2032 Robinwood Ave · Toledo, OH 43620

$125,000

9 bd · 3.0 ba · 3,624 sqft · SingleFamily public records · 138 Days on market

Built 1900 0.28 ac lot $34/sqft · 46% below area Est $233k · 46% under ↓ 9% since listing

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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 +17.3/30.0
• ARV discount +15.0/15.0
• 1% rule +6.4/10.0
• DSCR +5.4/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Historic District home in the Old West End with wrap around porch. This 3624 plus sqft home features beautiful natural wood decor including hardwood floors, pocket doors, stair case, and more. Call today to see the circular floor plan. Additional living spave on the finished 3rd floor. Call today.

Key facts

• Wrap around porch
• Pocket doors
• Natural wood decor

Tags

• WRAP AROUND PORCH
• NATURAL WOOD DECOR
• HARDWOOD FLOORS
• POCKET DOORS
• FINISHED 3RD FLOOR

What this means for you Summary

Snapshot

• This is a 9-bed/3.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $91 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $110k (12.0% 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-, 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: 22 active listings in the ZIP; lower-income renter base — watch delinquency; 415 units permitted in Lucas County in 2024 (122 in 5+ unit buildings).
• At $1,422/mo this rent would consume 80% of the median local household income ($21k/yr) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 138 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 26y ago; this cycle's ask has dropped $15k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $110,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 138 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.14% ✓
• Cap rate: 7.17%
• Cash-on-cash: 3.13%
• DSCR: 1.14
• GRM: 7.3

CMA / ARV

• ARV (median comp): $232,860
• List price: $125,000
• Delta: -46.32%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -11.3%
• Equity multiple: 0.59×
• Total profit: $-14,312
• Equity at exit: $18,638

10-year hold

• IRR: -1.9%
• Equity multiple: 0.87×
• Total profit: $-4,465
• Equity at exit: $10,808

Cash invested: $35,000 (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 43620

• Home prices YoY: -33.0%
• Active inventory: 22
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,422 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$324 /mo · $3,892/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $91

Break-even live

Break-even rent $1,306

Max offer price $125,000

Occupancy floor 89%

Sensitivity live

Price	-10% $162	-5% $127	+0% $91	+5% $56	+10% $21
Rent	-10% $-21	-5% $35	+0% $91	+5% $148	+10% $204
Rate	-1.0pp $154	-0.5pp $123	base $91	+0.5pp $59	+1.0pp $26

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-06-18
   days on market $125,000 Active 138 DOM
2. 2026-06-17
   days on market $125,000 Active 137 DOM
3. 2026-06-16
   days on market $125,000 Active 136 DOM
4. 2026-06-15
   days on market $125,000 Active 135 DOM
5. 2026-06-14
   days on market $125,000 Active 133 DOM
6. 2026-06-10
   days on market $125,000 Active 130 DOM
7. 2026-06-09
   days on market $125,000 Active 129 DOM
8. 2026-06-08
   days on market $125,000 Active 128 DOM
9. 2026-06-07
   days on market $125,000 Active 127 DOM
10. 2026-06-05
    days on market $125,000 Active 124 DOM
11. 2026-06-03
    days on market $125,000 Active 123 DOM
12. 2026-06-02
    days on market $125,000 Active 122 DOM
13. 2026-06-01
    days on market $125,000 Active 121 DOM
14. 2026-05-31
    days on market $125,000 Active 120 DOM
15. 2026-05-30
    days on market $125,000 Active 119 DOM
16. 2026-05-14
    price $125,000 298-char remark

    Show marketing remark (298 chars)

    Historic District home in the Old West End with wrap around porch. This 3624 plus sqft home features beautiful natural wood decor including hardwood floors, pocket doors, stair case, and more. Call today to see the circular floor plan. Additional living spave on the finished 3rd floor. Call today.

17. 2026-04-07
    price $130,000 298-char remark

    Show marketing remark (298 chars)

    Historic District home in the Old West End with wrap around porch. This 3624 plus sqft home features beautiful natural wood decor including hardwood floors, pocket doors, stair case, and more. Call today to see the circular floor plan. Additional living spave on the finished 3rd floor. Call today.

18. 2026-03-01
    price $135,000 298-char remark

    Show marketing remark (298 chars)

    Historic District home in the Old West End with wrap around porch. This 3624 plus sqft home features beautiful natural wood decor including hardwood floors, pocket doors, stair case, and more. Call today to see the circular floor plan. Additional living spave on the finished 3rd floor. Call today.

19. 2026-01-31
    listed $140,000 Active 298-char remark

    Show marketing remark (298 chars)

    Historic District home in the Old West End with wrap around porch. This 3624 plus sqft home features beautiful natural wood decor including hardwood floors, pocket doors, stair case, and more. Call today to see the circular floor plan. Additional living spave on the finished 3rd floor. Call today.

20. 2025-10-09
    price $180,000 344-char remark

    Show marketing remark (344 chars)

    SPACIOUS VICTORIAN WITH A THREE STORY TURRET AND TWO STORY CARRIAGE HOUSE. DOUBLE NATURAL WOOD ENTRY DOORS WITH LEADED BEVELED GLASS. GRACIOUS ROOMS AND A CIRCULAR FIRST FLOOR PLAN ENHANCE THE BEAUTYOF THIS HOME. POCKET DOORS, NATURAL WOOD WORK, GLEAMING HARDWOOD FLOORS, PANTRIES AND MANY NEWER MECHANICAL UPDATES ARE FEATURED IN THIS BEAUTY.

21. 2024-09-10
    status Active
22. 2024-09-09
    historical
23. 2024-04-24
    status Pending
24. 2024-03-08
    status Active
25. 2024-03-04
    price $139,777
26. 2024-02-28
    historical Contingent
27. 2024-02-05
    price $144,777
28. 2024-01-11
    price $149,777
29. 2023-11-06
    listed $154,777 Active
30. 2023-10-25
    historical
31. 2023-09-29
    historical
32. 2023-09-12
    historical
33. 2023-01-24
    historical
34. 2023-01-23
    listed $170,000 Active
35. 2006-07-13
    soldstatus $230,000
36. 2006-03-24
    historical
37. 2006-01-11
    listed $299,900
38. 2005-07-01
    price $264,900
39. 2005-07-01
    soldstatus $264,900
40. 2005-04-25
    historical
41. 2005-04-25
    listed $249,900
42. 2005-02-11
    historical
43. 2005-02-10
    listed $249,900
44. 2005-01-05
    listed $255,000
45. 2004-12-24
    historical
46. 2004-06-24
    listed $255,000
47. 2001-08-01
    soldstatus $180,000
48. 2001-07-27
    soldstatus $180,000 344-char remark

    Show marketing remark (344 chars)

    SPACIOUS VICTORIAN WITH A THREE STORY TURRET AND TWO STORY CARRIAGE HOUSE. DOUBLE NATURAL WOOD ENTRY DOORS WITH LEADED BEVELED GLASS. GRACIOUS ROOMS AND A CIRCULAR FIRST FLOOR PLAN ENHANCE THE BEAUTYOF THIS HOME. POCKET DOORS, NATURAL WOOD WORK, GLEAMING HARDWOOD FLOORS, PANTRIES AND MANY NEWER MECHANICAL UPDATES ARE FEATURED IN THIS BEAUTY.

49. 2001-05-05
    listed $182,777 344-char remark

    Show marketing remark (344 chars)

    SPACIOUS VICTORIAN WITH A THREE STORY TURRET AND TWO STORY CARRIAGE HOUSE. DOUBLE NATURAL WOOD ENTRY DOORS WITH LEADED BEVELED GLASS. GRACIOUS ROOMS AND A CIRCULAR FIRST FLOOR PLAN ENHANCE THE BEAUTYOF THIS HOME. POCKET DOORS, NATURAL WOOD WORK, GLEAMING HARDWOOD FLOORS, PANTRIES AND MANY NEWER MECHANICAL UPDATES ARE FEATURED IN THIS BEAUTY.

50. 2001-04-26
    historical

ⓘ 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: $3,892 · $324/mo
• Projected year-2 tax: $3,892 · $324/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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,062
• − Mortgage interest: −$7,002
• − Property taxes: −$3,892
• − Insurance: −$625
• − Repairs & maintenance: −$1,365
• − Management: −$1,365
• − Depreciation: −$3,636
• Taxable loss: −$823
• Est. tax savings @ 24.0%: +$197
• After-tax cash flow: $1,294/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 · 437,818 people
• City population: 280,811
• Metro: Toledo, OH
• Population (ZIP): 5,039
• Household income: $21,405
• Rent vs Own: 70.9% rent · 29.1% own
• Severe rent burden: 2.1

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 0.60)
• Race & ethnicity: Black 51% White 36% Hispanic / Latino 9% Two or more races 7%
• Hispanic origin (detail): Mexican 8% Puerto Rican 1%
• Common ancestry: Romanian 4% Lithuanian 2% Italian 2%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Other Indo-European 1% Tagalog/Filipino 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: ▼ -63.87%
• Current HPI: 129.7922
• Rent YoY: —
• Metro: —
• 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

-9.1% since first listed

37 events — show timeline

• 2026-05-14 Price Changed $125,000 NORIS
• 2026-04-07 Price Changed $130,000 NORIS
• 2026-03-01 Price Changed $135,000 NORIS
• 2026-01-31 Listed $140,000 NORIS
• 2025-10-09 Price Changed $180,000 NORIS
• 2024-09-10 Relisted — NORIS
• 2024-09-09 Listing Removed — NORIS
• 2024-04-24 Pending — NORIS
• 2024-03-08 Relisted — NORIS
• 2024-03-04 Price Changed $139,777 NORIS
• 2024-02-28 Contingent — NORIS
• 2024-02-05 Price Changed $144,777 NORIS
• 2024-01-11 Price Changed $149,777 NORIS
• 2023-11-06 Listed $154,777 NORIS
• 2023-10-25 Coming Soon — NORIS
• 2023-09-29 Listing Removed — NORIS
• 2023-09-12 Coming Soon — NORIS
• 2023-01-24 Listing Removed — NORIS
• 2023-01-23 Listed $170,000 NORIS
• 2006-07-13 Sold (Public Records) $230,000 Public Records
• 2006-03-24 Listing Removed — NORIS
• 2006-01-11 Listed $299,900 NORIS
• 2005-07-01 Sold (MLS) $264,900 NORIS
• 2005-07-01 Price Changed $264,900 NORIS
• 2005-04-25 Listed $249,900 NORIS
• 2005-04-25 Listing Removed — NORIS
• 2005-02-11 Listing Removed — NORIS
• 2005-02-10 Listed $249,900 NORIS
• 2005-01-05 Listed $255,000 NORIS
• 2004-12-24 Listing Removed — NORIS
• 2004-06-24 Listed $255,000 NORIS
• 2001-08-01 Sold (Public Records) $180,000 Public Records
• 2001-07-27 Sold (MLS) $180,000 NORIS
• 2001-05-05 Listed $182,777 NORIS
• 2001-04-26 Listing Removed — NORIS
• 2000-05-28 Listed $235,777 NORIS
• 1998-05-05 Sold (Public Records) $137,500 Public Records

Property tax history

+0.9%/yr

Latest (2025): $3,892 · -0.4% YoY. Source: county tax records.