2368 Hollywood Ave · Toledo, OH 43620

$99,900

6 bd · 1.0 ba · 2,028 sqft · SingleFamily public records · 91 Days on market

Built 1900 4,900 sqft lot $49/sqft · at area comps Est $104k · at est.

---

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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +9.1/15.0
• 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

Large 5-bedroom, 1.5-bath home with over 2,000 sq ft offering strong investment potential. Built in 1900, the property features high ceilings, a traditional floor plan, and spacious living areas throughout. Full basement provides additional storage and potential for future use. Situated on a nearly 4,900 sq ft lot, this property presents a great opportunity to add to an investment portfolio. No seller financing.

Key facts

• 4,900 sq ft lot
• Built 1900
• Listed 91 days

What this means for you Summary

Snapshot

• This is a 6-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $522 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $91k (9.0% below list) — sets the bar for market timing.
• Cap rate 12.6% 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: 22 active listings in the ZIP; 1 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 415 units permitted in Lucas County in 2024 (122 in 5+ unit buildings).
• At $1,500/mo this rent would consume 84% 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 $691 of loan paydown is wiped out by about $3k 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 + 3.0% rent growth), your $28k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 91 days — a 9% lower offer ($91k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 17y ago; this cycle's ask has dropped $10k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $5k; list at $100k implies a 1898% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $90,909 (9.0% below list)

Questions for the listing agent

1. It's been on market 91 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 1900 — 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: 1.50% ✓
• Cap rate: 12.56%
• Cash-on-cash: 22.39%
• DSCR: 2.00
• GRM: 5.5

CMA / ARV

• ARV (median comp): $103,623
• List price: $99,900
• Delta: -3.59%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1081 W Woodruff Ave	0.60mi	5/1.5 (-1)	2,186 (+8%)	3mo	$26,000	$12	50
634 Islington St	0.50mi	5/1.5 (-1)	2,170 (+7%)	14mo	$127,000	$59	46

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 15.2%
• Equity multiple: 1.61×
• Total profit: $17,057
• Equity at exit: $14,895

10-year hold

• IRR: 23.9%
• Equity multiple: 3.06×
• Total profit: $57,678
• Equity at exit: $8,638

Cash invested: $27,972 (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: 5.5×

Monthly cashflow live

• Estimated rent: $1,500 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$98 /mo · $1,171/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $522

Break-even live

Break-even rent $839

Max offer price $99,900

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
38 E Central Ave Toledo, OH	5.0	2.0	1510	$1,500	$0.99	43d	1	1.33mi

Listing history 33 events

1. 2026-06-18
   days on market $99,900 Active 91 DOM
2. 2026-06-17
   days on market $99,900 Active 90 DOM
3. 2026-06-16
   days on market $99,900 Active 89 DOM
4. 2026-06-15
   days on market $99,900 Active 88 DOM
5. 2026-06-14
   days on market $99,900 Active 86 DOM
6. 2026-06-10
   days on market $99,900 Active 83 DOM
7. 2026-06-09
   days on market $99,900 Active 82 DOM
8. 2026-06-08
   days on market $99,900 Active 81 DOM
9. 2026-06-07
   days on market $99,900 Active 80 DOM
10. 2026-06-05
    days on market $99,900 Active 77 DOM
11. 2026-06-03
    days on market $99,900 Active 76 DOM
12. 2026-06-02
    days on market $99,900 Active 75 DOM
13. 2026-06-01
    days on market $99,900 Active 74 DOM
14. 2026-05-31
    days on market $99,900 Active 73 DOM
15. 2026-05-30
    days on market $99,900 Active 72 DOM
16. 2026-04-14
    price $99,900 415-char remark

    Show marketing remark (415 chars)

    Large 5-bedroom, 1.5-bath home with over 2,000 sq ft offering strong investment potential. Built in 1900, the property features high ceilings, a traditional floor plan, and spacious living areas throughout. Full basement provides additional storage and potential for future use. Situated on a nearly 4,900 sq ft lot, this property presents a great opportunity to add to an investment portfolio. No seller financing.

17. 2026-03-19
    listed $109,900 Active 415-char remark

    Show marketing remark (415 chars)

    Large 5-bedroom, 1.5-bath home with over 2,000 sq ft offering strong investment potential. Built in 1900, the property features high ceilings, a traditional floor plan, and spacious living areas throughout. Full basement provides additional storage and potential for future use. Situated on a nearly 4,900 sq ft lot, this property presents a great opportunity to add to an investment portfolio. No seller financing.

18. 2025-10-22
    historical
19. 2025-10-14
    price $109,900
20. 2025-10-13
    price $5,000
21. 2025-09-26
    listed $115,000 Active
22. 2025-09-20
    historical
23. 2010-06-16
    soldstatus $5,000
24. 2010-04-29
    soldstatus $5,000
25. 2010-04-14
    historical
26. 2010-03-05
    historical
27. 2010-03-04
    listed $5,400
28. 2010-03-04
    listed $5,400
29. 2010-03-02
    listed $9,500
30. 2010-02-19
    historical
31. 2009-12-09
    listed $9,500
32. 2009-08-26
    soldstatus $20,000
33. 1997-05-30
    soldstatus $49,500

ⓘ 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: $1,171 · $98/mo
• Projected year-2 tax: $1,365 · $114/mo
• Expected delta: +$194/yr (+$16/mo · 16.5%)

ⓘ 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: $18,000
• − Mortgage interest: −$5,596
• − Property taxes: −$1,171
• − Insurance: −$500
• − Repairs & maintenance: −$1,440
• − Management: −$1,440
• − Depreciation: −$2,906
• Taxable income: $4,947
• Est. tax owed @ 24.0%: −$1,187
• After-tax cash flow: $5,075/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

+101.8% since first listed

18 events — show timeline

• 2026-04-14 Price Changed $99,900 NORIS
• 2026-03-19 Listed $109,900 NORIS
• 2025-10-22 Listing Removed — NORIS
• 2025-10-14 Price Changed $109,900 NORIS
• 2025-10-13 Price Changed $5,000 NORIS
• 2025-09-26 Listed $115,000 NORIS
• 2025-09-20 Coming Soon — NORIS
• 2010-06-16 Sold (Public Records) $5,000 Public Records
• 2010-04-29 Sold (MLS) $5,000 NORIS
• 2010-04-14 Listing Removed — NORIS
• 2010-03-05 Listing Removed — NORIS
• 2010-03-04 Listed $5,400 NORIS
• 2010-03-04 Listed $5,400 NORIS
• 2010-03-02 Listed $9,500 NORIS
• 2010-02-19 Listing Removed — NORIS
• 2009-12-09 Listed $9,500 NORIS
• 2009-08-26 Sold (Public Records) $20,000 Public Records
• 1997-05-30 Sold (Public Records) $49,500 Public Records

Property tax history

+3.3%/yr

Latest (2025): $1,171 · +1.0% YoY. Source: county tax records.