1401 Foster Ave · Toledo, OH 43606

$19,900

4 bd · 1.5 ba · 1,771 sqft · SingleFamily public records · 152 Days on market

Built 1910 4,200 sqft lot $11/sqft · 76% below area

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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).

• Cash flow +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.3/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great opportunity for investors seeking a flip or value-add project with strong upside. This property offers excellent potential to renovate, reposition, and build equity quickly. Buyer will need to complete the City of Toledo vetting process, as the property currently has violations on record. All fines have been paid. Seller will make no repairs and is selling the property as is.

Key facts

• 4,200 sq ft lot
• Garage
• Built 1910

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $20k.

Deal economics

• At list price, monthly cash flow is $873 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $20k).
• Recommended offer: $18k (12.0% below list) — sets the bar for market timing.
• Cap rate 58.9% 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 (+2.3%/yr); 93 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $138 of loan paydown is wiped out by about $597 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 + 2.3% rent growth), your $6k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 152 days — a 12% lower offer ($18k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 26y ago; this cycle's ask has dropped $16k (45%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $17,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 152 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — 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. 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?
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 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: 6.43% ✓
• Cap rate: 58.92%
• Cash-on-cash: 187.94%
• DSCR: 9.36
• GRM: 1.3

CMA / ARV

• ARV (median comp): $84,072
• List price: $19,900
• Delta: -76.33%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1264 Fernwood Ave	0.25mi	4/1.0	1,614 (-9%)	2mo	$125,000	$77	70
2114 Parkdale Ave	0.58mi	3/1.0 (-1)	1,737 (-2%)	2mo	$125,000	$72	61
2053 Calumet Ave	0.49mi	3/1.0 (-1)	1,840 (+4%)	5mo	$55,000	$30	60
1948 Sussex Pl	0.68mi	4/1.0	1,746 (-1%)	9mo	$162,000	$93	56
2004 Calumet Ave	0.42mi	4/1.5	1,557 (-12%)	7mo	$50,000	$32	54
2144 Hawthorne St	0.36mi	3/1.0 (-1)	1,564 (-12%)	3mo	$40,000	$26	54
1333 Avondale Ave	0.62mi	4/2.0	1,858 (+5%)	8mo	$113,000	$61	54
842 Lincoln Ave	0.73mi	3/1.0 (-1)	1,856 (+5%)	3mo	$16,500	$9	48
1844 Freeman St	0.70mi	3/1.5 (-1)	1,630 (-8%)	1mo	$40,000	$25	48
834 N Detroit Ave	0.63mi	4/1.0	1,552 (-12%)	5mo	$35,000	$23	44
1808 Freeman St	0.65mi	3/1.5 (-1)	1,561 (-12%)	7mo	$91,488	$59	39
1513 Waverly Ave	0.74mi	3/1.5 (-1)	1,578 (-11%)	7mo	$123,400	$78	37

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 · 2.29% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 10.24×
• Total profit: $51,468
• Equity at exit: $2,967

10-year hold

• IRR: —
• Equity multiple: 21.24×
• Total profit: $112,795
• Equity at exit: $1,721

Cash invested: $5,572 (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 43606

• Home prices YoY: -15.5%
• Rents YoY: 2.3%
• Active inventory: 93
• Price-to-rent: 1.3×

Monthly cashflow live

• Estimated rent: $1,279 high
• Mortgage (P&I): −$104
• Tax est. 1.5%: −$25 /mo · $298/yr
• Insurance: −$8
• HOA: −$0
• Vacancy / Maint / Mgmt: −$269
• Net cashflow: $873

Break-even live

Break-even rent $174

Max offer price $19,900

Occupancy floor 27%

Sensitivity live

Price	-10% $886	-5% $880	+0% $873	+5% $866	+10% $859
Rent	-10% $772	-5% $822	+0% $873	+5% $923	+10% $974
Rate	-1.0pp $883	-0.5pp $878	base $873	+0.5pp $868	+1.0pp $862

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: $4,975
• Closing costs: $597
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2117 Clinton St Toledo, OH	3.0	1.0	1256	$1,115	$0.89	44d	1	0.43mi
1140 Palmwood Ave Toledo, OH	3.0	1.0	1292	$1,500	$1.16	44d	1	0.45mi
1122 Pinewood Ave Toledo, OH	3.0	1.0	1559	$1,150	$0.74	15d	1	0.60mi
1420 Addington Rd Toledo, OH	5.0	1.5	1728	$1,500	$0.87	44d	1	0.76mi
915 Woodstock Ave Toledo, OH	3.0	1.5	1500	$1,100	$0.73	24d	1	0.96mi
1436 Palmetto Ave Toledo, OH	3.0	1.0	1678	$1,400	$0.83	24d	1	1.01mi
319 N Detroit Ave Toledo, OH	3.0	1.0	1341	$845	$0.63	44d	1	1.04mi
2037 Alvin St Toledo, OH	3.0	1.0	1260	$1,175	$0.93	44d	1	1.29mi
1573 Jermain Dr Toledo, OH	3.0	1.0	1254	$1,195	$0.95	15d	1	1.32mi
2632 Algonquin Pkwy Toledo, OH	3.0	1.5	1568	$800	$0.51	24d	1	1.47mi

Listing history 27 events

1. 2026-06-18
   days on market $19,900 Active 152 DOM
2. 2026-06-17
   days on market $19,900 Active 151 DOM
3. 2026-06-16
   days on market $19,900 Active 150 DOM
4. 2026-06-15
   days on market $19,900 Active 149 DOM
5. 2026-06-14
   days on market $19,900 Active 147 DOM
6. 2026-06-10
   days on market $19,900 Active 144 DOM
7. 2026-06-09
   days on market $19,900 Active 143 DOM
8. 2026-06-08
   days on market $19,900 Active 142 DOM
9. 2026-06-07
   days on market $19,900 Active 141 DOM
10. 2026-06-05
    days on market $19,900 Active 138 DOM
11. 2026-06-03
    days on market $19,900 Active 137 DOM
12. 2026-06-02
    days on market $19,900 Active 136 DOM
13. 2026-06-01
    days on market $19,900 Active 135 DOM
14. 2026-05-31
    days on market $19,900 Active 134 DOM
15. 2026-05-30
    days on market $19,900 Active 133 DOM
16. 2026-05-09
    status Active 384-char remark

    Show marketing remark (384 chars)

    Great opportunity for investors seeking a flip or value-add project with strong upside. This property offers excellent potential to renovate, reposition, and build equity quickly. Buyer will need to complete the City of Toledo vetting process, as the property currently has violations on record. All fines have been paid. Seller will make no repairs and is selling the property as is.

17. 2026-04-17
    status Pending 384-char remark

    Show marketing remark (384 chars)

    Great opportunity for investors seeking a flip or value-add project with strong upside. This property offers excellent potential to renovate, reposition, and build equity quickly. Buyer will need to complete the City of Toledo vetting process, as the property currently has violations on record. All fines have been paid. Seller will make no repairs and is selling the property as is.

18. 2026-03-13
    price $19,900 384-char remark

    Show marketing remark (384 chars)

    Great opportunity for investors seeking a flip or value-add project with strong upside. This property offers excellent potential to renovate, reposition, and build equity quickly. Buyer will need to complete the City of Toledo vetting process, as the property currently has violations on record. All fines have been paid. Seller will make no repairs and is selling the property as is.

19. 2026-03-12
    status Active 384-char remark

    Show marketing remark (384 chars)

    Great opportunity for investors seeking a flip or value-add project with strong upside. This property offers excellent potential to renovate, reposition, and build equity quickly. Buyer will need to complete the City of Toledo vetting process, as the property currently has violations on record. All fines have been paid. Seller will make no repairs and is selling the property as is.

20. 2026-02-23
    status Pending 384-char remark

    Show marketing remark (384 chars)

    Great opportunity for investors seeking a flip or value-add project with strong upside. This property offers excellent potential to renovate, reposition, and build equity quickly. Buyer will need to complete the City of Toledo vetting process, as the property currently has violations on record. All fines have been paid. Seller will make no repairs and is selling the property as is.

21. 2025-11-21
    listed $36,400 Active 384-char remark

    Show marketing remark (384 chars)

    Great opportunity for investors seeking a flip or value-add project with strong upside. This property offers excellent potential to renovate, reposition, and build equity quickly. Buyer will need to complete the City of Toledo vetting process, as the property currently has violations on record. All fines have been paid. Seller will make no repairs and is selling the property as is.

22. 2025-10-09
    price $56,000 289-char remark

    Show marketing remark (289 chars)

    NEW IN 2000: ROOF, WINDOWS, CONCRETE DRIVEWAY & PATIO. * CENTRAL AIR* ALARM SYSTEM* DISHWAHSER * DISPOSAL * PARTIALLY FINISHED BSMT, REC. W/FIREPLACE * SECURITY STORM DOORS * DEN COULD BE 5TH BEDROOM* M A N Y E X T R A S! EXCLUDE: MIRRORS IN LIVINGROOM. CALL: 327-8718....NOW!!!

23. 2008-02-21
    historical
24. 2008-02-04
    listed $9,900
25. 2000-11-07
    soldstatus $56,000
26. 2000-11-01
    soldstatus $56,000 289-char remark

    Show marketing remark (289 chars)

    NEW IN 2000: ROOF, WINDOWS, CONCRETE DRIVEWAY & PATIO. * CENTRAL AIR* ALARM SYSTEM* DISHWAHSER * DISPOSAL * PARTIALLY FINISHED BSMT, REC. W/FIREPLACE * SECURITY STORM DOORS * DEN COULD BE 5TH BEDROOM* M A N Y E X T R A S! EXCLUDE: MIRRORS IN LIVINGROOM. CALL: 327-8718....NOW!!!

27. 2000-08-24
    listed $59,900 289-char remark

    Show marketing remark (289 chars)

    NEW IN 2000: ROOF, WINDOWS, CONCRETE DRIVEWAY & PATIO. * CENTRAL AIR* ALARM SYSTEM* DISHWAHSER * DISPOSAL * PARTIALLY FINISHED BSMT, REC. W/FIREPLACE * SECURITY STORM DOORS * DEN COULD BE 5TH BEDROOM* M A N Y E X T R A S! EXCLUDE: MIRRORS IN LIVINGROOM. CALL: 327-8718....NOW!!!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥101°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: $15,345
• − Mortgage interest: −$1,115
• − Property taxes: −$298
• − Insurance: −$100
• − Repairs & maintenance: −$1,228
• − Management: −$1,228
• − Depreciation: −$579
• Taxable income: $10,798
• Est. tax owed @ 24.0%: −$2,591
• After-tax cash flow: $7,880/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): 24,898
• Household income: $66,917
• Rent vs Own: 44.1% rent · 55.9% own
• Severe rent burden: 843.0

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 0.57)
• Race & ethnicity: White 59% Black 29% Two or more races 7% Hispanic / Latino 4% Asian 3%
• Common ancestry: Romanian 6% Italian 2% Lithuanian 1%
• Foreign-born: 7% · Canada, China, South Korea
• Languages at home: 92% English-only · Arabic 2% Other Indo-European 2% Spanish 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: ▼ -41.19%
• Current HPI: 224.695
• Rent YoY: ▲ 2.29%
• 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

-66.8% since first listed

12 events — show timeline

• 2026-05-09 Relisted — NORIS
• 2026-04-17 Pending — NORIS
• 2026-03-13 Price Changed $19,900 NORIS
• 2026-03-12 Relisted — NORIS
• 2026-02-23 Pending — NORIS
• 2025-11-21 Listed $36,400 NORIS
• 2025-10-09 Price Changed $56,000 NORIS
• 2008-02-21 Listing Removed — NORIS
• 2008-02-04 Listed $9,900 NORIS
• 2000-11-07 Sold (Public Records) $56,000 Public Records
• 2000-11-01 Sold (MLS) $56,000 NORIS
• 2000-08-24 Listed $59,900 NORIS

Property tax history

+8.1%/yr

Latest (2025): $1,272 · +35.7% YoY. Source: county tax records.