2320 Valentine St · Toledo, OH 43605

$49,000

3 bd · 1.0 ba · 1,188 sqft · SingleFamily public records · 304 Days on market

Built 1907 3,598 sqft lot Est $70k · 30% under

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

UTILTITES ARE ON AT THIS LOCATION TO SEE WORKING MECHANICS This 3bed/1bath is priced to sell quickly. The last tenant paid $950 a month. The roof is newer and siding in the back in new. The basement is dry and ready for new ownership.

Key facts

• Near popular marina
• 3,598 sq ft lot
• 2 parking spots

Tags

• NEWER EFFICIENCY FURNACE
• NEAR POPULAR MARINA

Property features AI

Exterior

• Parking: 2 parking spaces
• Utilities: Electric service: fuses; Sewer: other
• Home design: Single-family residential; 2 stories; Not attached to other units; No common walls
• Construction: Vinyl siding
• Exterior features: Shingle roof

Interior

• Kitchen: Kitchen (main level, 10 x 9)
• Bedrooms: Upper bedroom (11 x 12); Upper bedroom (10 x 11); Upper bedroom (12 x 11)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); Window cooling units
• Interior features: 6 total rooms; Full basement
• Laundry & utility: Water heater

🏷️ Possibly a rental listed for sale. The $49,000 price doesn't fit this home's estimated sale value (~$70,092) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $49k.

Deal economics

• At list price, monthly cash flow is $523 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $49k).
• Recommended offer: $43k (12.0% below list) — sets the bar for market timing.
• Cap rate 19.1% 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-, 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: Birmingham Elementary School (math 8% / reading 12%, grade F, #1,471 of 1,584 statewide, top 95%, 299 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); 117 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 33% 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 $339 of loan paydown is wiped out by about $1k 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 $14k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 304 days — a 12% lower offer ($43k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $21k (30%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1907 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $43,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 304 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 1907 — 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: 2.21% ✓
• Cap rate: 19.10%
• Cash-on-cash: 45.73%
• DSCR: 3.03
• GRM: 3.8

CMA / ARV

• ARV (on-the-fly): $70,092
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2232 Caledonia St	0.12mi	3/1.0	1,273 (+7%)	11mo	$75,000	$59	74
2137 Valentine St	0.22mi	3/1.0	1,272 (+7%)	6mo	$47,500	$37	74
2617 York St	0.36mi	3/1.0	1,154 (-3%)	9mo	$78,000	$68	71
2023 Woodford St	0.37mi	2/1.0 (-1)	1,152 (-3%)	3mo	$26,000	$23	71
2125 Valentine St	0.24mi	3/1.0	1,265 (+6%)	12mo	$59,000	$47	68
2418 Valentine St	0.12mi	3/1.0	1,339 (+13%)	14mo	$79,500	$59	61
146 Esther St	0.62mi	3/1.0	1,255 (+6%)	1mo	$71,500	$57	61
310 Whittemore St	0.31mi	3/3.0	1,296 (+9%)	4mo	$79,800	$62	59
2220 Genesee St	0.17mi	3/2.0	1,362 (+15%)	6mo	$80,000	$59	58
266 Milford St	0.54mi	3/1.0	1,060 (-11%)	6mo	$120,000	$113	52
130 Burger St	0.74mi	2/2.0 (-1)	1,242 (+4%)	3mo	$134,000	$108	46
1839 Genesee St	0.61mi	3/1.0	1,351 (+14%)	5mo	$32,000	$24	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: 45.6%
• Equity multiple: 3.04×
• Total profit: $28,014
• Equity at exit: $7,306

10-year hold

• IRR: 52.4%
• Equity multiple: 6.74×
• Total profit: $78,713
• Equity at exit: $4,237

Cash invested: $13,720 (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: 117
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $1,083 high
• Mortgage (P&I): −$257
• Tax from tax record: −$56 /mo · $667/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$227
• Net cashflow: $523

Break-even live

Break-even rent $421

Max offer price $49,000

Occupancy floor 47%

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: $12,250
• Closing costs: $1,470
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2453 Caledonia St Toledo, OH	2.0	1.0	1179	$810	$0.69	14d	1	0.18mi
622 Whitlock Ave Toledo, OH	3.0	1.0	925	$1,195	$1.29	43d	1	0.37mi
1964 Burr St Toledo, OH	3.0	1.0	1159	$1,250	$1.08	43d	1	0.60mi
1848 Genesee St Toledo, OH	3.0	1.0	1069	$1,200	$1.12	43d	1	0.61mi
1848 Genesee St Toledo, OH	3.0	1.0	1069	$1,300	$1.22	23d	1	0.61mi
1951 N Summit St Unit 2 Toledo, OH	2.0	1.0	835	$800	$0.96	43d	1	0.87mi
413 Sandusky St Toledo, OH	2.0	1.0	900	$775	$0.86	23d	1	0.97mi
3148 Corduroy Rd Oregon, OH	1.0–2.0	1.0–1.5	800	$870	$1.09	14d	1	1.08mi
2932 N Ontario St Toledo, OH	2.0	1.0	750	$750	$1.00	23d	1	1.19mi
128 Carbon St Toledo, OH	3.0	1.0	1113	$1,200	$1.08	23d	1	1.24mi
221 Licking St Unit 2 Toledo, OH	3.0	1.0	1048	$1,099	$1.05	23d	1	1.32mi
1449 N Huron St Toledo, OH	4.0	2.0	1430	$1,045	$0.73	14d	1	1.39mi
223 Valleywood Dr Toledo, OH	2.0	1.0	1098	$1,099	$1.00	23d	1	1.40mi
1306 Mott Ave Toledo, OH	3.0	1.5	1282	$1,149	$0.90	43d	1	1.41mi
1305 Mott Ave Toledo, OH	3.0	1.0	1080	$1,000	$0.93	43d	1	1.41mi
2074 Starr Ave Toledo, OH	3.0	1.0	1115	$1,025	$0.92	23d	1	1.46mi

Listing history 16 events

1. 2026-05-08
   status Pending
2. 2026-03-18
   historical Contingent
3. 2026-01-22
   price $49,000
4. 2026-01-08
   price $54,000
5. 2025-11-23
   price $56,400
6. 2025-11-08
   price $56,900
7. 2025-10-15
   price $57,900
8. 2025-09-16
   price $59,900
9. 2025-09-03
   status Active
10. 2025-09-03
    status Pending
11. 2025-09-01
    price $62,900
12. 2025-08-12
    price $64,900
13. 2025-07-07
    listed $69,900 Active
14. 2023-08-15
    soldstatus $120,000
15. 2023-08-11
    soldstatus $89,000
16. 1993-09-16
    soldstatus $14,500

ⓘ 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: $667 · $56/mo
• Projected year-2 tax: $716 · $60/mo
• Expected delta: +$49/yr (+$4/mo · 7.3%)

ⓘ 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,999
• − Mortgage interest: −$2,745
• − Property taxes: −$667
• − Insurance: −$245
• − Repairs & maintenance: −$1,040
• − Management: −$1,040
• − Depreciation: −$1,425
• Taxable income: $5,837
• Est. tax owed @ 24.0%: −$1,401
• After-tax cash flow: $4,873/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

+237.9% since first listed

16 events — show timeline

• 2026-05-08 Pending — NORIS
• 2026-03-18 Contingent — NORIS
• 2026-01-22 Price Changed $49,000 NORIS
• 2026-01-08 Price Changed $54,000 NORIS
• 2025-11-23 Price Changed $56,400 NORIS
• 2025-11-08 Price Changed $56,900 NORIS
• 2025-10-15 Price Changed $57,900 NORIS
• 2025-09-16 Price Changed $59,900 NORIS
• 2025-09-03 Relisted — NORIS
• 2025-09-03 Pending — NORIS
• 2025-09-01 Price Changed $62,900 NORIS
• 2025-08-12 Price Changed $64,900 NORIS
• 2025-07-07 Listed $69,900 NORIS
• 2023-08-15 Sold (Public Records) $120,000 Public Records
• 2023-08-11 Sold (Public Records) $89,000 Public Records
• 1993-09-16 Sold (Public Records) $14,500 Public Records

Property tax history

+2.8%/yr

Latest (2025): $667 · -15.0% YoY. Source: county tax records.