lot at 354 Kenilworth Ave. is included with the sale. Three of the units are 2 beds/1 bath and one of the units is 1 bed/1 bath. The 1 bed/1 bath has been completely renovated and listing pictures reflect the recent renovation. Hallways leading to upstairs recently painted. Clean basement and shutters to be painted. Spacious 4-car garage and ample parking in the rear. Separate gas and electric meters and owner pays water/sewer.

4. 2025-10-14
   price $135,500 492-char remark

   Show marketing remark (492 chars)

   Welcome to this completed leased 4-unit property! The vacant lot at 354 Kenilworth Ave. is included with the sale. Three of the units are 2 beds/1 bath and one of the units is 1 bed/1 bath. The 1 bed/1 bath has been completely renovated and listing pictures reflect the recent renovation. Hallways leading to upstairs recently painted. Clean basement and shutters to be painted. Spacious 4-car garage and ample parking in the rear. Separate gas and electric meters and owner pays water/sewer.

5. 2025-10-13
   price $18,000
6. 2025-04-21
   historical $875
7. 2025-03-21
   listed $875
8. 2024-04-24
   soldstatus $135,500
9. 2024-04-18
   status Pending 492-char remark

   Show marketing remark (492 chars)

   Welcome to this completed leased 4-unit property! The vacant lot at 354 Kenilworth Ave. is included with the sale. Three of the units are 2 beds/1 bath and one of the units is 1 bed/1 bath. The 1 bed/1 bath has been completely renovated and listing pictures reflect the recent renovation. Hallways leading to upstairs recently painted. Clean basement and shutters to be painted. Spacious 4-car garage and ample parking in the rear. Separate gas and electric meters and owner pays water/sewer.

10. 2024-04-17
    soldstatus $135,500 Closed 492-char remark

    Show marketing remark (492 chars)

    Welcome to this completed leased 4-unit property! The vacant lot at 354 Kenilworth Ave. is included with the sale. Three of the units are 2 beds/1 bath and one of the units is 1 bed/1 bath. The 1 bed/1 bath has been completely renovated and listing pictures reflect the recent renovation. Hallways leading to upstairs recently painted. Clean basement and shutters to be painted. Spacious 4-car garage and ample parking in the rear. Separate gas and electric meters and owner pays water/sewer.

11. 2024-04-04
    historical Contingent 492-char remark

    Show marketing remark (492 chars)

    Welcome to this completed leased 4-unit property! The vacant lot at 354 Kenilworth Ave. is included with the sale. Three of the units are 2 beds/1 bath and one of the units is 1 bed/1 bath. The 1 bed/1 bath has been completely renovated and listing pictures reflect the recent renovation. Hallways leading to upstairs recently painted. Clean basement and shutters to be painted. Spacious 4-car garage and ample parking in the rear. Separate gas and electric meters and owner pays water/sewer.

12. 2024-04-02
    listed $140,000 Active 492-char remark

    Show marketing remark (492 chars)

    Welcome to this completed leased 4-unit property! The vacant lot at 354 Kenilworth Ave. is included with the sale. Three of the units are 2 beds/1 bath and one of the units is 1 bed/1 bath. The 1 bed/1 bath has been completely renovated and listing pictures reflect the recent renovation. Hallways leading to upstairs recently painted. Clean basement and shutters to be painted. Spacious 4-car garage and ample parking in the rear. Separate gas and electric meters and owner pays water/sewer.

13. 2021-01-14
    soldstatus $68,900
14. 2020-12-10
    listed $68,900
15. 2010-09-13
    soldstatus $18,000
16. 2010-04-16
    listed $23,200
17. 2009-05-31
    historical
18. 2008-11-12
    listed $75,000
19. 2008-10-11
    historical
20. 2008-04-11
    listed $89,900
21. 2005-05-31
    soldstatus $123,697
22. 2005-05-27
    soldstatus $123,697 253-char remark

    Show marketing remark (253 chars)

    WELL MAINTAINED AND ATTRACTIVE 4 APPT BUILDING, BUILDING ACCOMODATE SECTION 8, BASEMENT CAN BE USED FOR COIN OPERATED LAUNDRY, 5 GARAGES IN THE BACK, OWNER PAYS HEAT $200. PER MONTH, ELECTRIC $90 PERMONTH, WATER $500 PER YEAR. UNITS 2,3,4 ARE SECTION 8.

23. 2005-01-12
    listed $124,900 253-char remark

    Show marketing remark (253 chars)

    WELL MAINTAINED AND ATTRACTIVE 4 APPT BUILDING, BUILDING ACCOMODATE SECTION 8, BASEMENT CAN BE USED FOR COIN OPERATED LAUNDRY, 5 GARAGES IN THE BACK, OWNER PAYS HEAT $200. PER MONTH, ELECTRIC $90 PERMONTH, WATER $500 PER YEAR. UNITS 2,3,4 ARE SECTION 8.

24. 2000-07-27
    soldstatus $102,100

ⓘ 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: $4,647 · $387/mo
• Projected year-2 tax: $4,647 · $387/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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $37,512
• − Mortgage interest: −$8,962
• − Property taxes: −$4,647
• − Insurance: −$800
• − Repairs & maintenance: −$3,001
• − Management: −$3,001
• − Depreciation: −$4,655
• Taxable income: $12,446
• Est. tax owed @ 24.0%: −$2,987
• After-tax cash flow: $11,132/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 · 437,818 people
• City population: 280,811
• Metro: Toledo, OH
• Population (ZIP): 4,057
• Household income: $38,369
• Rent vs Own: 41.4% rent · 58.6% own
• Severe rent burden: 15.7

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 Black (64%)
• Race & ethnicity: Black 64% White 29% Hispanic / Latino 4% Two or more races 4%
• Common ancestry: Romanian 5% Iranian 3% Slovak 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 2%

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: ▲ 4.65%
• Current HPI: 126.1457
• Rent YoY: —
• Metro: —
• 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

+56.7% since first listed

24 events — show timeline

• 2026-04-17 Pending — NORIS
• 2026-03-30 Listed $160,000 NORIS
• 2025-10-14 Price Changed $123,697 NORIS
• 2025-10-14 Price Changed $135,500 NORIS
• 2025-10-13 Price Changed $18,000 NORIS
• 2025-04-21 Rental Removed $875 RENTALBEAST
• 2025-03-21 Listed for Rent $875 RENTALBEAST
• 2024-04-24 Sold (Public Records) $135,500 Public Records
• 2024-04-18 Pending — NORIS
• 2024-04-17 Sold (MLS) $135,500 NORIS
• 2024-04-04 Contingent — NORIS
• 2024-04-02 Listed $140,000 NORIS
• 2021-01-14 Sold (MLS) $68,900 NORIS
• 2020-12-10 Listed $68,900 NORIS
• 2010-09-13 Sold (MLS) $18,000 NORIS
• 2010-04-16 Listed $23,200 NORIS
• 2009-05-31 Listing Removed — NORIS
• 2008-11-12 Listed $75,000 NORIS
• 2008-10-11 Listing Removed — NORIS
• 2008-04-11 Listed $89,900 NORIS
• 2005-05-31 Sold (Public Records) $123,697 Public Records
• 2005-05-27 Sold (MLS) $123,697 NORIS
• 2005-01-12 Listed $124,900 NORIS
• 2000-07-27 Sold (Public Records) $102,100 Public Records

Property tax history

+4.9%/yr

Latest (2025): $4,647 · -6.6% YoY. Source: county tax records.