2019 South Ave · Toledo, OH 43609

$67,000

3 bd · 1.0 ba · 1,007 sqft · SingleFamily public records · 165 Days on market

Built 1916 Fair condition 3,000 sqft lot $67/sqft · 22% below area Est $86k · 22% under

---

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
• Schools +2.6/10.0
• Condition / age +2.0/5.0

Listing remarks MLS

Great Investment Opportunity or Future Home! This property features low-maintenance vinyl siding and hardwood flooring throughout. The interior offers excellent potential and simply needs cleaning and fresh paint to shine. Ideal for investors or owner-occupants looking to build equity with cosmetic updates. Don't miss this value-packed opportunity!

Key facts

• Hardwood flooring
• 3,000 sq ft lot
• Garage

Tags

• LOW-MAINTENANCE VINYL SIDING
• HARDWOOD FLOORING

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $67k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $415 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $67k).
• Recommended offer: $59k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.7% vs local median 7.0% 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); Bowsher High School (math 23% / reading 45%, grade F, #596 of 781 statewide, top 76%, 1,240 students, 49% FRL) — zoned schools average 44% FRL vs 72% district-wide (28 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 45% at this address vs 20% district-wide (+26 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); 154 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals lingering (median 93d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% 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 $965 of equity ($463 loan paydown + $502 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 $19k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 165 days — a 12% lower offer ($59k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 26y 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 $13k; list at $67k implies a 415% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1916 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $58,960 (12.0% below list)

Questions for the listing agent

1. It's been on market 165 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1916 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.68% ✓
• Cap rate: 13.73%
• Cash-on-cash: 26.57%
• DSCR: 2.18
• GRM: 4.9

CMA / ARV

• ARV (median comp): $85,983
• List price: $67,000
• Delta: -22.08%
• 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
537 Lynnhaven Dr	0.18mi	3/2.0	1,088 (+8%)	2mo	$150,000	$138	72
2133 Dana St	0.21mi	3/1.5	1,119 (+11%)	2mo	$148,000	$132	68
419 Southview Dr	0.66mi	3/1.0	1,006 (-0%)	2mo	$75,000	$75	67
425 Southview Dr	0.66mi	3/1.0	1,006 (-0%)	2mo	$75,000	$75	67
538 Ogden Ave	0.46mi	3/2.0	968 (-4%)	2mo	$125,000	$129	66
523 S Westwood Ave	0.70mi	3/1.0	1,014 (+1%)	2mo	$75,000	$74	64
606 Toronto Ave	0.37mi	3/1.5	1,104 (+10%)	0mo	$115,000	$104	64
802 Wright Ave	0.41mi	2/2.0 (-1)	1,069 (+6%)	0mo	$80,000	$75	62
870 Ogden Ave	0.65mi	3/1.0	1,117 (+11%)	0mo	$93,500	$84	51
424 Southview Dr	0.69mi	3/1.0	1,126 (+12%)	2mo	$75,000	$67	46
502 Brighton Ave	0.58mi	2/1.0 (-1)	884 (-12%)	2mo	$123,900	$140	46
516 Lodge Ave	0.64mi	2/1.0 (-1)	873 (-13%)	1mo	$97,760	$112	42

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: 32.7%
• Equity multiple: 2.74×
• Total profit: $32,630
• Equity at exit: $22,003

10-year hold

• IRR: 38.0%
• Equity multiple: 6.33×
• Total profit: $100,056
• Equity at exit: $28,579

Cash invested: $18,760 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 26 active · 33 under contract
• Months of supply: 3.5 mo (29%/mo absorbed)
• Median asking: $87,450 ($81/sqft)
• Median days on market: 57 d
• This list price: 4% of active listings are priced below it
• ARV vs active asking: +6.0% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 43609

• Home prices YoY: 0.3%
• Rents YoY: 7.8%
• Active inventory: 154
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,128 high
• Mortgage (P&I): −$351
• Tax from tax record: −$96 /mo · $1,157/yr
• Insurance: −$28
• HOA: −$0
• Vacancy / Maint / Mgmt: −$237
• Net cashflow: $415

Break-even live

Break-even rent $602

Max offer price $67,000

Occupancy floor 58%

Sensitivity live

Price	-10% $453	-5% $434	+0% $415	+5% $396	+10% $377
Rent	-10% $326	-5% $371	+0% $415	+5% $460	+10% $505
Rate	-1.0pp $449	-0.5pp $432	base $415	+0.5pp $398	+1.0pp $380

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: $16,750
• Closing costs: $2,010
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
307 Danberry St Toledo, OH	2.0	1.0	988	$950	$0.96	93d	1	0.28mi
2314 Airline Ave Toledo, OH	3.0	1.0	1123	$1,478	$1.32	72d	1	0.42mi
2044 Arlington Ave Toledo, OH	2.0	1.0	800	$825	$1.03	70d	1	0.52mi
569 Colima Dr Toledo, OH	3.0	1.0	1253	$1,300	$1.04	72d	1	0.60mi
581 Colima Dr Toledo, OH	2.0	1.0	900	$1,100	$1.22	63d	1	0.61mi
1734 Arlington Ave Toledo, OH	2.0	1.0	700	$800	$1.14	63d	1	0.66mi
619 Durango Dr Toledo, OH	3.0	1.0	1276	$1,350	$1.06	93d	1	0.67mi
523 Nicholas St Toledo, OH	3.0	1.0	1290	$1,350	$1.05	63d	1	0.73mi
532 Carlton St Toledo, OH	3.0	1.0	1130	$1,050	$0.93	93d	1	0.76mi
705 Nicholas St Toledo, OH	2.0	1.0	1037	$900	$0.87	93d	1	0.77mi
724 Spencer St Toledo, OH	3.0	1.5	1127	$1,100	$0.98	93d	1	0.84mi
1418 Colburn St Toledo, OH	3.0	1.0	992	$1,200	$1.21	63d	1	0.92mi
319 N Detroit Ave Toledo, OH	3.0	1.0	1341	$845	$0.63	93d	1	0.99mi
1785 Tecumseh St Toledo, OH	2.0	1.0	930	$900	$0.97	93d	1	0.99mi
1321 Gordon St Toledo, OH	3.0	1.0	1121	$1,050	$0.94	93d	1	1.04mi
2594 Broadway St Toledo, OH	2.0	1.0	1076	$825	$0.77	93d	1	1.14mi
2424 Broadway St Toledo, OH	3.0	1.0	1416	$1,049	$0.74	63d	1	1.24mi
915 Woodstock Ave Toledo, OH	3.0	1.5	1500	$1,100	$0.73	72d	1	1.29mi
1510 Watova Rd Toledo, OH	3.0	1.0	1197	$1,495	$1.25	70d	1	1.40mi
1133 Parkside Blvd Toledo, OH	2.0	1.0	960	$850	$0.89	93d	1	1.45mi

Listing history 50 events

1. 2026-08-08
   days on market $67,000 Active 165 DOM
2. 2026-08-07
   days on market $67,000 Active 164 DOM
3. 2026-08-06
   days on market $67,000 Active 163 DOM
4. 2026-08-05
   days on market $67,000 Active 162 DOM
5. 2026-08-04
   days on market $67,000 Active 161 DOM
6. 2026-08-03
   days on market $67,000 Active 160 DOM
7. 2026-07-31
   days on market $67,000 Active 157 DOM
8. 2026-07-29
   days on market $67,000 Active 155 DOM
9. 2026-07-27
   days on market $67,000 Active 153 DOM
10. 2026-07-25
    days on market $67,000 Active 151 DOM
11. 2026-07-23
    days on market $67,000 Active 149 DOM
12. 2026-07-22
    days on market $67,000 Active 148 DOM
13. 2026-07-21
    days on market $67,000 Active 147 DOM
14. 2026-07-18
    days on market $67,000 Active 144 DOM
15. 2026-07-16
    days on market $67,000 Active 142 DOM
16. 2026-07-16
    days on market $67,000 Active 141 DOM
17. 2026-07-14
    days on market $67,000 Active 140 DOM
18. 2026-07-13
    days on market $67,000 Active 139 DOM
19. 2026-07-12
    days on market $67,000 Active 138 DOM
20. 2026-07-11
    days on market $67,000 Active 137 DOM
21. 2026-07-10
    days on market $67,000 Active 136 DOM
22. 2026-07-09
    days on market $67,000 Active 135 DOM
23. 2026-07-08
    days on market $67,000 Active 134 DOM
24. 2026-07-06
    days on market $67,000 Active 132 DOM
25. 2026-07-05
    days on market $67,000 Active 131 DOM
26. 2026-07-04
    days on market $67,000 Active 130 DOM
27. 2026-07-03
    days on market $67,000 Active 129 DOM
28. 2026-07-02
    days on market $67,000 Active 128 DOM
29. 2026-07-01
    days on market $67,000 Active 127 DOM
30. 2026-06-30
    days on market $67,000 Active 126 DOM
31. 2026-06-29
    days on market $67,000 Active 125 DOM
32. 2026-06-28
    days on market $67,000 Active 124 DOM
33. 2026-06-28
    days on market $67,000 Active 123 DOM
34. 2026-06-27
    days on market $67,000 Active 122 DOM
35. 2026-06-25
    pricedays on market $67,000 Active 120 DOM
36. 2026-06-23
    days on market $70,000 Active 118 DOM
37. 2026-06-21
    days on market $70,000 Active 117 DOM
38. 2026-06-18
    days on market $70,000 Active 114 DOM
39. 2026-06-17
    days on market $70,000 Active 113 DOM
40. 2026-06-16
    days on market $70,000 Active 112 DOM
41. 2026-06-15
    days on market $70,000 Active 111 DOM
42. 2026-06-14
    days on market $70,000 Active 109 DOM
43. 2026-06-10
    days on market $70,000 Active 106 DOM
44. 2026-06-09
    days on market $70,000 Active 105 DOM
45. 2026-06-08
    days on market $70,000 Active 104 DOM
46. 2026-06-07
    days on market $70,000 Active 103 DOM
47. 2026-06-05
    days on market $70,000 Active 100 DOM
48. 2026-06-03
    days on market $70,000 Active 99 DOM
49. 2026-06-02
    days on market $70,000 Active 98 DOM
50. 2026-06-01
    days on market $70,000 Active 97 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: $1,157 · $96/mo
• Projected year-2 tax: $1,157 · $96/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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,536
• − Mortgage interest: −$3,753
• − Property taxes: −$1,157
• − Insurance: −$335
• − Repairs & maintenance: −$1,083
• − Management: −$1,083
• − Depreciation: −$1,949
• Taxable income: $4,176
• Est. tax owed @ 24.0%: −$1,002
• After-tax cash flow: $3,983/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.

Condition & rehab AI · 0 photos

Fair 40/100 Cosmetic rehab Est. rehab $5,035–$15,105 screening

This property presents a great investment opportunity with cosmetic updates needed, including cleaning, painting, and minor repairs.

Repairs flagged

• Minor Kitchen cleaning — The kitchen is cluttered and in need of cleaning.
• Minor Bathroom cleaning — The bathroom is dirty and in need of cleaning.
• Minor Interior wall cleaning and touch-up — The interior walls appear to be in poor condition, with visible signs of wear and tear.

Value-add opportunities

• Both Deep cleaning and staging — Deep cleaning and staging will make the property more appealing to potential buyers and renters. ↑
• Both Paint touch-up and fresh paint — Paint touch-up and fresh paint will improve the appearance of the interior and make the property more attractive. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 26/100

Zoned Schools

Elementary Burroughs Elementary School F OH #1,337/1,584 Nat'l #35,191/41,679 High Bowsher High School F OH #596/781 Nat'l #10,121/17,239

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

C Composite livability gradescore 66/100

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 · 420,751 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: 10% of renters

---

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

+288.9% since first listed

14 events — show timeline

• 2026-02-24 Listed $70,000 NORIS
• 2025-10-14 Price Changed $13,000 NORIS
• 2023-05-31 Listing Removed — NORIS
• 2022-12-02 Listed $55,000 NORIS
• 2007-10-09 Sold (MLS) $13,000 NORIS
• 2007-02-26 Listed $17,000 NORIS
• 2001-11-08 Listing Removed — NORIS
• 2001-05-08 Listed $49,900 NORIS
• 2001-05-02 Listing Removed — NORIS
• 2000-11-02 Listed $47,900 NORIS
• 2000-11-01 Listing Removed — NORIS
• 2000-08-05 Listed $45,500 NORIS
• 1989-02-24 Sold (Public Records) $24,000 Public Records
• 1981-06-25 Sold (Public Records) $18,000 Public Records

Property tax history

+3.0%/yr

Latest (2025): $1,157 · +1.0% YoY. Source: county tax records.