1118 Alldays Ave · Toledo, OH 43607

$82,500

3 bd · 1.5 ba · 1,193 sqft · SingleFamily public records · 97 Days on market

Built 1921 5,400 sqft lot $69/sqft · 6% above area Est $78k · 6% 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
• DSCR +10.0/10.0
• 1% rule +9.1/10.0
• ARV discount +4.6/15.0
• Rent growth +4.5/5.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Add this one to your portfolio! This 4 bedroom, 1 bath single-family home is currently leased at $1,200/month with a new 12 month lease that is ideal for investors seeking immediate cash flow. Recent updates include fresh interior paint throughout, new flooring in select areas (vinyl plank, laminate, and carpet), modern light fixtures, and updated hardware/doors for a refreshed feel. The spacious kitchen offers plenty of room for meal prep and storage. Enjoy outdoor space with a rear deck and full privacy fencing in the backyard. Conveniently located near the University of Toledo. Don't miss this income-producing opportunity in a stable rental market!

Key facts

• Full privacy fencing
• New flooring
• Updated hardware

Tags

• FRESH INTERIOR PAINT
• NEW FLOORING
• MODERN LIGHT FIXTURES
• UPDATED HARDWARE
• REAR DECK
• FULL PRIVACY FENCING

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $82k.

Deal economics

• At list price, monthly cash flow is $364 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $82k).
• Recommended offer: $75k (9.0% below list) — sets the bar for market timing.
• Cap rate 11.6% 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 fast (+8.2%/yr); 83 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 70% 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).
• This rent runs 34% of the median local income ($41k/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 $570 of loan paydown is wiped out by about $2k 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 + 8.0% rent growth), your $23k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 97 days — a 9% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y ago; this cycle's ask has dropped $5k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $70k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1921 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $75,075 (9.0% below list)

Questions for the listing agent

1. It's been on market 97 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 1921 — 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: 1.41% ✓
• Cap rate: 11.59%
• Cash-on-cash: 18.90%
• DSCR: 1.84
• GRM: 5.9

CMA / ARV

• ARV (median comp): $77,508
• List price: $82,500
• Delta: 6.44%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1211 Woodstock Ave	0.28mi	3/1.0	1,188 (-0%)	2mo	$101,500	$85	83
1408 Roosevelt Ave	0.34mi	3/1.0	1,196 (+0%)	3mo	$50,000	$42	79
1723 Evansdale Ave	0.37mi	3/1.0	1,160 (-3%)	2mo	$144,000	$124	75
1019 Woodstock Ave	0.28mi	3/1.0	1,272 (+7%)	2mo	$21,100	$17	72
1004 Waverly Ave	0.42mi	3/1.0	1,241 (+4%)	2mo	$58,500	$47	71
1917 Alvin St	0.54mi	3/1.0	1,198 (+0%)	4mo	$105,000	$88	69
1814 Alvin St	0.46mi	3/1.0	1,126 (-6%)	3mo	$109,900	$98	65
1211 Manila St	0.56mi	3/1.0	1,159 (-3%)	3mo	$45,000	$39	65
336 Conrad Ave	0.67mi	3/1.0	1,170 (-2%)	2mo	$134,900	$115	62
2033 Crosswell Pl	0.35mi	3/1.0	1,328 (+11%)	1mo	$101,500	$76	62
508 Ascot Ave	0.60mi	3/2.0	1,102 (-8%)	2mo	$140,888	$128	55
1901 Alvin St	0.52mi	3/1.0	1,344 (+13%)	3mo	$105,000	$78	50

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 16.2%
• Equity multiple: 1.69×
• Total profit: $15,957
• Equity at exit: $12,301

10-year hold

• IRR: 28.2%
• Equity multiple: 4.11×
• Total profit: $71,733
• Equity at exit: $7,133

Cash invested: $23,100 (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 43607

• Home prices YoY: -27.5%
• Rents YoY: 8.2%
• Active inventory: 83
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,163 high
• Mortgage (P&I): −$433
• Tax from tax record: −$88 /mo · $1,052/yr
• Insurance: −$34
• HOA: −$0
• Vacancy / Maint / Mgmt: −$244
• Net cashflow: $364

Break-even live

Break-even rent $702

Max offer price $82,500

Occupancy floor 64%

Sensitivity live

Price	-10% $411	-5% $387	+0% $364	+5% $340	+10% $317
Rent	-10% $272	-5% $318	+0% $364	+5% $410	+10% $456
Rate	-1.0pp $405	-0.5pp $385	base $364	+0.5pp $342	+1.0pp $321

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: $20,625
• Closing costs: $2,475
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1133 Parkside Blvd Toledo, OH	2.0	1.0	960	$850	$0.89	44d	1	0.12mi
915 Woodstock Ave Toledo, OH	3.0	1.5	1500	$1,100	$0.73	24d	1	0.31mi
2030 Wyndhurst Rd Toledo, OH	2.0	1.0	1042	$950	$0.91	44d	1	0.64mi
2037 Alvin St Toledo, OH	3.0	1.0	1260	$1,175	$0.93	44d	1	0.64mi
932 Turner Ave Toledo, OH	2.0	1.0	960	$1,295	$1.35	14d	1	0.73mi
2637 Greenway St Toledo, OH	2.0	1.0	1082	$900	$0.83	44d	1	0.75mi
1785 Tecumseh St Toledo, OH	2.0	1.0	930	$900	$0.97	44d	1	0.80mi
2535 W Bancroft St Unit 8 Toledo, OH	2.0	1.0	900	$895	$0.99	44d	1	0.82mi
319 N Detroit Ave Toledo, OH	3.0	1.0	1341	$845	$0.63	44d	1	0.93mi
2117 Clinton St Toledo, OH	3.0	1.0	1256	$1,115	$0.89	44d	1	0.99mi
2322 Upton Ave Toledo, OH	3.0	1.0	1000	$1,300	$1.30	44d	1	1.16mi
2356 Torrey Hill Dr Unit 11 Toledo, OH	2.0	1.0	1050	$800	$0.76	44d	1	1.18mi
2314 Airline Ave Toledo, OH	3.0	1.0	1123	$1,478	$1.32	24d	1	1.20mi
1919 Ottawa Dr Unit 7 Toledo, OH	2.0	1.0	900	$800	$0.89	44d	1	1.20mi
1700 Secor Rd Toledo, OH	1.0–2.0	1.0	790	$1,199	$1.52	14d	1	1.22mi
1738 Milburn Ave Toledo, OH	2.0	1.0	1016	$650	$0.64	24d	1	1.23mi
307 Danberry St Toledo, OH	2.0	1.0	988	$950	$0.96	44d	1	1.24mi
2347 Rosedale Ave Toledo, OH	2.0	1.0	767	$875	$1.14	44d	1	1.29mi
1140 Palmwood Ave Toledo, OH	3.0	1.0	1292	$1,500	$1.16	44d	1	1.40mi
2704 Kenwood Blvd Toledo, OH	1.0–3.0	1.0	825	$1,488	$1.80	14d	71	1.48mi

Listing history 30 events

1. 2026-06-18
   days on market $82,500 Active 97 DOM
2. 2026-06-17
   days on market $82,500 Active 96 DOM
3. 2026-06-16
   days on market $82,500 Active 95 DOM
4. 2026-06-15
   days on market $82,500 Active 94 DOM
5. 2026-06-14
   days on market $82,500 Active 92 DOM
6. 2026-06-10
   days on market $82,500 Active 89 DOM
7. 2026-06-09
   days on market $82,500 Active 88 DOM
8. 2026-06-08
   days on market $82,500 Active 87 DOM
9. 2026-06-07
   days on market $82,500 Active 86 DOM
10. 2026-06-05
    days on market $82,500 Active 83 DOM
11. 2026-06-03
    days on market $82,500 Active 82 DOM
12. 2026-06-02
    days on market $82,500 Active 81 DOM
13. 2026-06-01
    days on market $82,500 Active 80 DOM
14. 2026-05-31
    days on market $82,500 Active 79 DOM
15. 2026-05-30
    days on market $82,500 Active 78 DOM
16. 2026-05-03
    historical Contingent 659-char remark

    Show marketing remark (659 chars)

    Add this one to your portfolio! This 4 bedroom, 1 bath single-family home is currently leased at $1,200/month with a new 12 month lease that is ideal for investors seeking immediate cash flow. Recent updates include fresh interior paint throughout, new flooring in select areas (vinyl plank, laminate, and carpet), modern light fixtures, and updated hardware/doors for a refreshed feel. The spacious kitchen offers plenty of room for meal prep and storage. Enjoy outdoor space with a rear deck and full privacy fencing in the backyard. Conveniently located near the University of Toledo. Don't miss this income-producing opportunity in a stable rental market!

17. 2026-04-13
    price $82,500 659-char remark

    Show marketing remark (659 chars)

    Add this one to your portfolio! This 4 bedroom, 1 bath single-family home is currently leased at $1,200/month with a new 12 month lease that is ideal for investors seeking immediate cash flow. Recent updates include fresh interior paint throughout, new flooring in select areas (vinyl plank, laminate, and carpet), modern light fixtures, and updated hardware/doors for a refreshed feel. The spacious kitchen offers plenty of room for meal prep and storage. Enjoy outdoor space with a rear deck and full privacy fencing in the backyard. Conveniently located near the University of Toledo. Don't miss this income-producing opportunity in a stable rental market!

18. 2026-03-13
    listed $87,500 Active 659-char remark

    Show marketing remark (659 chars)

    Add this one to your portfolio! This 4 bedroom, 1 bath single-family home is currently leased at $1,200/month with a new 12 month lease that is ideal for investors seeking immediate cash flow. Recent updates include fresh interior paint throughout, new flooring in select areas (vinyl plank, laminate, and carpet), modern light fixtures, and updated hardware/doors for a refreshed feel. The spacious kitchen offers plenty of room for meal prep and storage. Enjoy outdoor space with a rear deck and full privacy fencing in the backyard. Conveniently located near the University of Toledo. Don't miss this income-producing opportunity in a stable rental market!

19. 2025-10-14
    price $69,900 321-char remark

    Show marketing remark (321 chars)

    Scott Park Traditional 4 bed 1 bath with full basement. Fresh paint, New flooring throughout (Vinyl plank, laminate, and carpet) interior & exterior doors, hardware, and light fixtures. Updated Large eat-in Kitchen and bath. Formal dining room. Bedroom on 1st floor can be a master or den. Close to UT, Move-in Ready!

20. 2023-06-23
    status Pending 321-char remark

    Show marketing remark (321 chars)

    Scott Park Traditional 4 bed 1 bath with full basement. Fresh paint, New flooring throughout (Vinyl plank, laminate, and carpet) interior & exterior doors, hardware, and light fixtures. Updated Large eat-in Kitchen and bath. Formal dining room. Bedroom on 1st floor can be a master or den. Close to UT, Move-in Ready!

21. 2023-06-23
    soldstatus $69,900 Closed 321-char remark

    Show marketing remark (321 chars)

    Scott Park Traditional 4 bed 1 bath with full basement. Fresh paint, New flooring throughout (Vinyl plank, laminate, and carpet) interior & exterior doors, hardware, and light fixtures. Updated Large eat-in Kitchen and bath. Formal dining room. Bedroom on 1st floor can be a master or den. Close to UT, Move-in Ready!

22. 2023-05-22
    historical Contingent 321-char remark

    Show marketing remark (321 chars)

    Scott Park Traditional 4 bed 1 bath with full basement. Fresh paint, New flooring throughout (Vinyl plank, laminate, and carpet) interior & exterior doors, hardware, and light fixtures. Updated Large eat-in Kitchen and bath. Formal dining room. Bedroom on 1st floor can be a master or den. Close to UT, Move-in Ready!

23. 2023-03-23
    status Active 321-char remark

    Show marketing remark (321 chars)

    Scott Park Traditional 4 bed 1 bath with full basement. Fresh paint, New flooring throughout (Vinyl plank, laminate, and carpet) interior & exterior doors, hardware, and light fixtures. Updated Large eat-in Kitchen and bath. Formal dining room. Bedroom on 1st floor can be a master or den. Close to UT, Move-in Ready!

24. 2023-03-19
    historical Contingent 321-char remark

    Show marketing remark (321 chars)

    Scott Park Traditional 4 bed 1 bath with full basement. Fresh paint, New flooring throughout (Vinyl plank, laminate, and carpet) interior & exterior doors, hardware, and light fixtures. Updated Large eat-in Kitchen and bath. Formal dining room. Bedroom on 1st floor can be a master or den. Close to UT, Move-in Ready!

25. 2022-12-11
    status Active 321-char remark

    Show marketing remark (321 chars)

    Scott Park Traditional 4 bed 1 bath with full basement. Fresh paint, New flooring throughout (Vinyl plank, laminate, and carpet) interior & exterior doors, hardware, and light fixtures. Updated Large eat-in Kitchen and bath. Formal dining room. Bedroom on 1st floor can be a master or den. Close to UT, Move-in Ready!

26. 2022-11-29
    historical Contingent 321-char remark

    Show marketing remark (321 chars)

    Scott Park Traditional 4 bed 1 bath with full basement. Fresh paint, New flooring throughout (Vinyl plank, laminate, and carpet) interior & exterior doors, hardware, and light fixtures. Updated Large eat-in Kitchen and bath. Formal dining room. Bedroom on 1st floor can be a master or den. Close to UT, Move-in Ready!

27. 2022-11-04
    listed $79,900 Active 321-char remark

    Show marketing remark (321 chars)

    Scott Park Traditional 4 bed 1 bath with full basement. Fresh paint, New flooring throughout (Vinyl plank, laminate, and carpet) interior & exterior doors, hardware, and light fixtures. Updated Large eat-in Kitchen and bath. Formal dining room. Bedroom on 1st floor can be a master or den. Close to UT, Move-in Ready!

28. 2001-02-16
    soldstatus $165,700
29. 1989-09-06
    soldstatus $12,250
30. 1978-11-07
    soldstatus $13,000

ⓘ 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: $1,052 · $88/mo
• Projected year-2 tax: $1,170 · $97/mo
• Expected delta: +$117/yr (+$10/mo · 11.2%)

ⓘ 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: $13,952
• − Mortgage interest: −$4,621
• − Property taxes: −$1,052
• − Insurance: −$412
• − Repairs & maintenance: −$1,116
• − Management: −$1,116
• − Depreciation: −$2,400
• Taxable income: $3,234
• Est. tax owed @ 24.0%: −$776
• After-tax cash flow: $3,590/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): 19,469
• Household income: $41,335
• Rent vs Own: 50.8% rent · 49.2% own
• Severe rent burden: 1157.0

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: Black 59% White 27% Two or more races 6% Hispanic / Latino 6% Asian 3%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2%
• Common ancestry: Lithuanian 2% Romanian 2% Slovak 1%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Other Indo-European 1% Spanish 1% Russian/Polish/Slavic 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: ▼ -66.58%
• Current HPI: 175.2772
• Rent YoY: ▲ 8.19%
• 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

+534.6% since first listed

15 events — show timeline

• 2026-05-03 Contingent — NORIS
• 2026-04-13 Price Changed $82,500 NORIS
• 2026-03-13 Listed $87,500 NORIS
• 2025-10-14 Price Changed $69,900 NORIS
• 2023-06-23 Pending — NORIS
• 2023-06-23 Sold (MLS) $69,900 NORIS
• 2023-05-22 Contingent — NORIS
• 2023-03-23 Relisted — NORIS
• 2023-03-19 Contingent — NORIS
• 2022-12-11 Relisted — NORIS
• 2022-11-29 Contingent — NORIS
• 2022-11-04 Listed $79,900 NORIS
• 2001-02-16 Sold (Public Records) $165,700 Public Records
• 1989-09-06 Sold (Public Records) $12,250 Public Records
• 1978-11-07 Sold (Public Records) $13,000 Public Records

Property tax history

+9.1%/yr

Latest (2025): $1,052 · +21.9% YoY. Source: county tax records.