1524 Remington St · Toledo, OH 43605

$115,000

4 bd · 1.5 ba · 1,263 sqft · SingleFamily public records · 250 Days on market

Built 1897 6,300 sqft lot $91/sqft · 25% above area Est $92k · 25% 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 +19.6/30.0
• DSCR +6.2/10.0
• 1% rule +5.4/10.0
• Rent growth +3.8/5.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

This home has new vinyl siding, extra blown installation in attic, an amazing wrap around deck and an above ground pool. 4 car garage with a wood burning stove and storage and a full bar. It has natural original wood work in home. French doors which open up to the deck. Security lighting, a newer pool pump. Has pond and sandbox. Shed. Central Air. Double sink.

Key facts

• Above ground pool
• French doors
• Wrap around deck

Tags

• WRAP AROUND DECK
• ABOVE GROUND POOL
• WOOD BURNING STOVE
• FULL BAR
• NATURAL ORIGINAL WOOD WORK
• FRENCH DOORS

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $133 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $101k (12.0% 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: Rents rising fast (+5.4%/yr); 119 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 415 units permitted in Lucas County in 2024 (122 in 5+ unit buildings).
• This rent runs 37% 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 $795 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.

Negotiation context

• It's been on market 250 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $42k; list at $115k implies a 174% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1897 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $101,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 250 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1897 — 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: 1.04% ✓
• Cap rate: 7.68%
• Cash-on-cash: 4.97%
• DSCR: 1.22
• GRM: 8.0

CMA / ARV

• ARV (median comp): $92,359
• List price: $115,000
• Delta: 24.51%
• 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
1537 Akron St	0.04mi	3/2.0 (-1)	1,188 (-6%)	3mo	$131,500	$111	78
47 E Foulkes St	0.36mi	3/1.0 (-1)	1,232 (-2%)	5mo	$46,000	$37	68
1732 Oak St	0.31mi	3/1.0 (-1)	1,276 (+1%)	12mo	$136,000	$107	67
1702 Pool St	0.24mi	4/1.0	1,403 (+11%)	4mo	$140,000	$100	65
1122 Vinal St	0.50mi	4/1.0	1,180 (-7%)	1mo	$123,400	$105	63
1455 Oak St	0.14mi	3/1.0 (-1)	1,116 (-12%)	5mo	$63,500	$57	62
1021 Liberty St	0.55mi	3/1.0 (-1)	1,248 (-1%)	8mo	$119,000	$95	59
1734 Milroy St	0.38mi	3/1.0 (-1)	1,204 (-5%)	12mo	$99,900	$83	58
148 W Foulkes St	0.47mi	3/1.0 (-1)	1,300 (+3%)	12mo	$79,300	$61	56
709 Sylvester Ave	0.26mi	3/1.0 (-1)	1,112 (-12%)	8mo	$103,000	$93	54
937 Berry St	0.73mi	3/1.0 (-1)	1,282 (+2%)	3mo	$63,000	$49	54
1207 E Broadway St	0.55mi	3/1.0 (-1)	1,400 (+11%)	7mo	$102,000	$73	44

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: -5.9%
• Equity multiple: 0.78×
• Total profit: $-7,192
• Equity at exit: $17,147

10-year hold

• IRR: 6.5%
• Equity multiple: 1.54×
• Total profit: $17,386
• Equity at exit: $9,943

Cash invested: $32,200 (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: 119
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,198 high
• Mortgage (P&I): −$603
• Tax from tax record: −$162 /mo · $1,948/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $133

Break-even live

Break-even rent $1,029

Max offer price $115,000

Occupancy floor 84%

Sensitivity live

Price	-10% $198	-5% $166	+0% $133	+5% $101	+10% $68
Rent	-10% $39	-5% $86	+0% $133	+5% $181	+10% $228
Rate	-1.0pp $191	-0.5pp $163	base $133	+0.5pp $103	+1.0pp $73

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1537 Remington St Toledo, OH	3.0	1.0	1064	$1,095	$1.03	44d	1	0.04mi
606 Earl St Toledo, OH	3.0	1.5	1700	$1,150	$0.68	22d	1	0.61mi
921 Berry St Toledo, OH	4.0	1.0	1204	$1,350	$1.12	15d	1	0.75mi
908 Forsythe St Unit Downstairs Toledo, OH	3.0	1.0	1164	$950	$0.82	44d	1	0.79mi
834 Oak St Toledo, OH	3.0	1.0	1064	$900	$0.85	44d	1	0.86mi
1106 White St Toledo, OH	3.0	1.0	1200	$1,015	$0.85	15d	1	0.92mi
948 White St Toledo, OH	3.0	1.0	1024	$1,135	$1.11	15d	1	1.00mi
1505 Navarre Ave Toledo, OH	3.0	1.0	1331	$1,145	$0.86	44d	1	1.14mi
20 Greenwood Ave Toledo, OH	3.0	1.0	1496	$1,150	$0.77	15d	1	1.34mi
29 Garfield Pl Toledo, OH	4.0	2.0	1300	$1,250	$0.96	15d	1	1.35mi
244 Knower St Toledo, OH	3.0	1.0	1120	$995	$0.89	15d	1	1.39mi

Listing history 20 events

1. 2026-06-21
   days on market $115,000 Active 250 DOM
2. 2026-06-18
   days on market $115,000 Active 247 DOM
3. 2026-06-17
   days on market $115,000 Active 246 DOM
4. 2026-06-16
   days on market $115,000 Active 245 DOM
5. 2026-06-15
   days on market $115,000 Active 244 DOM
6. 2026-06-14
   days on market $115,000 Active 242 DOM
7. 2026-06-10
   days on market $115,000 Active 239 DOM
8. 2026-06-09
   days on market $115,000 Active 238 DOM
9. 2026-06-08
   days on market $115,000 Active 237 DOM
10. 2026-06-07
    days on market $115,000 Active 236 DOM
11. 2026-06-05
    days on market $115,000 Active 233 DOM
12. 2026-06-03
    days on market $115,000 Active 232 DOM
13. 2026-06-02
    days on market $115,000 Active 231 DOM
14. 2026-06-01
    days on market $115,000 Active 230 DOM
15. 2026-05-31
    days on market $115,000 Active 229 DOM
16. 2026-05-30
    days on market $115,000 Active 228 DOM
17. 2025-10-14
    listed $115,000 Active 362-char remark

    Show marketing remark (362 chars)

    This home has new vinyl siding, extra blown installation in attic, an amazing wrap around deck and an above ground pool. 4 car garage with a wood burning stove and storage and a full bar. It has natural original wood work in home. French doors which open up to the deck. Security lighting, a newer pool pump. Has pond and sandbox. Shed. Central Air. Double sink.

18. 1998-12-18
    soldstatus $41,900
19. 1997-09-02
    soldstatus $26,502
20. 1993-01-04
    soldstatus $15,000

ⓘ 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: $1,948 · $162/mo
• Projected year-2 tax: $1,948 · $162/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 ≥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: $14,378
• − Mortgage interest: −$6,442
• − Property taxes: −$1,948
• − Insurance: −$575
• − Repairs & maintenance: −$1,150
• − Management: −$1,150
• − Depreciation: −$3,345
• Taxable loss: −$232
• Est. tax savings @ 24.0%: +$56
• After-tax cash flow: $1,655/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

+666.7% since first listed

4 events — show timeline

• 2025-10-14 Listed $115,000 NORIS
• 1998-12-18 Sold (Public Records) $41,900 Public Records
• 1997-09-02 Sold (Public Records) $26,502 Public Records
• 1993-01-04 Sold (Public Records) $15,000 Public Records

Property tax history

+3.2%/yr

Latest (2025): $1,948 · +6.7% YoY. Source: county tax records.