1464 N Ontario St · Toledo, OH 43604

$85,000

3 bd · 1.0 ba · 1,296 sqft · SingleFamily public records · 40 Days on market

Built 1910

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +6.2/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0

Listing remarks

House with many updates just a few finishing touches and it could be a perfect budget friendly home for first time owners or any one looking for just a simple home with a smaller yard. House offers other possibilities if looking for rental income the basement has a side door and a shower sink and toilet down there which is considered a half bath. House is being (SOLD AS IS) upstairs bathroom needs remodeled and drywall is needed in two rooms.

Key facts

• Built 1910
• Listed 39 days

Property features AI

Exterior

• Home design: Built in 1910
• Construction: Historic construction (originally built in 1910)
• Exterior features: Located in the Vistula Historic District

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $511 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $82k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.5% vs local median 7.7% 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: 16 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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).
• At $1,348/mo this rent would consume 78% of the median local household income ($21k/yr) (locally 693% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $3k of equity ($588 loan paydown + $2k appreciation (2.4% 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 (2.4% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 13y ago; this cycle's ask has dropped $5k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $82,450 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.59% ✓
• Cap rate: 13.50%
• Cash-on-cash: 25.74%
• DSCR: 2.15
• GRM: 5.3

CMA / ARV

• ARV (on-the-fly): $50,544
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1441 N Ontario	0.05mi	4/1.5 (+1)	1,403 (+8%)	12mo	$36,000	$26	67
1970 N Ontario St	0.65mi	3/1.0	1,271 (-2%)	6mo	$35,000	$28	62
1431 Moore St	0.63mi	2/1.0 (-1)	1,275 (-2%)	6mo	$38,500	$30	58
1990 N Erie St	0.71mi	3/1.5	1,289 (-0%)	11mo	$119,900	$93	55
718 Buffalo St	0.25mi	3/1.0	1,104 (-15%)	12mo	$45,000	$41	54
1960 N Erie St	0.64mi	3/1.0	1,367 (+6%)	9mo	$30,000	$22	53
331 Buckeye St	0.55mi	3/1.5	1,424 (+10%)	4mo	$118,500	$83	53
1333 Peck St	0.61mi	3/1.5	1,398 (+8%)	8mo	$54,000	$39	50
1964 Chase St	0.65mi	4/2.0 (+1)	1,380 (+6%)	2mo	$14,900	$11	49
1351 Moore St	0.68mi	2/2.0 (-1)	1,261 (-3%)	9mo	$50,500	$40	47
907 Lagrange St	0.52mi	2/1.0 (-1)	1,144 (-12%)	11mo	$45,000	$39	42
1221 Peck St	0.69mi	3/1.0	1,159 (-11%)	10mo	$29,000	$25	42

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

Projected returns pro-forma

2.35% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 30.6%
• Equity multiple: 2.68×
• Total profit: $39,877
• Equity at exit: $35,154

10-year hold

• IRR: 31.6%
• Equity multiple: 5.20×
• Total profit: $100,078
• Equity at exit: $51,903

Cash invested: $23,800 (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 43604

• Home prices YoY: 2.1%
• Active inventory: 16
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,348 high
• Mortgage (P&I): −$446
• Tax from tax record: −$73 /mo · $877/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$283
• Net cashflow: $511

Break-even live

Break-even rent $702

Max offer price $85,000

Occupancy floor 57%

Sensitivity live

Price	-10% $559	-5% $535	+0% $511	+5% $487	+10% $462
Rent	-10% $404	-5% $457	+0% $511	+5% $564	+10% $617
Rate	-1.0pp $553	-0.5pp $532	base $511	+0.5pp $489	+1.0pp $466

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1536 N Erie St Toledo, OH	4.0	1.0	1600	$1,300	$0.81	45d	1	0.14mi
1449 N Huron St Toledo, OH	4.0	2.0	1430	$1,045	$0.73	15d	1	0.16mi
724 Mulberry St Toledo, OH	4.0	1.0	1530	$995	$0.65	45d	1	0.22mi
630 Mulberry St Toledo, OH	2.0	1.0	1000	$950	$0.95	24d	1	0.24mi
1031 N Michigan St Toledo, OH	3.0	2.0	1488	$1,195	$0.80	24d	1	0.44mi
1119 N Summit St Toledo, OH	1.0–2.0	1.0–2.0	1023	$1,750	$1.71	15d	2	0.48mi
1119 N Summit St Toledo, OH	2.0	2.0	1500	$1,890	$1.26	45d	1	0.49mi
1119 N Summit St Toledo, OH	2.0	2.0	1226	$1,750	$1.43	24d	1	0.49mi
1337 Moore St Toledo, OH	3.0	1.5	1194	$995	$0.83	22d	1	0.67mi
626 Walnut St Toledo, OH	3.0	1.0	1088	$995	$0.91	45d	1	0.68mi
128 Carbon St Toledo, OH	3.0	1.0	1113	$1,200	$1.08	24d	1	0.87mi
2621 Chestnut St Toledo, OH	3.0	1.0	1444	$1,250	$0.87	45d	1	0.92mi
625 Riverside Dr Toledo, OH	1.0–2.0	1.0–2.0	860	$1,767	$2.05	15d	37	0.96mi
1305 Mott Ave Toledo, OH	3.0	1.0	1080	$1,000	$0.93	45d	1	0.99mi
426 Beacon St Toledo, OH	1.0–2.0	1.0–1.5	809	$882	$1.09	15d	10	1.00mi
1306 Mott Ave Toledo, OH	3.0	1.5	1282	$1,149	$0.90	45d	1	1.01mi
221 Licking St Unit 2 Toledo, OH	3.0	1.0	1048	$1,099	$1.05	24d	1	1.01mi
1964 Burr St Toledo, OH	3.0	1.0	1159	$1,250	$1.08	45d	1	1.05mi
420 Everett St Toledo, OH	2.0	1.0	1000	$975	$0.97	24d	1	1.06mi
225 Palmer St Toledo, OH	2.0	1.0	924	$895	$0.97	45d	1	1.07mi
329 Mettler St Toledo, OH	2.0	1.0	908	$975	$1.07	15d	1	1.09mi
1848 Genesee St Toledo, OH	3.0	1.0	1069	$1,300	$1.22	24d	1	1.11mi
1848 Genesee St Toledo, OH	3.0	1.0	1069	$1,200	$1.12	45d	1	1.11mi
513 Adams St Toledo, OH	1.0–2.0	1.0	1175	$1,424	$1.21	15d	11	1.12mi
227 Everett St Toledo, OH	2.0	1.0	914	$850	$0.93	45d	1	1.18mi
152 Austin St Toledo, OH	4.0	1.5	1370	$1,150	$0.84	24d	1	1.18mi
319 Dexter St Toledo, OH	2.0	1.0	990	$1,005	$1.02	45d	1	1.19mi
413 Sandusky St Toledo, OH	2.0	1.0	900	$775	$0.86	24d	1	1.23mi
200 N St Clair St Toledo, OH	2.0	1.0–2.0	835	$2,550	$3.05	15d	15	1.26mi
470 2nd St Unit 1 Toledo, OH	2.0	1.0	950	$799	$0.84	45d	1	1.28mi
2131 Franklin Ave Toledo, OH	2.0	2.0	1255	$900	$0.72	45d	1	1.29mi
332 14th St Unit 303 Toledo, OH	3.0	1.5	1040	$1,000	$0.96	45d	1	1.29mi
322 14th St Apt 203 Toledo, OH	3.0	1.5	1065	$1,000	$0.94	15d	1	1.30mi
414 Platt St Unit ST-3 Toledo, OH	3.0	1.0	1500	$1,150	$0.77	24d	1	1.30mi
420 Platt St Toledo, OH	2.0	1.0	1499	$685	$0.46	22d	1	1.31mi
245 Plymouth St Toledo, OH	3.0	1.0	1600	$1,125	$0.70	15d	1	1.34mi
223 Valleywood Dr Toledo, OH	2.0	1.0	1098	$1,099	$1.00	24d	1	1.37mi
830 Homer Ave Toledo, OH	3.0	1.0	1208	$895	$0.74	45d	1	1.37mi
119 Winthrop St Toledo, OH	3.0	1.0	1734	$1,350	$0.78	24d	1	1.40mi
524 E Hudson St Toledo, OH	3.0	1.0	1150	$895	$0.78	22d	1	1.40mi

Listing history 20 events

1. 2026-06-21
   days on market $85,000 Active 40 DOM
2. 2026-06-18
   days on market $85,000 Active 37 DOM
3. 2026-06-17
   days on market $85,000 Active 36 DOM
4. 2026-06-16
   days on market $85,000 Active 35 DOM
5. 2026-06-15
   days on market $85,000 Active 34 DOM
6. 2026-06-14
   days on market $85,000 Active 32 DOM
7. 2026-06-10
   days on market $85,000 Active 29 DOM
8. 2026-06-09
   days on market $85,000 Active 28 DOM
9. 2026-06-08
   days on market $85,000 Active 27 DOM
10. 2026-06-07
    days on market $85,000 Active 26 DOM
11. 2026-06-05
    days on market $85,000 Active 23 DOM
12. 2026-06-03
    days on market $85,000 Active 22 DOM
13. 2026-06-02
    days on market $85,000 Active 21 DOM
14. 2026-06-01
    days on market $85,000 Active 20 DOM
15. 2026-05-31
    days on market $85,000 Active 19 DOM
16. 2026-05-30
    days on market $85,000 Active 18 DOM
17. 2026-05-13
    price $85,000 446-char remark
18. 2026-05-12
    listed $90,000 Active 446-char remark
19. 2014-04-04
    historical
20. 2013-11-22
    listed $19,500

ⓘ 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: $877 · $73/mo
• Projected year-2 tax: $1,102 · $92/mo
• Expected delta: +$224/yr (+$19/mo · 25.6%)

ⓘ 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: $16,175
• − Mortgage interest: −$4,761
• − Property taxes: −$877
• − Insurance: −$425
• − Repairs & maintenance: −$1,294
• − Management: −$1,294
• − Depreciation: −$2,473
• Taxable income: $5,051
• Est. tax owed @ 24.0%: −$1,212
• After-tax cash flow: $4,915/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): 9,594
• Household income: $20,734
• Rent vs Own: 80.5% rent · 19.5% own
• Severe rent burden: 693.0

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: Black 51% White 34% Two or more races 9% Hispanic / Latino 9%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Romanian 2% Slovak 1% Lithuanian 1%
• Foreign-born: 4% · Canada, South Korea, China
• Languages at home: 95% English-only · Spanish 3% 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: ▲ 2.35%
• Current HPI: 111.6154
• Rent YoY: —
• 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

+335.9% since first listed

4 events — show timeline

• 2026-05-13 Price Changed $85,000 FSBO.com
• 2026-05-12 Listed $90,000 FSBO.com
• 2014-04-04 Listing Removed — NORIS
• 2013-11-22 Listed $19,500 NORIS

Property tax history

+2.6%/yr

Latest (2025): $877 · +1.6% YoY. Source: county tax records.