1334 Goodale Ave · Toledo, OH 43606

$119,999

3 bd · 1.0 ba · 1,364 sqft · SingleFamily public records · 2 Days on market

Built 1920 3,600 sqft lot

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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 +22.7/30.0
• ARV discount +7.5/15.0
• DSCR +7.3/10.0
• 1% rule +4.7/10.0
• 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

Welcome to this beautifully updated 3-bedroom, 1-bath home that blends modern upgrades with everyday comfort. Step inside to find brand-new LVP flooring and fresh paint throughout the main level, creating a bright and cohesive living space. The kitchen has been fully refreshed with new cabinets, butcher block countertops, and a custom backsplash, offering both style and functionality. New appliances including a microwave, refrigerator, and stove provide peace of mind for the next owner. Downstairs, the dry basement offers endless possibilities. Whether you envision extra storage, a home gym, or future finished living space. Outside, enjoy a large backyard perfect for entertaining, relaxing,

Key facts

• Custom backsplash
• New cabinets
• New appliances

Tags

• LVP FLOORING
• NEW CABINETS
• BUTCHER BLOCK COUNTERTOPS
• CUSTOM BACKSPLASH
• NEW APPLIANCES
• DRY BASEMENT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $207 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $116k (3.2% below list).
• Recommended offer: $116k (3.2% 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.
• 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: Mckinley Stemm Academy (math 2% / reading 12%, grade F, #1,527 of 1,584 statewide, top 98%, 279 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: Rents rising (+2.3%/yr); 95 active listings in the ZIP; 40 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 $829 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

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 19y 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 $10k; list at $120k implies a 1100% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $116,128 (3.2% below list)

Questions for the listing agent

1. Built in 1920 — 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: 0.97% ✗
• Cap rate: 8.36%
• Cash-on-cash: 7.38%
• DSCR: 1.33
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $64,108
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1325 Palmetto Ave	0.03mi	3/1.0	1,270 (-7%)	12mo	$60,000	$47	77
2458 Lawton Ave	0.42mi	3/1.0	1,285 (-6%)	2mo	$60,000	$47	69
1827 Jermain Dr	0.71mi	3/1.0	1,375 (+1%)	1mo	$95,000	$69	65
1623 W Central Ave	0.59mi	3/1.0	1,348 (-1%)	9mo	$55,000	$41	63
2465 Lawton Ave	0.40mi	3/1.0	1,238 (-9%)	7mo	$27,000	$22	60
2841 N Detroit Ave	0.68mi	3/1.0	1,427 (+5%)	1mo	$60,000	$42	59
2242 Auburn Ave	0.51mi	3/1.0	1,241 (-9%)	3mo	$85,000	$68	58
2272 Rosedale Ave	0.56mi	3/1.5	1,436 (+5%)	6mo	$92,500	$64	58
1748 Freeman St	0.70mi	3/1.5	1,263 (-7%)	2mo	$83,000	$66	52
2534 Maplewood Ave	0.64mi	3/2.0	1,480 (+8%)	1mo	$75,000	$51	51
1308 Grand Ave	0.69mi	4/1.5 (+1)	1,468 (+8%)	6mo	$27,500	$19	43
2144 Hawthorne St	0.67mi	3/1.0	1,564 (+15%)	3mo	$40,000	$26	42

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: -5.8%
• Equity multiple: 0.79×
• Total profit: $-7,165
• Equity at exit: $17,892

10-year hold

• IRR: 3.0%
• Equity multiple: 1.21×
• Total profit: $7,147
• Equity at exit: $10,375

Cash invested: $33,600 (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: 95
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,161 high
• Mortgage (P&I): −$629
• Tax from tax record: −$32 /mo · $378/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$244
• Net cashflow: $207

Break-even live

Break-even rent $900

Max offer price $119,999

Occupancy floor 77%

Sensitivity live

Price	-10% $275	-5% $241	+0% $207	+5% $173	+10% $139
Rent	-10% $115	-5% $161	+0% $207	+5% $252	+10% $298
Rate	-1.0pp $267	-0.5pp $237	base $207	+0.5pp $176	+1.0pp $144

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1436 Palmetto Ave Toledo, OH	3.0	1.0	1678	$1,400	$0.83	24d	1	0.12mi
960 W Delaware Ave Toledo, OH	3.0	1.0	1224	$1,050	$0.86	24d	1	0.46mi
1573 Jermain Dr Toledo, OH	3.0	1.0	1254	$1,195	$0.95	15d	1	0.47mi
1738 Milburn Ave Toledo, OH	2.0	1.0	1016	$650	$0.64	24d	1	0.58mi
2447 Maplewood Ave Toledo, OH	2.0	1.0	1538	$897	$0.58	45d	1	0.65mi
1718 Giant St Toledo, OH	3.0	1.0	1080	$1,395	$1.29	15d	1	0.71mi
2322 Upton Ave Toledo, OH	3.0	1.0	1000	$1,300	$1.30	45d	1	0.73mi
1804 Bigelow St Toledo, OH	3.0	1.0	995	$937	$0.94	45d	1	0.74mi
1919 Ottawa Dr Unit 7 Toledo, OH	2.0	1.0	900	$800	$0.89	45d	1	0.75mi
3803 Monroe St Toledo, OH	2.0	1.0	942	$850	$0.90	45d	1	0.79mi
2117 Clinton St Toledo, OH	3.0	1.0	1256	$1,115	$0.89	45d	1	0.81mi
2356 Torrey Hill Dr Unit 11 Toledo, OH	2.0	1.0	1050	$800	$0.76	45d	1	0.81mi
1838 Giant St Toledo, OH	3.0	1.0	962	$1,200	$1.25	15d	1	0.83mi
3835 Monroe St Toledo, OH	2.0	1.0	1002	$950	$0.95	45d	1	0.86mi
2907 Rockwood Pl Toledo, OH	3.0	1.0	1494	$1,100	$0.74	15d	1	0.95mi
3606 Revere Dr Toledo, OH	4.0	1.0	1320	$1,500	$1.14	45d	1	0.99mi
3541 Willys Pkwy Toledo, OH	3.0	1.0	1113	$1,400	$1.26	45d	1	1.01mi
625 Virginia St Toledo, OH	2.0	1.0	1000	$800	$0.80	45d	1	1.01mi
625 Virginia St Toledo, OH	2.0	1.0	1000	$850	$0.85	15d	1	1.01mi
1731 Mansfield Rd Toledo, OH	3.0	1.0	1138	$1,195	$1.05	24d	1	1.05mi
3713 Hazelhurst Ave Toledo, OH	3.0	1.5	1352	$1,700	$1.26	45d	1	1.13mi
614 Cadillac Ct Toledo, OH	3.0	1.0	1581	$1,075	$0.68	24d	1	1.14mi
610 Cadillac Ct Toledo, OH	3.0	1.0	1409	$1,050	$0.75	24d	1	1.15mi
1026 Oakwood Ave Toledo, OH	2.0	1.0	1100	$850	$0.77	45d	1	1.15mi
425 Boston Pl Unit A Toledo, OH	2.0	1.0	1200	$895	$0.75	24d	1	1.15mi
3725 Hoiles Ave Toledo, OH	3.0	1.0	1180	$1,245	$1.06	24d	1	1.16mi
1489 Berdan Ave Toledo, OH	3.0	1.0	1068	$1,250	$1.17	45d	1	1.16mi
3615 Berkeley Dr Toledo, OH	3.0	1.0	1096	$1,400	$1.28	15d	1	1.16mi
3805 Hoiles Ave Toledo, OH	3.0	1.0	1370	$1,025	$0.75	24d	1	1.18mi
1846 Loxley Rd Toledo, OH	2.0	1.0	876	$900	$1.03	45d	1	1.19mi
2632 Algonquin Pkwy Toledo, OH	3.0	1.5	1568	$800	$0.51	24d	1	1.24mi
3683 Upton Ave Toledo, OH	3.0	1.0	1119	$1,100	$0.98	45d	1	1.25mi
1140 Palmwood Ave Toledo, OH	3.0	1.0	1292	$1,500	$1.16	45d	1	1.27mi
1014 Berdan Ave Toledo, OH	3.0	1.0	1215	$1,200	$0.99	45d	1	1.29mi
2734 Powhattan Pkwy Toledo, OH	2.0	1.0	1144	$900	$0.79	45d	1	1.31mi
3915 Willys Pkwy Unit 3915 Toledo, OH	3.0	1.0	1080	$800	$0.74	22d	1	1.32mi
401 W Bancroft St Toledo, OH	4.0	1.0	927	$865	$0.93	24d	1	1.33mi
1477 W Sylvania Ave Toledo, OH	3.0	1.0	1570	$1,250	$0.80	45d	1	1.40mi
1122 Pinewood Ave Toledo, OH	3.0	1.0	1559	$1,150	$0.74	15d	1	1.46mi
119 Winthrop St Toledo, OH	3.0	1.0	1734	$1,350	$0.78	24d	1	1.49mi

Listing history 13 events

1. 2026-04-17
   status Pending
2. 2026-04-15
   listed $119,999 Active
3. 2026-04-09
   historical
4. 2026-03-06
   historical Contingent
5. 2026-02-26
   price $119,999
6. 2026-02-21
   listed $129,999 Active
7. 2026-02-20
   historical
8. 2026-02-12
   listed $140,000 Active
9. 2026-02-09
   historical
10. 2025-10-09
    price $10,000
11. 2008-01-30
    soldstatus $10,000
12. 2007-11-09
    listed $13,900
13. 1999-05-05
    soldstatus $17,200

ⓘ 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: $378 · $32/mo
• Projected year-2 tax: $1,125 · $94/mo
• Expected delta: +$747/yr (+$62/mo · 197.4%)

ⓘ 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 ≥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: $13,935
• − Mortgage interest: −$6,722
• − Property taxes: −$378
• − Insurance: −$600
• − Repairs & maintenance: −$1,115
• − Management: −$1,115
• − Depreciation: −$3,491
• Taxable income: $515
• Est. tax owed @ 24.0%: −$124
• After-tax cash flow: $2,356/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

+597.7% since first listed

13 events — show timeline

• 2026-04-17 Pending — NORIS
• 2026-04-15 Listed $119,999 NORIS
• 2026-04-09 Listing Removed — NORIS
• 2026-03-06 Contingent — NORIS
• 2026-02-26 Price Changed $119,999 NORIS
• 2026-02-21 Listed $129,999 NORIS
• 2026-02-20 Listing Removed — NORIS
• 2026-02-12 Listed $140,000 NORIS
• 2026-02-09 Coming Soon — NORIS
• 2025-10-09 Price Changed $10,000 NORIS
• 2008-01-30 Sold (MLS) $10,000 NORIS
• 2007-11-09 Listed $13,900 NORIS
• 1999-05-05 Sold (Public Records) $17,200 Public Records

Property tax history

-2.9%/yr

Latest (2025): $378 · -71.0% YoY. Source: county tax records.