2740 Robinwood Ave · Toledo, OH 43610

$120,000

3 bd · 1.5 ba · 1,664 sqft · SingleFamily public records · 71 Days on market

Built 1911 5,200 sqft lot $72/sqft · 14% above area Est $105k · 14% over

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Why this score? — see what drove the D 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 +15.5/30.0
• Appreciation +7.3/10.0
• DSCR +4.8/10.0
• 1% rule +4.4/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• ARV discount +1.2/15.0

Listing remarks MLS

This delightful three bedroom, one and a half bath residence blends historic character with modern comforts. Boasting 1,664 sq ft of living space located in the heart of Toledo’s famed Old West End! Enjoy your morning coffee on the screened in front porch or in the sunroom off the primary bedroom! Walk right across the street to Glenwood Elementary, large attic has great potential for an artist's studio or a 4th bedroom!

Key facts

• 5,200 sq ft lot
• 2 garage spots
• Built 1911

Tags

• SCREENED IN FRONT PORCH
• SUNROOM OFF PRIMARY BEDROOM
• LARGE ATTIC POTENTIAL

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $48 ($571/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $113k (5.6% below list).
• Recommended offer: $113k (6.0% 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: 30 active listings in the ZIP; 36 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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 ($38k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $6k of equity ($830 loan paydown + $6k appreciation (4.7% 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 (4.7% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 71 days — a 6% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 19y 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 $22k; list at $120k implies a 445% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1911 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $112,800 (6.0% below list)

Questions for the listing agent

1. It's been on market 71 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1911 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.94% ✗
• Cap rate: 6.77%
• Cash-on-cash: 1.70%
• DSCR: 1.08
• GRM: 8.8

CMA / ARV

• ARV (median comp): $105,169
• List price: $120,000
• Delta: 14.10%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
519 Nottingham Ter	0.23mi	4/1.5 (+1)	1,709 (+3%)	8mo	$125,000	$73	73
3209 Kimball Ave	0.35mi	3/1.5	1,536 (-8%)	3mo	$56,000	$36	68
2838 Rockwood Pl	0.13mi	4/1.0 (+1)	1,559 (-6%)	10mo	$100,500	$64	68
2841 N Detroit Ave	0.16mi	3/1.0	1,427 (-14%)	1mo	$60,000	$42	66
2534 Maplewood Ave	0.28mi	3/2.0	1,480 (-11%)	1mo	$75,000	$51	65
3211 Parkwood Ave	0.39mi	3/1.0	1,535 (-8%)	5mo	$92,500	$60	63
298 W Park St	0.62mi	3/1.0	1,626 (-2%)	4mo	$33,000	$20	62
411 W Manhattan Blvd	0.75mi	3/1.0	1,643 (-1%)	3mo	$28,000	$17	59
2446 Fulton St	0.65mi	3/2.0	1,572 (-6%)	2mo	$108,500	$69	56
292 W Park St	0.63mi	3/1.5	1,544 (-7%)	6mo	$56,000	$36	53
427 W Delaware Ave	0.47mi	3/1.0	1,879 (+13%)	4mo	$6,888	$4	52
436 Elder Dr	0.71mi	3/1.0	1,476 (-11%)	2mo	$26,667	$18	44

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

4.65% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.5%
• Equity multiple: 1.84×
• Total profit: $28,316
• Equity at exit: $65,445

10-year hold

• IRR: 14.4%
• Equity multiple: 3.51×
• Total profit: $84,238
• Equity at exit: $110,890

Cash invested: $33,600 (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 43610

• Home prices YoY: 3.8%
• Active inventory: 30
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,133 high
• Mortgage (P&I): −$629
• Tax from tax record: −$168 /mo · $2,019/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$238
• Net cashflow: $48

Break-even live

Break-even rent $1,073

Max offer price $120,000

Occupancy floor 91%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2907 Rockwood Pl Toledo, OH	3.0	1.0	1494	$1,100	$0.74	13d	1	0.17mi
425 Boston Pl Unit A Toledo, OH	2.0	1.0	1200	$895	$0.75	23d	1	0.35mi
2447 Maplewood Ave Toledo, OH	2.0	1.0	1538	$897	$0.58	43d	1	0.41mi
960 W Delaware Ave Toledo, OH	3.0	1.0	1224	$1,050	$0.86	23d	1	0.42mi
614 Cadillac Ct Toledo, OH	3.0	1.0	1581	$1,075	$0.68	23d	1	0.47mi
610 Cadillac Ct Toledo, OH	3.0	1.0	1409	$1,050	$0.75	23d	1	0.47mi
119 Winthrop St Toledo, OH	3.0	1.0	1734	$1,350	$0.78	23d	1	0.85mi
31 W Oakland St Toledo, OH	4.0	1.0	1188	$1,249	$1.05	23d	1	0.86mi
1436 Palmetto Ave Toledo, OH	3.0	1.0	1678	$1,400	$0.83	23d	1	0.91mi
3615 Berkeley Dr Toledo, OH	3.0	1.0	1096	$1,400	$1.28	13d	1	0.91mi
3541 Willys Pkwy Toledo, OH	3.0	1.0	1113	$1,400	$1.26	43d	1	0.96mi
1014 Berdan Ave Toledo, OH	3.0	1.0	1215	$1,200	$0.99	43d	1	1.01mi
152 Austin St Toledo, OH	4.0	1.5	1370	$1,150	$0.84	23d	1	1.03mi
59 E Hudson St Toledo, OH	3.0	1.0	1368	$1,100	$0.80	43d	1	1.05mi
1573 Jermain Dr Toledo, OH	3.0	1.0	1254	$1,195	$0.95	13d	1	1.11mi
3606 Revere Dr Toledo, OH	4.0	1.0	1320	$1,500	$1.14	43d	1	1.12mi
2131 Franklin Ave Toledo, OH	2.0	2.0	1255	$900	$0.72	43d	1	1.12mi
3725 Hoiles Ave Toledo, OH	3.0	1.0	1180	$1,245	$1.06	23d	1	1.17mi
3950 Woodhaven Dr Toledo, OH	2.0	1.0	1072	$745	$0.69	23d	1	1.19mi
3805 Hoiles Ave Toledo, OH	3.0	1.0	1370	$1,025	$0.75	23d	1	1.19mi
3713 Hazelhurst Ave Toledo, OH	3.0	1.5	1352	$1,700	$1.26	43d	1	1.20mi
3905 Peru St Toledo, OH	4.0	3.0	1548	$1,300	$0.84	21d	1	1.20mi
3915 Willys Pkwy Unit 3915 Toledo, OH	3.0	1.0	1080	$800	$0.74	21d	1	1.24mi
1718 Giant St Toledo, OH	3.0	1.0	1080	$1,395	$1.29	13d	1	1.29mi
1026 Oakwood Ave Toledo, OH	2.0	1.0	1100	$850	$0.77	43d	1	1.31mi
1016 Mallett St Unit 1 Toledo, OH	2.0	1.0	1300	$900	$0.69	43d	1	1.32mi
1489 Berdan Ave Toledo, OH	3.0	1.0	1068	$1,250	$1.17	43d	1	1.34mi
4124 Vermaas Ave Toledo, OH	2.0	1.0	1245	$997	$0.80	43d	1	1.36mi
2621 Chestnut St Toledo, OH	3.0	1.0	1444	$1,250	$0.87	43d	1	1.36mi
4129 Vermaas Ave Toledo, OH	3.0	1.5	1385	$1,250	$0.90	43d	1	1.37mi
4140 Caroline Ave Toledo, OH	3.0	1.5	1378	$1,650	$1.20	23d	1	1.40mi
4138 N Lockwood Ave Toledo, OH	2.0	1.0	1300	$1,050	$0.81	23d	1	1.42mi
1731 Mansfield Rd Toledo, OH	3.0	1.0	1138	$1,195	$1.05	23d	1	1.48mi
424 E Lake St Toledo, OH	3.0	1.0	1228	$1,075	$0.88	13d	1	1.49mi
1477 W Sylvania Ave Toledo, OH	3.0	1.0	1570	$1,250	$0.80	43d	1	1.49mi
2117 Clinton St Toledo, OH	3.0	1.0	1256	$1,115	$0.89	43d	1	1.50mi

Listing history 43 events

1. 2026-06-10
   days on market $120,000 Active 71 DOM
2. 2026-06-09
   days on market $120,000 Active 70 DOM
3. 2026-06-08
   days on market $120,000 Active 69 DOM
4. 2026-06-07
   days on market $120,000 Active 68 DOM
5. 2026-06-05
   days on market $120,000 Active 65 DOM
6. 2026-06-03
   days on market $120,000 Active 64 DOM
7. 2026-06-02
   days on market $120,000 Active 63 DOM
8. 2026-06-01
   days on market $120,000 Active 62 DOM
9. 2026-05-31
   days on market $120,000 Active 61 DOM
10. 2026-05-30
    days on market $120,000 Active 60 DOM
11. 2026-04-27
    status Active 430-char remark

    Show marketing remark (430 chars)

    This delightful three bedroom, one and a half bath residence blends historic character with modern comforts. Boasting 1,664 sq ft of living space located in the heart of Toledo’s famed Old West End! Enjoy your morning coffee on the screened in front porch or in the sunroom off the primary bedroom! Walk right across the street to Glenwood Elementary, large attic has great potential for an artist's studio or a 4th bedroom!

12. 2026-04-21
    historical Contingent 430-char remark

    Show marketing remark (430 chars)

    This delightful three bedroom, one and a half bath residence blends historic character with modern comforts. Boasting 1,664 sq ft of living space located in the heart of Toledo’s famed Old West End! Enjoy your morning coffee on the screened in front porch or in the sunroom off the primary bedroom! Walk right across the street to Glenwood Elementary, large attic has great potential for an artist's studio or a 4th bedroom!

13. 2026-04-15
    price $120,000 430-char remark

    Show marketing remark (430 chars)

    This delightful three bedroom, one and a half bath residence blends historic character with modern comforts. Boasting 1,664 sq ft of living space located in the heart of Toledo’s famed Old West End! Enjoy your morning coffee on the screened in front porch or in the sunroom off the primary bedroom! Walk right across the street to Glenwood Elementary, large attic has great potential for an artist's studio or a 4th bedroom!

14. 2026-03-31
    listed $125,000 Active 430-char remark

    Show marketing remark (430 chars)

    This delightful three bedroom, one and a half bath residence blends historic character with modern comforts. Boasting 1,664 sq ft of living space located in the heart of Toledo’s famed Old West End! Enjoy your morning coffee on the screened in front porch or in the sunroom off the primary bedroom! Walk right across the street to Glenwood Elementary, large attic has great potential for an artist's studio or a 4th bedroom!

15. 2026-01-06
    historical
16. 2025-12-02
    price $145,000
17. 2025-11-05
    price $149,900
18. 2025-11-05
    price $149,000
19. 2025-10-06
    price $155,000
20. 2025-09-25
    price $159,900
21. 2025-09-12
    price $169,900
22. 2025-07-30
    price $174,900
23. 2025-07-12
    price $179,900
24. 2025-06-27
    listed $185,000 Active
25. 2025-06-08
    historical
26. 2014-02-06
    soldstatus $22,000
27. 2013-11-11
    listed $22,000
28. 2013-09-22
    historical
29. 2013-03-22
    listed $39,888
30. 2013-03-19
    historical
31. 2012-04-19
    listed $49,900
32. 2011-09-27
    historical
33. 2010-10-11
    listed $60,777
34. 2010-09-30
    historical
35. 2010-07-02
    listed $84,900
36. 2009-10-12
    historical
37. 2009-05-13
    listed $78,777
38. 2009-04-26
    historical
39. 2009-01-27
    listed $89,500
40. 2008-10-25
    historical
41. 2008-04-25
    listed $109,750
42. 2008-04-17
    historical
43. 2007-10-23
    listed $119,750

ⓘ 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: $2,019 · $168/mo
• Projected year-2 tax: $2,019 · $168/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: $13,597
• − Mortgage interest: −$6,722
• − Property taxes: −$2,019
• − Insurance: −$600
• − Repairs & maintenance: −$1,088
• − Management: −$1,088
• − Depreciation: −$3,491
• Taxable loss: −$1,410
• Est. tax savings @ 24.0%: +$338
• After-tax cash flow: $910/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): 4,057
• Household income: $38,369
• Rent vs Own: 41.4% rent · 58.6% own
• Severe rent burden: 15.7

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: Majority Black (64%)
• Race & ethnicity: Black 64% White 29% Hispanic / Latino 4% Two or more races 4%
• Common ancestry: Romanian 5% Iranian 3% Slovak 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 2%

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: ▲ 4.65%
• Current HPI: 126.1457
• 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

+0.2% since first listed

33 events — show timeline

• 2026-04-27 Relisted — NORIS
• 2026-04-21 Contingent — NORIS
• 2026-04-15 Price Changed $120,000 NORIS
• 2026-03-31 Listed $125,000 NORIS
• 2026-01-06 Listing Removed — NORIS
• 2025-12-02 Price Changed $145,000 NORIS
• 2025-11-05 Price Changed $149,900 NORIS
• 2025-11-05 Price Changed $149,000 NORIS
• 2025-10-06 Price Changed $155,000 NORIS
• 2025-09-25 Price Changed $159,900 NORIS
• 2025-09-12 Price Changed $169,900 NORIS
• 2025-07-30 Price Changed $174,900 NORIS
• 2025-07-12 Price Changed $179,900 NORIS
• 2025-06-27 Listed $185,000 NORIS
• 2025-06-08 Coming Soon — NORIS
• 2014-02-06 Sold (MLS) $22,000 NORIS
• 2013-11-11 Listed $22,000 NORIS
• 2013-09-22 Listing Removed — NORIS
• 2013-03-22 Listed $39,888 NORIS
• 2013-03-19 Listing Removed — NORIS
• 2012-04-19 Listed $49,900 NORIS
• 2011-09-27 Listing Removed — NORIS
• 2010-10-11 Listed $60,777 NORIS
• 2010-09-30 Listing Removed — NORIS
• 2010-07-02 Listed $84,900 NORIS
• 2009-10-12 Listing Removed — NORIS
• 2009-05-13 Listed $78,777 NORIS
• 2009-04-26 Listing Removed — NORIS
• 2009-01-27 Listed $89,500 NORIS
• 2008-10-25 Listing Removed — NORIS
• 2008-04-25 Listed $109,750 NORIS
• 2008-04-17 Listing Removed — NORIS
• 2007-10-23 Listed $119,750 NORIS

Property tax history

+2.5%/yr

Latest (2025): $2,019 · +0.3% YoY. Source: county tax records.