4117 Mayfield Dr · Toledo, OH 43612

$98,000

4 bd · 1.0 ba · 1,446 sqft · SingleFamily public records · 29 Days on market

Built 1917 3,800 sqft lot Est $119k · 17% under

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.6/10.0
• Rent growth +4.0/5.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Looking for space at a great price? Welcome home! This 4bed features a walk up attic which could be finished. Large living room leads to dining area w/ built-ins & slider to deck. Cooks kitchen w/ trendy white cabinets/newer counters. Half bath on main floor. Vinyl siding, replacement windows & front porch! Keys at closing. Needs TLC, was getting $960 in rent.

Key facts

• Full basement
• Updated kitchen
• Rear deck

Tags

• UPDATED KITCHEN
• ABUNDANT STORAGE SPACE
• FULL BASEMENT
• WALK-UP ATTIC
• ENCLOSED FRONT PORCH
• REAR DECK

Property features AI

Exterior

• Parking: Concrete driveway
• Utilities: Electricity connected; Natural gas connected; Public water; Public sewer
• Home design: Single-family house; Two levels; No attached units or common walls
• Construction: Vinyl siding; Block foundation
• Exterior features: Deck; Enclosed porch; Asphalt roof

Interior

• Kitchen: Kitchen on main level
• Bedrooms: Four bedrooms (three on the upper level)
• Flooring: Carpet; Plank; Vinyl
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Forced air heating; Natural gas heating
• Interior features: Built-in features; Has basement with block foundation; Living room fireplace
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $98k.

Deal economics

• At list price, monthly cash flow is $380 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $98k).
• Recommended offer: $97k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.9% 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: Whittier Elementary School (math 6% / reading 13%, grade F, #1,505 of 1,584 statewide, top 95%, 509 students, 0% FRL); Start High School (math 11% / reading 33%, grade F, #672 of 781 statewide, top 86%, 1,242 students, 50% FRL) — zoned schools average 25% FRL vs 72% district-wide (47 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+6.0%/yr); 101 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 415 units permitted in Lucas County in 2024 (122 in 5+ unit buildings).
• This rent runs 32% of the median local income ($51k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $678 of loan paydown is wiped out by about $3k 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 + 6.0% rent growth), your $27k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 12y 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 $50k; list at $98k implies a 96% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1917 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $96,530 (1.5% below list)

Questions for the listing agent

1. Built in 1917 — 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: 1.36% ✓
• Cap rate: 10.94%
• Cash-on-cash: 16.60%
• DSCR: 1.74
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $118,572
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3938 Berkeley Dr	0.17mi	3/1.0 (-1)	1,472 (+2%)	1mo	$120,000	$82	83
4228 N Lockwood Ave	0.16mi	3/2.0 (-1)	1,493 (+3%)	1mo	$85,000	$57	78
4314 N Haven Ave	0.23mi	3/1.0 (-1)	1,564 (+8%)	1mo	$140,500	$90	70
3713 Drexel Dr	0.39mi	3/1.0 (-1)	1,356 (-6%)	2mo	$115,000	$85	65
1425 Hagley Rd	0.72mi	4/1.5	1,436 (-1%)	1mo	$147,000	$102	62
4407 N Lockwood Ave	0.31mi	3/1.0 (-1)	1,622 (+12%)	1mo	$160,000	$99	59
3948 Vermaas Ave	0.41mi	3/1.0 (-1)	1,296 (-10%)	1mo	$60,000	$46	58
3753 Lockwood Ave	0.41mi	3/1.5 (-1)	1,620 (+12%)	2mo	$162,000	$100	53
650 Dryden Dr	0.46mi	3/1.0 (-1)	1,248 (-14%)	1mo	$75,000	$60	50
3868 Eggeman Ave	0.49mi	3/1.0 (-1)	1,262 (-13%)	1mo	$70,000	$55	50
3514 Willys Pkwy	0.61mi	3/1.5 (-1)	1,312 (-9%)	1mo	$64,900	$49	48
4321 Burnham Ave	0.49mi	3/1.5 (-1)	1,256 (-13%)	1mo	$85,000	$68	48

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 · 6.01% rent growth · sell at horizon

5-year hold

• IRR: 11.1%
• Equity multiple: 1.45×
• Total profit: $12,483
• Equity at exit: $14,612

10-year hold

• IRR: 22.4%
• Equity multiple: 3.20×
• Total profit: $60,252
• Equity at exit: $8,473

Cash invested: $27,440 (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 43612

• Home prices YoY: -17.5%
• Rents YoY: 6.0%
• Active inventory: 101
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,334 high
• Mortgage (P&I): −$514
• Tax from tax record: −$119 /mo · $1,433/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$280
• Net cashflow: $380

Break-even live

Break-even rent $853

Max offer price $98,000

Occupancy floor 67%

Sensitivity live

Price	-10% $435	-5% $407	+0% $380	+5% $352	+10% $324
Rent	-10% $274	-5% $327	+0% $380	+5% $432	+10% $485
Rate	-1.0pp $429	-0.5pp $405	base $380	+0.5pp $354	+1.0pp $328

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: $24,500
• Closing costs: $2,940
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3915 Willys Pkwy Unit 3915 Toledo, OH	3.0	1.0	1080	$800	$0.74	23d	1	0.30mi
1014 Berdan Ave Toledo, OH	3.0	1.0	1215	$1,200	$0.99	45d	1	0.35mi
4129 Vermaas Ave Toledo, OH	3.0	1.5	1385	$1,250	$0.90	45d	1	0.39mi
4459 N Haven Ave Toledo, OH	3.0	1.0	1416	$1,200	$0.85	15d	1	0.40mi
3615 Berkeley Dr Toledo, OH	3.0	1.0	1096	$1,400	$1.28	15d	1	0.46mi
4223 Birchall Rd Toledo, OH	3.0	1.0	1338	$1,395	$1.04	25d	1	0.46mi
4406 Asbury Dr Toledo, OH	4.0	2.0	1089	$1,550	$1.42	15d	1	0.46mi
3805 Hoiles Ave Toledo, OH	3.0	1.0	1370	$1,025	$0.75	25d	1	0.48mi
3725 Hoiles Ave Toledo, OH	3.0	1.0	1180	$1,245	$1.06	25d	1	0.49mi
4120 Parrakeet Ave Toledo, OH	3.0	2.0	1410	$1,450	$1.03	45d	1	0.51mi
4140 Caroline Ave Toledo, OH	3.0	1.5	1378	$1,650	$1.20	25d	1	0.54mi
3905 Peru St Toledo, OH	4.0	3.0	1548	$1,300	$0.84	23d	1	0.54mi
4220 Caroline Ave Toledo, OH	3.0	1.0	944	$1,095	$1.16	45d	1	0.55mi
1477 W Sylvania Ave Toledo, OH	3.0	1.0	1570	$1,250	$0.80	45d	1	0.56mi
3713 Hazelhurst Ave Toledo, OH	3.0	1.5	1352	$1,700	$1.26	45d	1	0.56mi
3541 Willys Pkwy Toledo, OH	3.0	1.0	1113	$1,400	$1.26	45d	1	0.57mi
4038 Lyman Ave Toledo, OH	3.0	1.0	1175	$1,395	$1.19	45d	1	0.60mi
3606 Revere Dr Toledo, OH	4.0	1.0	1320	$1,500	$1.14	45d	1	0.68mi
1489 Berdan Ave Toledo, OH	3.0	1.0	1068	$1,250	$1.17	45d	1	0.70mi
1338 Crestwood Rd Toledo, OH	3.0	1.0	1000	$1,250	$1.25	15d	1	0.72mi
4614 Commonwealth Ave Toledo, OH	3.0	1.5	1459	$1,295	$0.89	15d	1	0.86mi
4315 Garden Park Dr Toledo, OH	3.0	1.0	1268	$1,423	$1.12	25d	1	0.96mi
614 Cadillac Ct Toledo, OH	3.0	1.0	1581	$1,075	$0.68	25d	1	1.02mi
610 Cadillac Ct Toledo, OH	3.0	1.0	1409	$1,050	$0.75	25d	1	1.02mi
1731 Mansfield Rd Toledo, OH	3.0	1.0	1138	$1,195	$1.05	25d	1	1.11mi
3683 Upton Ave Toledo, OH	3.0	1.0	1119	$1,100	$0.98	45d	1	1.22mi
2907 Rockwood Pl Toledo, OH	3.0	1.0	1494	$1,100	$0.74	15d	1	1.29mi
1718 Giant St Toledo, OH	3.0	1.0	1080	$1,395	$1.29	15d	1	1.33mi
31 W Oakland St Toledo, OH	4.0	1.0	1188	$1,249	$1.05	25d	1	1.36mi
1573 Jermain Dr Toledo, OH	3.0	1.0	1254	$1,195	$0.95	15d	1	1.39mi
1804 Bigelow St Toledo, OH	3.0	1.0	995	$937	$0.94	45d	1	1.43mi
1838 Giant St Toledo, OH	3.0	1.0	962	$1,200	$1.25	15d	1	1.44mi
59 E Hudson St Toledo, OH	3.0	1.0	1368	$1,100	$0.80	45d	1	1.45mi

Listing history 29 events

1. 2026-06-21
   days on market $98,000 Active 29 DOM
2. 2026-06-18
   days on market $98,000 Active 26 DOM
3. 2026-06-17
   days on market $98,000 Active 25 DOM
4. 2026-06-16
   days on market $98,000 Active 24 DOM
5. 2026-06-15
   days on market $98,000 Active 23 DOM
6. 2026-06-14
   days on market $98,000 Active 21 DOM
7. 2026-06-10
   days on market $98,000 Active 18 DOM
8. 2026-06-09
   days on market $98,000 Active 17 DOM
9. 2026-06-08
   days on market $98,000 Active 16 DOM
10. 2026-06-07
    days on market $98,000 Active 15 DOM
11. 2026-06-05
    days on market $98,000 Active 12 DOM
12. 2026-06-03
    days on market $98,000 Active 11 DOM
13. 2026-06-02
    days on market $98,000 Active 10 DOM
14. 2026-06-01
    days on market $98,000 Active 9 DOM
15. 2026-05-31
    days on market $98,000 Active 8 DOM
16. 2026-05-30
    days on market $98,000 Active 7 DOM
17. 2026-05-21
    listed $98,000 Active
18. 2025-10-14
    price $50,000 373-char remark

    Show marketing remark (134 chars)

    Completely remodeled large 4 bedroom home. New carpet, paint, countertops, windows, siding. Great starter home or investment property!

19. 2025-10-14
    price $49,000 134-char remark

    Show marketing remark (134 chars)

    Completely remodeled large 4 bedroom home. New carpet, paint, countertops, windows, siding. Great starter home or investment property!

20. 2020-02-10
    soldstatus $50,000
21. 2020-02-07
    soldstatus $50,000 373-char remark

    Show marketing remark (373 chars)

    Looking for space at a great price? Welcome home! This 4bed features a walk up attic which could be finished. Large living room leads to dining area w/ built-ins & slider to deck. Cooks kitchen w/ trendy white cabinets/newer counters. Half bath on main floor. Vinyl siding, replacement windows & front porch! Keys at closing. Needs TLC, was getting $960 in rent.

22. 2019-12-18
    listed $59,900 373-char remark

    Show marketing remark (373 chars)

    Looking for space at a great price? Welcome home! This 4bed features a walk up attic which could be finished. Large living room leads to dining area w/ built-ins & slider to deck. Cooks kitchen w/ trendy white cabinets/newer counters. Half bath on main floor. Vinyl siding, replacement windows & front porch! Keys at closing. Needs TLC, was getting $960 in rent.

23. 2016-09-13
    price $55,000 134-char remark

    Show marketing remark (134 chars)

    Completely remodeled large 4 bedroom home. New carpet, paint, countertops, windows, siding. Great starter home or investment property!

24. 2016-09-13
    soldstatus $49,000 134-char remark

    Show marketing remark (134 chars)

    Completely remodeled large 4 bedroom home. New carpet, paint, countertops, windows, siding. Great starter home or investment property!

25. 2016-09-08
    soldstatus $49,000
26. 2016-07-08
    listed $55,000 134-char remark

    Show marketing remark (134 chars)

    Completely remodeled large 4 bedroom home. New carpet, paint, countertops, windows, siding. Great starter home or investment property!

27. 2014-10-01
    soldstatus $25,000
28. 2014-08-18
    listed $25,000
29. 2003-07-31
    soldstatus $72,000

ⓘ 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: $1,433 · $119/mo
• Projected year-2 tax: $1,481 · $123/mo
• Expected delta: +$48/yr (+$4/mo · 3.3%)

ⓘ 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: $16,008
• − Mortgage interest: −$5,490
• − Property taxes: −$1,433
• − Insurance: −$490
• − Repairs & maintenance: −$1,281
• − Management: −$1,281
• − Depreciation: −$2,851
• Taxable income: $3,183
• Est. tax owed @ 24.0%: −$764
• After-tax cash flow: $3,792/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): 28,480
• Household income: $50,728
• Rent vs Own: 45.4% rent · 54.6% own
• Severe rent burden: 1203.0

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: Majority White (63%)
• Race & ethnicity: White 63% Black 23% Two or more races 10% Hispanic / Latino 9%
• Hispanic origin (detail): Mexican 6% Puerto Rican 2%
• Common ancestry: Romanian 9% Lithuanian 3% Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2% 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: ▼ -50.05%
• Current HPI: 235.5389
• Rent YoY: ▲ 6.01%
• 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

+36.1% since first listed

13 events — show timeline

• 2026-05-21 Listed $98,000 NORIS
• 2025-10-14 Price Changed $50,000 NORIS
• 2025-10-14 Price Changed $49,000 NORIS
• 2020-02-10 Sold (Public Records) $50,000 Public Records
• 2020-02-07 Sold (MLS) $50,000 NORIS
• 2019-12-18 Listed $59,900 NORIS
• 2016-09-13 Sold (MLS) $49,000 NORIS
• 2016-09-13 Price Changed $55,000 NORIS
• 2016-09-08 Sold (Public Records) $49,000 Public Records
• 2016-07-08 Listed $55,000 NORIS
• 2014-10-01 Sold (MLS) $25,000 NORIS
• 2014-08-18 Listed $25,000 NORIS
• 2003-07-31 Sold (Public Records) $72,000 Public Records

Property tax history

+1.7%/yr

Latest (2025): $1,433 · +0.6% YoY. Source: county tax records.