2559 106th St · Toledo, OH 43611

$99,000

3 bd · 2.0 ba · 1,656 sqft · SingleFamily public records · 14 Days on market

Built 1924 10,019 sqft lot

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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 +29.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.4/10.0
• ARV discount +7.5/15.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

2-sty traditional on nice double lot. Formal living and dining rooms. 3 bedrooms, 2 full baths. Needs some TLC - but could be very nice home. Renovation financing available!

Key facts

• Full basement
• Local amenities
• 0.23 acre lot

Tags

• FULL BASEMENT
• LARGE FENCED-IN BACKYARD
• SPACIOUS DETACHED GARAGE
• LOCAL AMENITIES

Property features AI

Exterior

• Parking: Detached 2-car garage; Driveway; Concrete parking surfaces
• Utilities: Electricity connected; Natural gas connected; Public water; Public sewer
• Home design: Single-family house; One and one half levels; No attached units; No common walls
• Construction: Vinyl siding; Block foundation; Built with typical residential construction
• Exterior features: Shingle roof; Chain link fence

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: Bedroom (upper); Bedroom (upper); Bedroom (main)
• Flooring: Carpet; Hardwood; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Eat-in kitchen; Basement
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $338 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Cap rate 10.4% 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: Ottawa River Elementary School (math 22% / reading 32%, grade F, #1,193 of 1,584 statewide, top 76%, 321 students, 0% FRL); Woodward High School (math 2% / reading 22%, grade F, #726 of 781 statewide, top 94%, 672 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: 64 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 415 units permitted in Lucas County in 2024 (122 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $684 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 + 3.0% rent growth), your $28k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 13y 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 $44k; list at $99k implies a 126% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price; built in 1924 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $99,000

Questions for the listing agent

1. Built in 1924 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.44% ✓
• Cap rate: 10.38%
• Cash-on-cash: 14.61%
• DSCR: 1.65
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $218,592
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4532 290th St	0.14mi	3/1.5	1,538 (-7%)	3mo	$185,000	$120	77
2718 Detwiler Dr	0.33mi	3/2.0	1,523 (-8%)	2mo	$225,000	$148	70
2532 102nd St	0.16mi	2/1.0 (-1)	1,552 (-6%)	6mo	$133,000	$86	68
4498 285th St	0.38mi	2/1.5 (-1)	1,732 (+5%)	1mo	$175,000	$101	67
2540 117th St	0.34mi	3/2.0	1,496 (-10%)	1mo	$255,000	$170	67
2240 Ruthanne Dr	0.64mi	3/2.5	1,667 (+1%)	5mo	$255,000	$153	63
2350 Ottawa River Rd	0.38mi	4/1.5 (+1)	1,550 (-6%)	7mo	$228,000	$147	59
5219 302nd St	0.74mi	3/2.0	1,599 (-3%)	2mo	$195,000	$122	58
2352 Roseann Dr	0.63mi	3/2.0	1,744 (+5%)	5mo	$230,000	$132	57
4815 298th St	0.23mi	3/1.0	1,419 (-14%)	7mo	$153,500	$108	56
2938 S 109th St	0.47mi	2/1.5 (-1)	1,510 (-9%)	6mo	$275,000	$182	52
2826 121st St	0.60mi	3/1.5	1,453 (-12%)	6mo	$163,000	$112	45

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 5.2%
• Equity multiple: 1.20×
• Total profit: $5,542
• Equity at exit: $14,761

10-year hold

• IRR: 14.6%
• Equity multiple: 2.19×
• Total profit: $32,859
• Equity at exit: $8,560

Cash invested: $27,720 (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 43611

• Home prices YoY: -24.4%
• Active inventory: 64
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,427 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$229 /mo · $2,753/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$300
• Net cashflow: $338

Break-even live

Break-even rent $1,000

Max offer price $99,000

Occupancy floor 71%

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2924 117th St Toledo, OH	3.0	2.0	1110	$1,350	$1.22	14d	1	0.52mi
2924 117th St Toledo, OH	3.0	1.5	1110	$1,350	$1.22	21d	1	0.52mi

Listing history 12 events

1. 2026-06-18
   days on market $99,000 Active 14 DOM
2. 2026-06-17
   days on market $99,000 Active 13 DOM
3. 2026-06-16
   days on market $99,000 Active 12 DOM
4. 2026-06-15
   days on market $99,000 Active 11 DOM
5. 2026-06-14
   remarks 638-char remark
6. 2026-06-14
   days on market $99,000 Active 9 DOM
7. 2026-06-10
   days on market $99,000 Active 6 DOM
8. 2026-06-09
   days on market $99,000 Active 5 DOM
9. 2026-06-08
   days on market $99,000 Active 4 DOM
10. 2026-06-07
    days on market $99,000 Active 3 DOM
11. 2026-06-05
    remarks 578-char remark
12. 2026-06-05
    listed $99,000 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: $2,753 · $229/mo
• Projected year-2 tax: $2,753 · $229/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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,124
• − Mortgage interest: −$5,546
• − Property taxes: −$2,753
• − Insurance: −$495
• − Repairs & maintenance: −$1,370
• − Management: −$1,370
• − Depreciation: −$2,880
• Taxable income: $2,711
• Est. tax owed @ 24.0%: −$651
• After-tax cash flow: $3,400/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): 18,664
• Household income: $62,042
• Rent vs Own: 28.2% rent · 71.8% own
• Severe rent burden: 298.0

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: Predominantly White (77%)
• Race & ethnicity: White 77% Black 11% Hispanic / Latino 8% Two or more races 6%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Romanian 13% Lithuanian 5% Slovak 2%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · Spanish 2% French/Haitian/Cajun 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: ▼ -79.15%
• Current HPI: 245.2841
• 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

+41.6% since first listed

7 events — show timeline

• 2026-06-03 Listed $99,000 NORIS
• 2013-10-16 Sold (Public Records) $43,900 Public Records
• 2013-10-14 Sold (MLS) $43,900 NORIS
• 2013-08-14 Listed $43,900 NORIS
• 2013-07-08 Sold (Public Records) $53,334 Public Records
• 2000-06-08 Sold (Public Records) $102,000 Public Records
• 1992-12-07 Sold (Public Records) $69,900 Public Records

Property tax history

+4.0%/yr

Latest (2025): $2,753 · -0.2% YoY. Source: county tax records.