3743 Inverness Ave · Toledo, OH 43607

$130,000

5 bd · 2.5 ba · 1,952 sqft · SingleFamily public records · 24 Days on market

Built 1971 0.26 ac lot Est $189k · 31% under $4/mo HOA ↓ 12% since listing

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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 +28.0/30.0
• ARV discount +15.0/15.0
• DSCR +9.9/10.0
• 1% rule +8.4/10.0
• Rent growth +4.5/5.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

EXCEPTIONAL 5 BEDROOM COLONIAL. NICE FAMILY ROOM WITH WOODBURNER. HUGE LOT. ABOVE GROUND 16X32' POOL W/ 12' DECK. STORAGE SHED 12X18'. IMMACULATE CONDITION. SHOW TODAY!

Key facts

• 0.26 acre lot
• 2 garage spots
• Pool

Property features AI

Finance

• HOA & community: Homeowners association with an annual fee of $50 (includes other services)

Exterior

• Parking: Attached garage with 2 spaces; Concrete driveway
• Utilities: Electricity connected; Natural gas connected; Public water; Sanitary sewer
• Home design: Single-family house; Two levels / Two stories; Detached
• Construction: Vinyl siding construction
• Exterior features: Above-ground private pool; Shingle roof; Vinyl siding

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: Upper-level bedrooms (four): approx. 10x12, 10x10, 10x13, 12x12
• Flooring: Carpet
• Bathrooms: Two full bathrooms and one half bathroom (2.5 total)
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Eat-in kitchen; Primary bathroom; Basement; Wood burning stove fireplace; Total of 10 rooms
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 5-bed/2.5-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $405 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $128k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.0% 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: Keyser Elementary School (math 8% / reading 12%, grade F, #1,471 of 1,584 statewide, top 95%, 306 students, 0% FRL); Rogers High School (math 8% / reading 27%, grade F, #689 of 781 statewide, top 90%, 721 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 (+8.2%/yr); 83 active listings in the ZIP; lower-income renter base — watch delinquency; 415 units permitted in Lucas County in 2024 (122 in 5+ unit buildings).
• At $1,747/mo this rent would consume 51% of the median local household income ($41k/yr) (locally 1157% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $899 of loan paydown is wiped out by about $4k 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 + 8.0% rent growth), your $36k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 23y ago; this cycle's ask has dropped $20k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $128,050 (1.5% below list)

Questions for the listing agent

1. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.34% ✓
• Cap rate: 10.03%
• Cash-on-cash: 13.36%
• DSCR: 1.59
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $189,344
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
841 Southbriar Rd	0.14mi	4/1.5 (-1)	1,748 (-10%)	12mo	$179,000	$102	57
3722 Turret Green Dr	0.36mi	5/3.0	1,800 (-8%)	24mo	$174,900	$97	49
3207 Inverness Ave	0.66mi	4/2.0 (-1)	1,685 (-14%)	8mo	$110,000	$65	32
551 Richards Rd	0.57mi	4/2.0 (-1)	1,708 (-12%)	24mo	$141,000	$83	26

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 9.2%
• Equity multiple: 1.39×
• Total profit: $14,042
• Equity at exit: $19,383

10-year hold

• IRR: 22.4%
• Equity multiple: 3.41×
• Total profit: $87,767
• Equity at exit: $11,240

Cash invested: $36,400 (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 43607

• Home prices YoY: -27.5%
• Rents YoY: 8.2%
• Active inventory: 83
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,747 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$235 /mo · $2,819/yr
• Insurance: −$54
• HOA: −$4
• Vacancy / Maint / Mgmt: −$367
• Net cashflow: $405

Break-even live

Break-even rent $1,234

Max offer price $130,000

Occupancy floor 72%

Sensitivity live

Price	-10% $479	-5% $442	+0% $405	+5% $368	+10% $332
Rent	-10% $267	-5% $336	+0% $405	+5% $474	+10% $543
Rate	-1.0pp $471	-0.5pp $438	base $405	+0.5pp $371	+1.0pp $337

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $4 · $48/yr
• Likely covers: pool

Listing history 17 events

1. 2026-06-14
   statusdays on market $130,000 Pending 24 DOM
2. 2026-06-10
   days on market $130,000 Active 21 DOM
3. 2026-06-09
   days on market $130,000 Active 20 DOM
4. 2026-06-08
   days on market $130,000 Active 19 DOM
5. 2026-06-07
   days on market $130,000 Active 18 DOM
6. 2026-06-05
   days on market $130,000 Active 15 DOM
7. 2026-06-03
   days on market $130,000 Active 14 DOM
8. 2026-06-02
   days on market $130,000 Active 13 DOM
9. 2026-06-01
   pricedays on market $130,000 Active 12 DOM
10. 2026-05-31
    days on market $150,000 Active 11 DOM
11. 2026-05-30
    days on market $150,000 Active 10 DOM
12. 2026-05-18
    listed $150,000 Active
13. 2025-10-09
    price $167,000 168-char remark

    Show marketing remark (168 chars)

    EXCEPTIONAL 5 BEDROOM COLONIAL. NICE FAMILY ROOM WITH WOODBURNER. HUGE LOT. ABOVE GROUND 16X32' POOL W/ 12' DECK. STORAGE SHED 12X18'. IMMACULATE CONDITION. SHOW TODAY!

14. 2004-06-01
    soldstatus $167,000
15. 2004-05-26
    soldstatus $167,000 168-char remark

    Show marketing remark (168 chars)

    EXCEPTIONAL 5 BEDROOM COLONIAL. NICE FAMILY ROOM WITH WOODBURNER. HUGE LOT. ABOVE GROUND 16X32' POOL W/ 12' DECK. STORAGE SHED 12X18'. IMMACULATE CONDITION. SHOW TODAY!

16. 2004-04-26
    price $169,500 168-char remark

    Show marketing remark (168 chars)

    EXCEPTIONAL 5 BEDROOM COLONIAL. NICE FAMILY ROOM WITH WOODBURNER. HUGE LOT. ABOVE GROUND 16X32' POOL W/ 12' DECK. STORAGE SHED 12X18'. IMMACULATE CONDITION. SHOW TODAY!

17. 2003-08-14
    listed $169,500 168-char remark

    Show marketing remark (168 chars)

    EXCEPTIONAL 5 BEDROOM COLONIAL. NICE FAMILY ROOM WITH WOODBURNER. HUGE LOT. ABOVE GROUND 16X32' POOL W/ 12' DECK. STORAGE SHED 12X18'. IMMACULATE CONDITION. SHOW TODAY!

ⓘ 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: $2,819 · $235/mo
• Projected year-2 tax: $2,819 · $235/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 · 15 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: $20,962
• − Mortgage interest: −$7,282
• − Property taxes: −$2,819
• − Insurance: −$650
• − Repairs & maintenance: −$1,677
• − Management: −$1,677
• − HOA: −$48
• − Depreciation: −$3,782
• Taxable income: $3,027
• Est. tax owed @ 24.0%: −$726
• After-tax cash flow: $4,135/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): 19,469
• Household income: $41,335
• Rent vs Own: 50.8% rent · 49.2% own
• Severe rent burden: 1157.0

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 0.57)
• Race & ethnicity: Black 59% White 27% Two or more races 6% Hispanic / Latino 6% Asian 3%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2%
• Common ancestry: Lithuanian 2% Romanian 2% Slovak 1%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Other Indo-European 1% Spanish 1% Russian/Polish/Slavic 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: ▼ -66.58%
• Current HPI: 175.2772
• Rent YoY: ▲ 8.19%
• 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

-11.5% since first listed

6 events — show timeline

• 2026-05-18 Listed $150,000 NORIS
• 2025-10-09 Price Changed $167,000 NORIS
• 2004-06-01 Sold (Public Records) $167,000 Public Records
• 2004-05-26 Sold (MLS) $167,000 NORIS
• 2004-04-26 Price Changed $169,500 NORIS
• 2003-08-14 Listed $169,500 NORIS

Property tax history

+2.5%/yr

Latest (2025): $2,819 · -0.3% YoY. Source: county tax records.