223 Valleywood Dr · Toledo, OH 43605

$95,000

3 bd · 1.0 ba · 1,176 sqft · SingleFamily public records · 5 Days on market

Built 1914 3,800 sqft lot Est $94k · at est.

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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 +26.5/30.0
• DSCR +9.1/10.0
• ARV discount +7.1/15.0
• 1% rule +6.9/10.0
• Rent growth +3.8/5.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Very well maintained 3 bed 1 bath home. Large living room and dining room. The kitchen has been updated with new cabinets and newer appliances along with New Bathroom, New Seamless Gutters, and a New fence in the backyard. The Roof is 7 years old. Possession at closing - Schedule your showing today!

Key facts

• Seamless gutters
• Original wood floors
• Large living room

Tags

• CENTRAL AIR
• SEAMLESS GUTTERS
• UPDATED KITCHEN
• UPDATED BATHROOM
• ORIGINAL WOOD FLOORS
• LARGE LIVING ROOM

Property features AI

Finance

• HOA & community: Community features include curbs, street lights, and sidewalks

Exterior

• Parking: Space for 4 vehicles; Alley access and on-street parking
• Security: Security features noted (other)
• Utilities: Public water; Public sewer; Electricity connected (200+ amp service with circuit breakers); Natural gas connected; Cable, internet, and Wi-Fi available
• Home design: Single-family detached house; Two levels / two stories; No common walls; Listed as residential, single-family residence
• Construction: Wood siding and other construction materials; Block foundation; Year built from public records
• Exterior features: Awning(s); Fire pit; Front porch and rear patio; Shed(s); Block and wood fencing; Shingle roof

Interior

• Kitchen: Eat-in kitchen; Gas oven and gas range; Refrigerator; Dishwasher; Gas range connection
• Bedrooms: Two upper-level bedrooms (each about 10 x 10); Additional upper-level room (13 x 10) with wood flooring; Main-level den (10 x 10)
• Flooring: Wood flooring in some upper rooms; Vinyl flooring in the kitchen; Carpet
• Bathrooms: One full bathroom
• Heating & cooling: Forced-air heating (natural gas); Central air conditioning
• Interior features: Eat-in kitchen; Double-pane windows with screens; Storm door(s); Total of 7 rooms; Has basement
• Laundry & utility: Washer and dryer included; Laundry located inside in the basement; Water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $253 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Cap rate 9.5% vs local median 7.5% in Toledo — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Garfield Elementary School (math 7% / reading 14%, grade F, #1,461 of 1,584 statewide, top 92%, 387 students, 0% FRL); Waite High School (math 12% / reading 24%, grade F, #687 of 781 statewide, top 88%, 997 students, 0% FRL) — zoned schools average 0% FRL vs 72% district-wide (72 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+5.4%/yr); 116 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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 35% of the median local income ($39k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $657 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 + 5.4% rent growth), your $27k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 5y ago; this cycle's ask is 8544% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $58k; list at $95k implies a 64% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1914 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $95,000

Questions for the listing agent

1. Built in 1914 — 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: 1.19% ✓
• Cap rate: 9.48%
• Cash-on-cash: 11.40%
• DSCR: 1.51
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $94,080
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
256 Midvale Ave	0.17mi	3/1.0	1,180 (+0%)	4mo	$137,300	$116	88
2017 Kelsey Ave	0.36mi	3/1.0	1,152 (-2%)	2mo	$119,900	$104	79
128 Carbon St	0.50mi	3/1.0	1,113 (-5%)	3mo	$89,000	$80	65
1940 Hurd St	0.64mi	3/1.0	1,200 (+2%)	4mo	$99,900	$83	64
136 Steel St	0.48mi	4/1.0 (+1)	1,229 (+4%)	3mo	$95,000	$77	63
150 E Broadway St	0.47mi	3/1.0	1,048 (-11%)	1mo	$20,000	$19	60
328 White St	0.25mi	2/1.0 (-1)	1,000 (-15%)	1mo	$39,900	$40	57
463 Howland Ave	0.40mi	3/1.0	1,027 (-13%)	4mo	$65,000	$63	56
1320 Mott Ave	0.39mi	4/1.0 (+1)	1,299 (+10%)	4mo	$85,400	$66	56
130 Burger St	0.68mi	2/2.0 (-1)	1,242 (+6%)	3mo	$134,000	$108	47
1133 Nevada St	0.56mi	2/1.0 (-1)	1,044 (-11%)	4mo	$36,000	$34	47
1012 Idaho St	0.74mi	3/1.0	1,041 (-12%)	1mo	$84,900	$82	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 · 5.37% rent growth · sell at horizon

5-year hold

• IRR: 3.3%
• Equity multiple: 1.13×
• Total profit: $3,470
• Equity at exit: $14,165

10-year hold

• IRR: 15.0%
• Equity multiple: 2.34×
• Total profit: $35,694
• Equity at exit: $8,214

Cash invested: $26,600 (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 43605

• Home prices YoY: -25.6%
• Rents YoY: 5.4%
• Active inventory: 116
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,134 high
• Mortgage (P&I): −$498
• Tax from tax record: −$105 /mo · $1,262/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$238
• Net cashflow: $253

Break-even live

Break-even rent $814

Max offer price $95,000

Occupancy floor 73%

Sensitivity live

Price	-10% $306	-5% $279	+0% $253	+5% $226	+10% $199
Rent	-10% $163	-5% $208	+0% $253	+5% $297	+10% $342
Rate	-1.0pp $300	-0.5pp $277	base $253	+0.5pp $228	+1.0pp $203

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
223 Valleywood Dr Toledo, OH	2.0	1.0	1098	$1,099	$1.00	26d	1	0.04mi
221 Licking St Unit 2 Toledo, OH	3.0	1.0	1048	$1,099	$1.05	26d	1	0.38mi
653 Oswald St Toledo, OH	2.0	1.0	920	$800	$0.87	46d	1	0.40mi
1306 Mott Ave Toledo, OH	3.0	1.5	1282	$1,149	$0.90	46d	1	0.41mi
1305 Mott Ave Toledo, OH	3.0	1.0	1080	$1,000	$0.93	46d	1	0.42mi
508 Howland Ave Toledo, OH	3.0	1.0	840	$1,000	$1.19	46d	1	0.43mi
557 Valleywood Dr Toledo, OH	3.0	1.0	848	$1,100	$1.30	46d	1	0.44mi
1614 Nevada St Toledo, OH	2.0	1.0	1172	$1,000	$0.85	23d	1	0.50mi
571 Howland Ave Toledo, OH	2.0	1.0	874	$875	$1.00	46d	1	0.51mi
2074 Starr Ave Toledo, OH	3.0	1.0	1115	$1,025	$0.92	26d	1	0.52mi
128 Carbon St Toledo, OH	3.0	1.0	1113	$1,200	$1.08	26d	1	0.52mi
1123 Nevada St Toledo, OH	2.0	1.0	792	$900	$1.14	16d	1	0.53mi
420 Platt St Toledo, OH	2.0	1.0	1499	$685	$0.46	23d	1	0.55mi
414 Platt St Unit ST-3 Toledo, OH	3.0	1.0	1500	$1,150	$0.77	26d	1	0.56mi
29 Garfield Pl Toledo, OH	4.0	2.0	1300	$1,250	$0.96	16d	1	0.65mi
724 Plymouth St Toledo, OH	2.0	1.0	819	$750	$0.92	46d	1	0.69mi
1505 Navarre Ave Toledo, OH	3.0	1.0	1331	$1,145	$0.86	46d	1	0.72mi
470 2nd St Unit 1 Toledo, OH	2.0	1.0	950	$799	$0.84	46d	1	0.73mi
2129 Nevada St Toledo, OH	3.0	1.0	1352	$1,200	$0.89	16d	1	0.75mi
948 White St Toledo, OH	3.0	1.0	1024	$1,135	$1.11	16d	1	0.83mi
1848 Genesee St Toledo, OH	3.0	1.0	1069	$1,200	$1.12	46d	1	0.85mi
1848 Genesee St Toledo, OH	3.0	1.0	1069	$1,300	$1.22	26d	1	0.85mi
722 Coyne Ave Toledo, OH	2.0	1.0	900	$1,000	$1.11	16d	1	0.87mi
625 Riverside Dr Toledo, OH	1.0–2.0	1.0–2.0	860	$1,767	$2.05	16d	37	0.88mi
732 Coyne Ave Toledo, OH	3.0	1.0	968	$1,145	$1.18	16d	1	0.88mi
1964 Burr St Toledo, OH	3.0	1.0	1159	$1,250	$1.08	46d	1	0.88mi
537 Potter St Toledo, OH	2.0	1.0	1200	$625	$0.52	26d	1	0.90mi
1106 White St Toledo, OH	3.0	1.0	1200	$1,015	$0.85	16d	1	0.94mi
908 Forsythe St Unit Upstairs Toledo, OH	2.0	1.0	1164	$900	$0.77	16d	1	1.00mi
908 Forsythe St Unit Downstairs Toledo, OH	3.0	1.0	1164	$950	$0.82	46d	1	1.00mi
921 Berry St Toledo, OH	4.0	1.0	1204	$1,350	$1.12	16d	1	1.04mi
1119 N Summit St Toledo, OH	2.0	2.0	1500	$1,890	$1.26	46d	1	1.10mi
1119 N Summit St Toledo, OH	2.0	2.0	1226	$1,750	$1.43	26d	1	1.10mi
1119 N Summit St Toledo, OH	1.0–2.0	1.0–2.0	1023	$1,750	$1.71	16d	2	1.10mi
20 Greenwood Ave Toledo, OH	3.0	1.0	1496	$1,150	$0.77	16d	1	1.18mi
834 Oak St Toledo, OH	3.0	1.0	1064	$900	$0.85	46d	1	1.18mi
946 Butler St Toledo, OH	2.0	1.0	944	$650	$0.69	46d	1	1.18mi
1449 N Huron St Toledo, OH	4.0	2.0	1430	$1,045	$0.73	16d	1	1.23mi
630 Mulberry St Toledo, OH	2.0	1.0	1000	$950	$0.95	26d	1	1.28mi
1205 Liberty St Unit NA Toledo, OH	3.0	1.0	864	$1,195	$1.38	46d	1	1.29mi

Listing history 4 events

1. 2026-06-23
   days on market $95,000 Active 5 DOM
2. 2026-06-21
   days on market $95,000 Active 4 DOM
3. 2026-06-17
   remarks 300-char remark
4. 2026-06-17
   listed $95,000 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: $1,262 · $105/mo
• Projected year-2 tax: $1,372 · $114/mo
• Expected delta: +$110/yr (+$9/mo · 8.7%)

ⓘ 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 ≥100°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: $13,603
• − Mortgage interest: −$5,321
• − Property taxes: −$1,262
• − Insurance: −$475
• − Repairs & maintenance: −$1,088
• − Management: −$1,088
• − Depreciation: −$2,764
• Taxable income: $1,605
• Est. tax owed @ 24.0%: −$385
• After-tax cash flow: $2,646/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): 24,441
• Household income: $39,118
• Rent vs Own: 51.9% rent · 48.1% own
• Severe rent burden: 1257.0

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 0.61)
• Race & ethnicity: White 57% Hispanic / Latino 21% Black 14% Two or more races 14%
• Hispanic origin (detail): Mexican 17% Puerto Rican 2%
• Common ancestry: Romanian 3% Lithuanian 2% Portuguese 1%
• Foreign-born: 3% · Canada
• Languages at home: 91% English-only · Spanish 7% 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: ▼ -47.85%
• Current HPI: 138.6894
• Rent YoY: ▲ 5.37%
• 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

-98.2% since first listed

16 events — show timeline

• 2026-06-17 Listed for Rent $1,099 TURBOTENANT
• 2026-06-16 Listed $95,000 NORIS
• 2026-06-11 Rental Removed $1,099 TURBOTENANT
• 2026-05-11 Listed for Rent $1,099 TURBOTENANT
• 2026-05-03 Rental Removed $1,099 TURBOTENANT
• 2026-04-29 Listed for Rent $1,099 TURBOTENANT
• 2026-04-28 Rental Removed $1,099 TURBOTENANT
• 2026-04-01 Listed for Rent $1,099 TURBOTENANT
• 2026-03-16 Rental Removed $1,099 TURBOTENANT
• 2026-02-13 Listed for Rent $1,099 TURBOTENANT
• 2025-10-14 Price Changed $58,000 NORIS
• 2021-08-20 Sold (Public Records) $58,000 Public Records
• 2021-08-18 Pending — NORIS
• 2021-08-17 Sold (MLS) $58,000 NORIS
• 2021-07-20 Listed — NORIS
• 2021-05-26 Listed $59,900 NORIS

Property tax history

+2.1%/yr

Latest (2025): $1,262 · -5.3% YoY. Source: county tax records.