515 Howland Ave · Toledo, OH 43605

$80,000

4 bd · 1.0 ba · 1,115 sqft · SingleFamily public records · 6 Days on market

Built 1917 3,600 sqft lot Est $91k · 13% 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 +13.1/15.0
• 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 MLS

Home Sweet Home! Nicely renovated! You'll love the curb appeal w/the freshly painted exterior & brand new metal roof. The newly remodeled front porch has wood pillars that match the 2nd story cedar shake! Nice open floor plan between the living rm & dining rm. Brand new vinyl flooring in almost every room! Fresh paint throughout, including the kitchen cupboards. Both upstairs bdrms have ceiling fans & walk-in closets. The master bedroom is HUGE & the 2nd bedroom has a window seat. Vinyl replacement windows throughout. Off-street parking accessed from the alley is a plus! Totally move-in ready!

Key facts

• 3,600 sq ft lot
• Built 1917
• Listed 6 days

Property features AI

Exterior

• Parking: Alley access; Accessible parking
• Security: Carbon monoxide detector(s); Smoke detector(s)
• Utilities: Cable connected; Electricity connected (100 Amp service); Natural gas connected; Public water; Public sewer
• Home design: Single-family house; Two levels (2 stories); No attached units or common walls; Residential property
• Construction: Shingle siding; Block foundation; Block basement
• Exterior features: Metal roof; Level lot; Asphalt road frontage with alley and city street access

Interior

• Kitchen: Gas range connection
• Bedrooms: Bedroom 2 on Upper level; Bedroom 3 on Main level; Additional upstairs room (17 x 9) — level listed as Upper
• Flooring: Laminate; Vinyl
• Bathrooms: One half bathroom
• Heating & cooling: Forced air heating; Window cooling unit(s)
• Interior features: Ceiling fan(s); Bay window(s); Door screen(s); Total of 6 rooms; Has basement (unfinished, block)
• Laundry & utility: Washer included; Laundry located in basement; Water heater included

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $368 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Cap rate 11.8% 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: Raymer Elementary School (math 14% / reading 16%, grade F, #1,377 of 1,584 statewide, top 87%, 424 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; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 45% 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).
• 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 $553 of loan paydown is wiped out by about $2k 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 $22k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 24y 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.

Risks & watch-outs

• Watch-outs: built in 1917 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $80,000

Questions for the listing agent

1. Built in 1917 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.50% ✓
• Cap rate: 11.81%
• Cash-on-cash: 19.69%
• DSCR: 1.88
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $91,430
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
463 Howland Ave	0.07mi	3/1.0 (-1)	1,027 (-8%)	4mo	$65,000	$63	75
2003 Idaho St	0.23mi	3/1.0 (-1)	1,172 (+5%)	5mo	$120,000	$102	72
2017 Kelsey Ave	0.36mi	3/1.0 (-1)	1,152 (+3%)	1mo	$119,900	$104	71
1940 Hurd St	0.18mi	3/1.0 (-1)	1,200 (+8%)	4mo	$99,900	$83	71
429 Dover Pl	0.31mi	3/1.0 (-1)	1,155 (+4%)	6mo	$66,000	$57	70
256 Midvale Ave	0.34mi	3/1.0 (-1)	1,180 (+6%)	4mo	$137,300	$116	66
1204 Navarre Ave	0.56mi	4/1.0	1,171 (+5%)	7mo	$95,000	$81	59
1012 Idaho St	0.59mi	3/1.0 (-1)	1,041 (-7%)	0mo	$84,900	$82	56
590 Sylvandale Ave	0.71mi	3/1.0 (-1)	1,193 (+7%)	4mo	$180,000	$151	46
1129 Camden St	0.60mi	3/1.0 (-1)	1,260 (+13%)	4mo	$55,000	$44	42
1110 Camden St	0.64mi	3/1.0 (-1)	982 (-12%)	6mo	$67,000	$68	41
1308 Halstead St	0.66mi	3/1.0 (-1)	1,246 (+12%)	6mo	$40,050	$32	40

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: 14.5%
• Equity multiple: 1.60×
• Total profit: $13,403
• Equity at exit: $11,928

10-year hold

• IRR: 25.0%
• Equity multiple: 3.43×
• Total profit: $54,542
• Equity at exit: $6,917

Cash invested: $22,400 (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 43605

• Home prices YoY: -25.6%
• Rents YoY: 5.4%
• Active inventory: 117
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,197 high
• Mortgage (P&I): −$420
• Tax from tax record: −$125 /mo · $1,504/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $368

Break-even live

Break-even rent $732

Max offer price $80,000

Occupancy floor 64%

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
508 Howland Ave Toledo, OH	3.0	1.0	840	$1,000	$1.19	44d	1	0.03mi
557 Valleywood Dr Toledo, OH	3.0	1.0	848	$1,100	$1.30	44d	1	0.18mi
2074 Starr Ave Toledo, OH	3.0	1.0	1115	$1,025	$0.92	23d	1	0.31mi
2129 Nevada St Toledo, OH	3.0	1.0	1352	$1,200	$0.89	14d	1	0.36mi
1505 Navarre Ave Toledo, OH	3.0	1.0	1331	$1,145	$0.86	44d	1	0.38mi
732 Coyne Ave Toledo, OH	3.0	1.0	968	$1,145	$1.18	14d	1	0.45mi
948 White St Toledo, OH	3.0	1.0	1024	$1,135	$1.11	14d	1	0.52mi
1106 White St Toledo, OH	3.0	1.0	1200	$1,015	$0.85	14d	1	0.60mi
29 Garfield Pl Toledo, OH	4.0	2.0	1300	$1,250	$0.96	14d	1	0.78mi
908 Forsythe St Unit Downstairs Toledo, OH	3.0	1.0	1164	$950	$0.82	44d	1	0.79mi
221 Licking St Unit 2 Toledo, OH	3.0	1.0	1048	$1,099	$1.05	23d	1	0.84mi
414 Platt St Unit ST-3 Toledo, OH	3.0	1.0	1500	$1,150	$0.77	23d	1	0.84mi
921 Berry St Toledo, OH	4.0	1.0	1204	$1,350	$1.12	14d	1	0.84mi
1306 Mott Ave Toledo, OH	3.0	1.5	1282	$1,149	$0.90	44d	1	0.86mi
1305 Mott Ave Toledo, OH	3.0	1.0	1080	$1,000	$0.93	44d	1	0.88mi
1205 Liberty St Unit NA Toledo, OH	3.0	1.0	864	$1,195	$1.38	44d	1	0.95mi
128 Carbon St Toledo, OH	3.0	1.0	1113	$1,200	$1.08	23d	1	0.98mi
834 Oak St Toledo, OH	3.0	1.0	1064	$900	$0.85	44d	1	1.14mi
1848 Genesee St Toledo, OH	3.0	1.0	1069	$1,200	$1.12	44d	1	1.19mi
1848 Genesee St Toledo, OH	3.0	1.0	1069	$1,300	$1.22	23d	1	1.19mi
1964 Burr St Toledo, OH	3.0	1.0	1159	$1,250	$1.08	44d	1	1.24mi
20 Greenwood Ave Toledo, OH	3.0	1.0	1496	$1,150	$0.77	14d	1	1.32mi

Listing history 6 events

1. 2026-06-18
   days on market $80,000 Active 6 DOM
2. 2026-06-17
   days on market $80,000 Active 5 DOM
3. 2026-06-16
   days on market $80,000 Active 4 DOM
4. 2026-06-15
   days on market $80,000 Active 3 DOM
5. 2026-06-14
   remarks 268-char remark
6. 2026-06-14
   listed $80,000 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: $1,504 · $125/mo
• Projected year-2 tax: $1,504 · $125/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: $14,367
• − Mortgage interest: −$4,481
• − Property taxes: −$1,504
• − Insurance: −$400
• − Repairs & maintenance: −$1,149
• − Management: −$1,149
• − Depreciation: −$2,327
• Taxable income: $3,355
• Est. tax owed @ 24.0%: −$805
• After-tax cash flow: $3,606/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

+100.5% since first listed

16 events — show timeline

• 2026-06-12 Listed $80,000 NORIS
• 2026-05-06 Price Changed $67,000 NORIS
• 2025-10-09 Price Changed $34,000 NORIS
• 2025-07-03 Rental Removed $1,075 APPFOLIO
• 2025-06-24 Listed for Rent $1,075 APPFOLIO
• 2024-01-12 Sold (Public Records) $75,000 Public Records
• 2024-01-09 Pending — NORIS
• 2024-01-09 Sold (MLS) $75,000 NORIS
• 2024-01-05 Price Changed $75,000 NORIS
• 2023-12-04 Contingent — NORIS
• 2023-12-01 Listed $67,000 NORIS
• 2023-11-17 Coming Soon $67,000 NORIS
• 2004-03-18 Listing Removed — NORIS
• 2003-10-18 Listed $57,777 NORIS
• 2002-05-07 Sold (MLS) $34,000 NORIS
• 2002-03-13 Listed $39,900 NORIS

Property tax history

+4.3%/yr

Latest (2025): $1,504 · +0.6% YoY. Source: county tax records.