4044 Fitch Rd · Toledo, OH 43613

$69,900

2 bd · 1.0 ba · 624 sqft · SingleFamily public records · 17 Days on market

Built 1922 3,100 sqft lot Est $62k · 13% over

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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 +25.8/30.0
• DSCR +8.6/10.0
• 1% rule +6.7/10.0
• Rent growth +3.3/5.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• ARV discount +1.6/15.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Well taken care of 2 bed home in West Toledo w/ Newer HWT, Carpet, Laminate Floors, Interior Paint. Good sized backyard that is fenced in and a 3 season porch on the front. Close to shopping, highway, hospital. WHY RENT WHEN YOU CAN OWN?!?!Or Package w/ 4042 Fitch for $57k and have turnkey rentals.

Key facts

• New roof
• Enclosed front porch
• 3,100 sq ft lot

Tags

• ENCLOSED FRONT PORCH
• NEW ROOF

Property features AI

Exterior

• Parking: 2 parking spaces; Concrete off-street parking
• Utilities: Electricity connected; Natural gas connected; Public water; Public sewer
• Home design: Single-family house; One story
• Construction: Aluminum siding; Block foundation; Built with traditional house construction
• Exterior features: Shingle roof; Corner lot

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: Bedroom 2 on the main level; Additional main-level bedroom(s)
• Flooring: Hardwood; Luxury vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating
• Interior features: Eat-in kitchen; Total of 4 rooms
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $169 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($821 rent vs $70k).
• Recommended offer: $69k (1.5% below list) — sets the bar for market timing.

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: Deveaux Elementary School (math 13% / reading 16%, grade F, #1,400 of 1,584 statewide, top 90%, 475 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 (+3.3%/yr); 117 active listings in the ZIP; 18 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 is only 15% of the median local income ($64k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $483 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 + 3.3% rent growth), your $20k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($69k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 20y 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 $54k; 29% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1922 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $68,851 (1.5% below list)

Questions for the listing agent

1. Built in 1922 — 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: 1.17% ✓
• Cap rate: 9.19%
• Cash-on-cash: 10.34%
• DSCR: 1.46
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $61,776
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1738 Berkshire Pl	0.34mi	2/1.0	624 (0%)	12mo	$35,000	$56	74
1735 Barrows St	0.39mi	2/1.0	664 (+6%)	7mo	$94,900	$143	65
1828 Brame Pl	0.19mi	2/1.0	716 (+15%)	5mo	$56,000	$78	62
2022 Berdan Ave	0.32mi	2/1.0	712 (+14%)	4mo	$45,198	$63	58
4037 Commonwealth Ave	0.53mi	2/1.0	686 (+10%)	3mo	$106,000	$155	56
1953 Barrows St	0.28mi	2/1.0	704 (+13%)	17mo	$70,000	$99	51

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 · 3.3% rent growth · sell at horizon

5-year hold

• IRR: -0.4%
• Equity multiple: 0.98×
• Total profit: $-326
• Equity at exit: $10,422

10-year hold

• IRR: 9.6%
• Equity multiple: 1.75×
• Total profit: $14,617
• Equity at exit: $6,044

Cash invested: $19,572 (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 43613

• Home prices YoY: -20.7%
• Rents YoY: 3.3%
• Active inventory: 117
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $821 high
• Mortgage (P&I): −$367
• Tax from tax record: −$84 /mo · $1,009/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$172
• Net cashflow: $169

Break-even live

Break-even rent $607

Max offer price $69,900

Occupancy floor 74%

Sensitivity live

Price	-10% $208	-5% $188	+0% $169	+5% $149	+10% $129
Rent	-10% $104	-5% $136	+0% $169	+5% $201	+10% $234
Rate	-1.0pp $204	-0.5pp $186	base $169	+0.5pp $151	+1.0pp $132

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2027 Berkshire Pl Toledo, OH	2.0	1.0	600	$845	$1.41	25d	1	0.23mi
3940 Jackman Rd Unit B Toledo, OH	1.0	1.0	600	$650	$1.08	45d	1	0.35mi
4435 Jackman Rd Toledo, OH	1.0–2.0	1.0	725	$922	$1.27	15d	3	0.49mi
3801 Torrance Dr Unit 3801 4 Toledo, OH	1.0	1.0	750	$600	$0.80	25d	1	0.52mi
1705 Marlow Rd Toledo, OH	2.0	1.0	738	$1,000	$1.36	25d	1	0.67mi
3640 Douglas Rd Toledo, OH	1.0	1.0	720	$784	$1.09	45d	1	0.78mi
3433 Douglas Rd Unit 3 Toledo, OH	1.0	1.0	750	$755	$1.01	15d	1	0.95mi
2241 W Laskey Rd Toledo, OH	1.0	1.0	600	$695	$1.16	15d	1	0.98mi
2255 W Laskey Rd Apt 10 Toledo, OH	2.0	1.0	650	$775	$1.19	15d	1	1.02mi
2255 W Laskey Rd Unit 14 Toledo, OH	2.0	1.0	650	$775	$1.19	22d	1	1.02mi
3160 Matson Apt 27 Toledo, OH	1.0	1.0	567	$725	$1.28	22d	1	1.02mi
3150 Matson Unit 17 Toledo, OH	1.0	1.0	567	$799	$1.41	22d	1	1.03mi
4836 Douglas Rd Unit 6 Toledo, OH	1.0	1.0	600	$695	$1.16	25d	1	1.04mi
4912 Douglas Rd Unit 2459-2F Toledo, OH	1.0	1.0	495	$650	$1.31	45d	1	1.10mi
1801 Christian Ave Toledo, OH	1.0–2.0	1.0	750	$939	$1.25	15d	1	1.16mi
3805 Berkeley Unit 3 Toledo, OH	1.0	1.0	700	$735	$1.05	15d	1	1.27mi
2716 Hoehler Dr Toledo, OH	1.0	1.0	720	$600	$0.83	45d	1	1.33mi
5317 Jackman Rd Unit 4 Toledo, OH	2.0	1.0	625	$655	$1.05	25d	1	1.38mi

Listing history 12 events

1. 2026-06-21
   days on market $69,900 Active 17 DOM
2. 2026-06-18
   days on market $69,900 Active 14 DOM
3. 2026-06-17
   days on market $69,900 Active 13 DOM
4. 2026-06-16
   days on market $69,900 Active 12 DOM
5. 2026-06-15
   days on market $69,900 Active 11 DOM
6. 2026-06-14
   days on market $69,900 Active 9 DOM
7. 2026-06-10
   days on market $69,900 Active 6 DOM
8. 2026-06-09
   days on market $69,900 Active 5 DOM
9. 2026-06-08
   days on market $69,900 Active 4 DOM
10. 2026-06-07
    days on market $69,900 Active 3 DOM
11. 2026-06-05
    remarks 163-char remark
12. 2026-06-05
    listed $69,900 Active 1 DOM

ⓘ 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: $1,009 · $84/mo
• Projected year-2 tax: $1,050 · $87/mo
• Expected delta: +$41/yr (+$3/mo · 4.1%)

ⓘ 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: $9,849
• − Mortgage interest: −$3,915
• − Property taxes: −$1,009
• − Insurance: −$350
• − Repairs & maintenance: −$788
• − Management: −$788
• − Depreciation: −$2,033
• Taxable income: $966
• Est. tax owed @ 24.0%: −$232
• After-tax cash flow: $1,792/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): 30,780
• Household income: $64,384
• Rent vs Own: 32.5% rent · 67.5% own
• Severe rent burden: 917.0

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: Predominantly White (71%)
• Race & ethnicity: White 71% Black 15% Two or more races 10% Hispanic / Latino 7%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Romanian 9% Lithuanian 3% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 3% Arabic 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: ▼ -62.37%
• Current HPI: 239.1345
• Rent YoY: ▲ 3.30%
• 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

+1298.0% since first listed

14 events — show timeline

• 2026-06-04 Listed $69,900 NORIS
• 2025-10-14 Price Changed $24,000 NORIS
• 2025-10-09 Price Changed $15,600 NORIS
• 2018-05-10 Sold (Public Records) $54,000 Public Records
• 2018-04-30 Sold (MLS) $24,000 NORIS
• 2017-08-18 Listed $25,000 NORIS
• 2015-10-03 Listing Removed — NORIS
• 2015-04-03 Listed $27,000 NORIS
• 2007-01-19 Sold (MLS) $15,600 NORIS
• 2006-10-11 Listing Removed — NORIS
• 2006-10-11 Listed $18,950 NORIS
• 2006-09-07 Listed $25,950 NORIS
• 1995-07-17 Sold (Public Records) $25,000 Public Records
• 1993-06-15 Sold (Public Records) $5,000 Public Records

Property tax history

+2.5%/yr

Latest (2025): $1,009 · +16.0% YoY. Source: county tax records.