860 Prouty Ave · Toledo, OH 43609

$52,900

3 bd · 1.0 ba · 1,490 sqft · SingleFamily public records · 15 Days on market

Built 1914 5,700 sqft lot Est $46k · 15% over

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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
• Appreciation +5.4/10.0
• Rent growth +4.5/5.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• ARV discount +1.0/15.0

Listing remarks MLS

10% BUYER'S PREMIUM WILL BE CHARGED. AUCTION MAR 30 AT 5:30PM. EARN UP TO 30% OF COLLECTED COMMISSION BY REGISTERING BUYER ON LOSS REALTY GROUP PARTICIPATION AGREEMENT 24 HRS IN ADVANCE OF AUCTION. FOR MORE DETAILS CALL 534-6223. OLD SOUTH TOLEDO. 3 BEDROOM, LARGE ROOMS. OLD WORLD CRAFTSMANSHIP . EXCELLENT INVESTMENT. ADD TO YOUR PORTFOLIO.

Key facts

• 5,700 sq ft lot
• Garage
• Built 1914

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $53k.

Deal economics

• At list price, monthly cash flow is $355 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($932 rent vs $53k).
• Recommended offer: $52k (1.5% below list) — sets the bar for market timing.
• Cap rate 14.3% 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: Pickett Elementary School (math 8% / reading 2%, grade F, #1,554 of 1,584 statewide, top 100%, 274 students, 0% FRL); Rogers High School (math 8% / reading 27%, grade F, #689 of 781 statewide, top 90%, 721 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 (+7.8%/yr); 99 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 53% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $762 of equity ($366 loan paydown + $396 appreciation (0.8% 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 (0.8% appreciation + 7.8% rent growth), your $15k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($52k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 27y 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 $45k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1914 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $52,106 (1.5% below list)

Questions for the listing agent

1. Built in 1914 — 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: 1.76% ✓
• Cap rate: 14.34%
• Cash-on-cash: 28.73%
• DSCR: 2.28
• GRM: 4.7

CMA / ARV

• ARV (on-the-fly): $46,190
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
428 Havre St	0.18mi	2/1.0 (-1)	1,392 (-7%)	8mo	$43,800	$31	69
1207 Colton St	0.51mi	3/1.0	1,546 (+4%)	1mo	$55,000	$36	69
245 Langdon St	0.47mi	3/1.0	1,538 (+3%)	9mo	$23,500	$15	65
559 Prouty Ave	0.45mi	3/1.0	1,407 (-6%)	6mo	$5,200	$4	64
837 Lorain St	0.49mi	3/2.0	1,380 (-7%)	8mo	$75,000	$54	54
435 Crittenden Ave	0.66mi	3/2.0	1,404 (-6%)	4mo	$75,000	$53	52
413 Walbridge Ave	0.68mi	3/2.0	1,384 (-7%)	7mo	$27,450	$20	47
812 Bartley Pl	0.53mi	2/1.0 (-1)	1,337 (-10%)	11mo	$27,500	$21	44
210 Charles St	0.55mi	3/1.0	1,712 (+15%)	7mo	$47,500	$28	44
650 Curtis St	0.70mi	3/1.0	1,300 (-13%)	3mo	$39,000	$30	43
1411 Colton St	0.74mi	4/1.0 (+1)	1,624 (+9%)	10mo	$58,500	$36	37
634 Spencer St	0.74mi	4/1.0 (+1)	1,294 (-13%)	8mo	$85,000	$66	32

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

0.75% appreciation · 7.8% rent growth · sell at horizon

5-year hold

• IRR: 35.0%
• Equity multiple: 2.87×
• Total profit: $27,675
• Equity at exit: $17,373

10-year hold

• IRR: 40.1%
• Equity multiple: 6.66×
• Total profit: $83,820
• Equity at exit: $22,565

Cash invested: $14,812 (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 43609

• Home prices YoY: 0.3%
• Rents YoY: 7.8%
• Active inventory: 99
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $932 high
• Mortgage (P&I): −$277
• Tax from tax record: −$82 /mo · $988/yr
• Insurance: −$22
• HOA: −$0
• Vacancy / Maint / Mgmt: −$196
• Net cashflow: $355

Break-even live

Break-even rent $483

Max offer price $52,900

Occupancy floor 57%

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: $13,225
• Closing costs: $1,587
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
837 Colburn St Unit 2 Toledo, OH	2.0	1.0	1158	$695	$0.60	23d	1	0.07mi
837 Colburn St Unit 1 Toledo, OH	2.0	1.0	1178	$700	$0.59	44d	1	0.07mi
827 Colburn St Toledo, OH	2.0	1.0	1092	$750	$0.69	44d	1	0.09mi
771 Orchard St Unit 7715 Toledo, OH	2.0	1.0	1086	$645	$0.59	23d	1	0.15mi
1021 Walbridge Ave Toledo, OH	3.0	1.0	1592	$975	$0.61	44d	1	0.34mi
2424 Broadway St Toledo, OH	3.0	1.0	1416	$1,049	$0.74	14d	1	0.69mi
1321 Gordon St Toledo, OH	3.0	1.0	1121	$1,050	$0.94	44d	1	0.71mi
1418 Colburn St Toledo, OH	3.0	1.0	992	$1,200	$1.21	14d	1	0.74mi
244 Knower St Toledo, OH	3.0	1.0	1120	$995	$0.89	14d	1	0.79mi
724 Spencer St Toledo, OH	3.0	1.5	1127	$1,100	$0.98	44d	1	0.87mi
532 Carlton St Toledo, OH	3.0	1.0	1130	$1,050	$0.93	44d	1	0.90mi
523 Nicholas St Toledo, OH	3.0	1.0	1290	$1,350	$1.05	14d	1	0.94mi
705 Nicholas St Toledo, OH	2.0	1.0	1037	$900	$0.87	44d	1	0.94mi
2594 Broadway St Toledo, OH	2.0	1.0	1076	$825	$0.77	44d	1	1.04mi
825 Brighton Ave Toledo, OH	3.0	1.0	1533	$1,350	$0.88	44d	1	1.08mi
337 Broadway St Unit 201 Toledo, OH	2.0	1.0	1455	$1,650	$1.13	23d	1	1.24mi
2802 Broadway St Unit 1 Toledo, OH	3.0	1.0	1650	$1,400	$0.85	14d	1	1.44mi

Listing history 7 events

1. 2026-02-05
   soldstatus $45,000
2. 2026-01-12
   status Pending
3. 2025-12-28
   listed $52,900 Active
4. 2010-12-06
   soldstatus $36,600
5. 1999-04-30
   soldstatus $26,400
6. 1999-04-28
   soldstatus $26,400 342-char remark

   Show marketing remark (342 chars)

   10% BUYER'S PREMIUM WILL BE CHARGED. AUCTION MAR 30 AT 5:30PM. EARN UP TO 30% OF COLLECTED COMMISSION BY REGISTERING BUYER ON LOSS REALTY GROUP PARTICIPATION AGREEMENT 24 HRS IN ADVANCE OF AUCTION. FOR MORE DETAILS CALL 534-6223. OLD SOUTH TOLEDO. 3 BEDROOM, LARGE ROOMS. OLD WORLD CRAFTSMANSHIP . EXCELLENT INVESTMENT. ADD TO YOUR PORTFOLIO.

7. 1999-03-01
   listed $26,400 342-char remark

   Show marketing remark (342 chars)

   10% BUYER'S PREMIUM WILL BE CHARGED. AUCTION MAR 30 AT 5:30PM. EARN UP TO 30% OF COLLECTED COMMISSION BY REGISTERING BUYER ON LOSS REALTY GROUP PARTICIPATION AGREEMENT 24 HRS IN ADVANCE OF AUCTION. FOR MORE DETAILS CALL 534-6223. OLD SOUTH TOLEDO. 3 BEDROOM, LARGE ROOMS. OLD WORLD CRAFTSMANSHIP . EXCELLENT INVESTMENT. ADD TO YOUR PORTFOLIO.

ⓘ 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: $988 · $82/mo
• Projected year-2 tax: $988 · $82/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 ≥101°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: $11,186
• − Mortgage interest: −$2,963
• − Property taxes: −$988
• − Insurance: −$264
• − Repairs & maintenance: −$895
• − Management: −$895
• − Depreciation: −$1,539
• Taxable income: $3,642
• Est. tax owed @ 24.0%: −$874
• After-tax cash flow: $3,382/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): 21,404
• Household income: $42,313
• Rent vs Own: 55.7% rent · 44.3% own
• Severe rent burden: 1603.0

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 0.66)
• Race & ethnicity: White 47% Black 29% Hispanic / Latino 17% Two or more races 9%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Romanian 5% Lithuanian 2% Italian 1%
• Foreign-born: 4% · Canada, China
• Languages at home: 92% English-only · Spanish 5% Arabic 1% French/Haitian/Cajun 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: ▲ 0.75%
• Current HPI: 235.2515
• Rent YoY: ▲ 7.80%
• 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

+70.5% since first listed

7 events — show timeline

• 2026-02-05 Sold (Public Records) $45,000 Public Records
• 2026-01-12 Pending — NORIS
• 2025-12-28 Listed $52,900 NORIS
• 2010-12-06 Sold (Public Records) $36,600 Public Records
• 1999-04-30 Sold (Public Records) $26,400 Public Records
• 1999-04-28 Sold (MLS) $26,400 NORIS
• 1999-03-01 Listed $26,400 NORIS

Property tax history

+1.4%/yr

Latest (2025): $988 · +3.2% YoY. Source: county tax records.