710 Redwood Ave · Toledo, OH 43609

$40,000

3 bd · 1.0 ba · 1,472 sqft · SingleFamily public records · 120 Days on market

Built 1920 5,300 sqft lot $27/sqft · 25% below area Est $53k · 25% under ↓ 23% since listing

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• 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

Listing remarks MLS

4-bedroom, 1-bath home with vinyl siding and forced air heating. Property needs rehab and is being sold as-is. Opportunity for investors or buyers looking to renovate and add value.

Key facts

• 5,300 sq ft lot
• 2 parking spots
• Built 1920

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $40k.

Deal economics

• At list price, monthly cash flow is $452 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($959 rent vs $40k).
• Recommended offer: $36k (9.0% below list) — sets the bar for market timing.
• Cap rate 19.9% vs local median 7.7% 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: Grove Patterson Academy Elementary School (math 47% / reading 66%, grade C+, #761 of 1,584 statewide, top 48%, 403 students, 38% FRL); Toledo Early College High School (math 72% / reading 87%, grade A-, #35 of 781 statewide, top 6%, 334 students, 45% FRL) — zoned schools average 41% FRL vs 72% district-wide (30 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 68% at this address vs 20% district-wide (+48 pts) — the actual schools serving this property are materially stronger than the Toledo City average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising fast (+7.8%/yr); 100 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% 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 $577 of equity ($277 loan paydown + $300 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 $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 120 days — a 9% lower offer ($36k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $36,400 (9.0% below list)

Questions for the listing agent

1. It's been on market 120 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — 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. 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: 2.40% ✓
• Cap rate: 19.85%
• Cash-on-cash: 48.43%
• DSCR: 3.15
• GRM: 3.5

CMA / ARV

• ARV (median comp): $53,449
• List price: $40,000
• Delta: -25.16%
• 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
559 Prouty Ave	0.23mi	3/1.0	1,407 (-4%)	6mo	$5,200	$4	76
763 Redwood Ave	0.10mi	4/2.0 (+1)	1,378 (-6%)	13mo	$45,000	$33	65
428 Havre St	0.39mi	2/1.0 (-1)	1,392 (-5%)	8mo	$43,800	$31	61
435 Crittenden Ave	0.55mi	3/2.0	1,404 (-5%)	4mo	$75,000	$53	59
245 Langdon St	0.58mi	3/1.0	1,538 (+4%)	9mo	$23,500	$15	58
221 South Ave	0.62mi	4/2.0 (+1)	1,440 (-2%)	3mo	$138,947	$96	56
413 Walbridge Ave	0.53mi	3/2.0	1,384 (-6%)	7mo	$27,450	$20	55
518 South Ave	0.40mi	3/1.0	1,255 (-15%)	6mo	$64,000	$51	52
837 Lorain St	0.66mi	3/2.0	1,380 (-6%)	8mo	$75,000	$54	48
701 Boalt St	0.43mi	3/1.0	1,692 (+15%)	14mo	$8,000	$5	44
963 South Ave	0.48mi	2/2.0 (-1)	1,308 (-11%)	12mo	$76,000	$58	40
812 Bartley Pl	0.73mi	2/1.0 (-1)	1,337 (-9%)	11mo	$27,500	$21	36

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: 55.7%
• Equity multiple: 4.03×
• Total profit: $33,937
• Equity at exit: $13,136

10-year hold

• IRR: 59.4%
• Equity multiple: 9.54×
• Total profit: $95,676
• Equity at exit: $17,062

Cash invested: $11,200 (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: 100
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $959 high
• Mortgage (P&I): −$210
• Tax from tax record: −$79 /mo · $948/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$201
• Net cashflow: $452

Break-even live

Break-even rent $387

Max offer price $40,000

Occupancy floor 48%

Sensitivity live

Price	-10% $475	-5% $463	+0% $452	+5% $441	+10% $429
Rent	-10% $376	-5% $414	+0% $452	+5% $490	+10% $528
Rate	-1.0pp $472	-0.5pp $462	base $452	+0.5pp $442	+1.0pp $431

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: $10,000
• Closing costs: $1,200
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
771 Orchard St Unit 7715 Toledo, OH	2.0	1.0	1086	$645	$0.59	25d	1	0.15mi
827 Colburn St Toledo, OH	2.0	1.0	1092	$750	$0.69	46d	1	0.25mi
837 Colburn St Unit 2 Toledo, OH	2.0	1.0	1158	$695	$0.60	25d	1	0.27mi
837 Colburn St Unit 1 Toledo, OH	2.0	1.0	1178	$700	$0.59	46d	1	0.27mi
244 Knower St Toledo, OH	3.0	1.0	1120	$995	$0.89	16d	1	0.61mi
1021 Walbridge Ave Toledo, OH	3.0	1.0	1592	$975	$0.61	46d	1	0.63mi
2424 Broadway St Toledo, OH	3.0	1.0	1416	$1,049	$0.74	16d	1	0.85mi
1321 Gordon St Toledo, OH	3.0	1.0	1121	$1,050	$0.94	46d	1	1.00mi
1418 Colburn St Toledo, OH	3.0	1.0	992	$1,200	$1.21	16d	1	1.02mi
724 Spencer St Toledo, OH	3.0	1.5	1127	$1,100	$0.98	46d	1	1.12mi
337 Broadway St Unit 201 Toledo, OH	2.0	1.0	1455	$1,650	$1.13	25d	1	1.16mi
532 Carlton St Toledo, OH	3.0	1.0	1130	$1,050	$0.93	46d	1	1.17mi
2594 Broadway St Toledo, OH	2.0	1.0	1076	$825	$0.77	46d	1	1.19mi
705 Nicholas St Toledo, OH	2.0	1.0	1037	$900	$0.87	46d	1	1.19mi
523 Nicholas St Toledo, OH	3.0	1.0	1290	$1,350	$1.05	16d	1	1.21mi
825 Brighton Ave Toledo, OH	3.0	1.0	1533	$1,350	$0.88	46d	1	1.31mi

Listing history 16 events

1. 2026-06-15
   status $40,000 Pending 120 DOM
2. 2026-06-15
   days on market $40,000 Active 120 DOM
3. 2026-06-14
   days on market $40,000 Active 118 DOM
4. 2026-06-10
   days on market $40,000 Active 115 DOM
5. 2026-06-09
   days on market $40,000 Active 114 DOM
6. 2026-06-08
   days on market $40,000 Active 113 DOM
7. 2026-06-07
   days on market $40,000 Active 112 DOM
8. 2026-06-05
   days on market $40,000 Active 109 DOM
9. 2026-06-03
   days on market $40,000 Active 108 DOM
10. 2026-06-02
    days on market $40,000 Active 107 DOM
11. 2026-06-01
    days on market $40,000 Active 106 DOM
12. 2026-05-31
    days on market $40,000 Active 105 DOM
13. 2026-05-30
    days on market $40,000 Active 104 DOM
14. 2026-03-09
    price $49,900 181-char remark

    Show marketing remark (181 chars)

    4-bedroom, 1-bath home with vinyl siding and forced air heating. Property needs rehab and is being sold as-is. Opportunity for investors or buyers looking to renovate and add value.

15. 2026-02-18
    price $54,900 181-char remark

    Show marketing remark (181 chars)

    4-bedroom, 1-bath home with vinyl siding and forced air heating. Property needs rehab and is being sold as-is. Opportunity for investors or buyers looking to renovate and add value.

16. 2026-02-12
    listed $64,900 Active 181-char remark

    Show marketing remark (181 chars)

    4-bedroom, 1-bath home with vinyl siding and forced air heating. Property needs rehab and is being sold as-is. Opportunity for investors or buyers looking to renovate and add value.

ⓘ 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: $948 · $79/mo
• Projected year-2 tax: $948 · $79/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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,506
• − Mortgage interest: −$2,241
• − Property taxes: −$948
• − Insurance: −$200
• − Repairs & maintenance: −$920
• − Management: −$920
• − Depreciation: −$1,164
• Taxable income: $5,113
• Est. tax owed @ 24.0%: −$1,227
• After-tax cash flow: $4,197/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

-23.1% since first listed

3 events — show timeline

• 2026-03-09 Price Changed $49,900 NORIS
• 2026-02-18 Price Changed $54,900 NORIS
• 2026-02-12 Listed $64,900 NORIS

Property tax history

+1.8%/yr

Latest (2025): $948 · +3.3% YoY. Source: county tax records.