2019 South Ave · Toledo, OH 43609

$70,000

3 bd · 1.0 ba · 1,007 sqft · SingleFamily public records · 114 Days on market

Built 1916 3,000 sqft lot $70/sqft · 17% below area Est $85k · 17% 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
• Condition / age +2.5/5.0
• Schools +1.6/10.0

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 $70k.

Deal economics

• At list price, monthly cash flow is $398 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $64k (9.0% below list) — sets the bar for market timing.
• Cap rate 13.1% 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 (+7.8%/yr); 99 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); 50% 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 32% of the median local income ($42k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $1k of equity ($484 loan paydown + $525 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 $20k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 114 days — a 9% lower offer ($64k) 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 $70k implies a 438% 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 $63,700 (9.0% below list)

Questions for the listing agent

1. It's been on market 114 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 1916 — 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: 1.61% ✓
• Cap rate: 13.12%
• Cash-on-cash: 24.39%
• DSCR: 2.09
• GRM: 5.2

CMA / ARV

• ARV (median comp): $84,756
• List price: $70,000
• Delta: -17.41%
• 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%)	1mo	$150,000	$138	74
1922 Heatherdale Dr	0.26mi	2/1.0 (-1)	946 (-6%)	2mo	$111,000	$117	72
219 Storrs	0.41mi	3/1.0	1,056 (+5%)	2mo	$81,800	$77	72
424 Mayberry St	0.20mi	2/1.0 (-1)	920 (-9%)	5mo	$58,740	$64	67
532 Colima Dr	0.61mi	3/1.0	1,052 (+4%)	4mo	$56,500	$54	61
936 Atlantic Ave	0.60mi	3/1.0	1,080 (+7%)	3mo	$77,000	$71	58
1824 Arlington Ave	0.55mi	3/1.0	1,102 (+9%)	4mo	$90,000	$82	56
855 Brighton Ave	0.74mi	3/1.0	1,070 (+6%)	2mo	$97,500	$91	54
1039 Wright Ave	0.74mi	3/1.0	1,097 (+9%)	2mo	$15,000	$14	49
317 Eldred Ave	0.69mi	3/1.5	1,108 (+10%)	1mo	$45,000	$41	48
502 Brighton Ave	0.58mi	2/1.0 (-1)	884 (-12%)	1mo	$123,900	$140	47
933 Wright Ave	0.62mi	2/1.0 (-1)	864 (-14%)	3mo	$60,500	$70	40

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: 30.3%
• Equity multiple: 2.61×
• Total profit: $31,566
• Equity at exit: $22,988

10-year hold

• IRR: 35.8%
• Equity multiple: 6.01×
• Total profit: $98,245
• Equity at exit: $29,859

Cash invested: $19,600 (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 43609

• Home prices YoY: 0.3%
• Rents YoY: 7.8%
• Active inventory: 99
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,128 high
• Mortgage (P&I): −$367
• Tax from tax record: −$96 /mo · $1,157/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$237
• Net cashflow: $398

Break-even live

Break-even rent $624

Max offer price $70,000

Occupancy floor 60%

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: $17,500
• Closing costs: $2,100
• 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	43d	1	0.28mi
2314 Airline Ave Toledo, OH	3.0	1.0	1123	$1,478	$1.32	23d	1	0.42mi
2044 Arlington Ave Toledo, OH	2.0	1.0	800	$825	$1.03	21d	1	0.52mi
569 Colima Dr Toledo, OH	3.0	1.0	1253	$1,300	$1.04	23d	1	0.60mi
581 Colima Dr Toledo, OH	2.0	1.0	900	$1,100	$1.22	14d	1	0.61mi
1734 Arlington Ave Toledo, OH	2.0	1.0	700	$800	$1.14	14d	1	0.66mi
619 Durango Dr Toledo, OH	3.0	1.0	1276	$1,350	$1.06	43d	1	0.67mi
523 Nicholas St Toledo, OH	3.0	1.0	1290	$1,350	$1.05	14d	1	0.73mi
532 Carlton St Toledo, OH	3.0	1.0	1130	$1,050	$0.93	43d	1	0.76mi
705 Nicholas St Toledo, OH	2.0	1.0	1037	$900	$0.87	43d	1	0.77mi
724 Spencer St Toledo, OH	3.0	1.5	1127	$1,100	$0.98	43d	1	0.84mi
1418 Colburn St Toledo, OH	3.0	1.0	992	$1,200	$1.21	14d	1	0.92mi
319 N Detroit Ave Toledo, OH	3.0	1.0	1341	$845	$0.63	43d	1	0.99mi
1785 Tecumseh St Toledo, OH	2.0	1.0	930	$900	$0.97	43d	1	0.99mi
1321 Gordon St Toledo, OH	3.0	1.0	1121	$1,050	$0.94	43d	1	1.04mi
2594 Broadway St Toledo, OH	2.0	1.0	1076	$825	$0.77	43d	1	1.14mi
2424 Broadway St Toledo, OH	3.0	1.0	1416	$1,049	$0.74	14d	1	1.24mi
915 Woodstock Ave Toledo, OH	3.0	1.5	1500	$1,100	$0.73	23d	1	1.29mi
1510 Watova Rd Toledo, OH	3.0	1.0	1197	$1,495	$1.25	21d	1	1.40mi
1133 Parkside Blvd Toledo, OH	2.0	1.0	960	$850	$0.89	43d	1	1.45mi

Listing history 29 events

1. 2026-06-18
   days on market $70,000 Active 114 DOM
2. 2026-06-17
   days on market $70,000 Active 113 DOM
3. 2026-06-16
   days on market $70,000 Active 112 DOM
4. 2026-06-15
   days on market $70,000 Active 111 DOM
5. 2026-06-14
   days on market $70,000 Active 109 DOM
6. 2026-06-10
   days on market $70,000 Active 106 DOM
7. 2026-06-09
   days on market $70,000 Active 105 DOM
8. 2026-06-08
   days on market $70,000 Active 104 DOM
9. 2026-06-07
   days on market $70,000 Active 103 DOM
10. 2026-06-05
    days on market $70,000 Active 100 DOM
11. 2026-06-03
    days on market $70,000 Active 99 DOM
12. 2026-06-02
    days on market $70,000 Active 98 DOM
13. 2026-06-01
    days on market $70,000 Active 97 DOM
14. 2026-05-31
    days on market $70,000 Active 96 DOM
15. 2026-05-30
    days on market $70,000 Active 95 DOM
16. 2026-02-24
    listed $70,000 Active 350-char remark

    Show marketing remark (350 chars)

    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!

17. 2025-10-14
    price $13,000 83-char remark

    Show marketing remark (83 chars)

    SOLD AS=IS, WHERE-AS, PRE-APPROVAL OR PROOF OF FUNDS REQUIRED, ADDEDUMS TO FOLLOW -

18. 2023-05-31
    historical
19. 2022-12-02
    listed $55,000 Active
20. 2007-10-09
    soldstatus $13,000 83-char remark

    Show marketing remark (83 chars)

    SOLD AS=IS, WHERE-AS, PRE-APPROVAL OR PROOF OF FUNDS REQUIRED, ADDEDUMS TO FOLLOW -

21. 2007-02-26
    listed $17,000 83-char remark

    Show marketing remark (83 chars)

    SOLD AS=IS, WHERE-AS, PRE-APPROVAL OR PROOF OF FUNDS REQUIRED, ADDEDUMS TO FOLLOW -

22. 2001-11-08
    historical
23. 2001-05-08
    listed $49,900
24. 2001-05-02
    historical
25. 2000-11-02
    listed $47,900
26. 2000-11-01
    historical
27. 2000-08-05
    listed $45,500
28. 1989-02-24
    soldstatus $24,000
29. 1981-06-25
    soldstatus $18,000

ⓘ 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: $1,157 · $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: −$3,921
• − Property taxes: −$1,157
• − Insurance: −$350
• − Repairs & maintenance: −$1,083
• − Management: −$1,083
• − Depreciation: −$2,036
• Taxable income: $3,906
• Est. tax owed @ 24.0%: −$937
• After-tax cash flow: $3,844/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): 21,404
• Household income: $42,313
• Rent vs Own: 55.7% rent · 44.3% own
• Severe rent burden: 1603.0

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 0.66)
• 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.