1404 Greenwood Ave · Toledo, OH 43605

$72,000

2 bd · 1.0 ba · 784 sqft · SingleFamily public records · 121 Days on market

Built 1902 2,300 sqft lot $92/sqft · 71% above area

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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
• DSCR +10.0/10.0
• 1% rule +8.1/10.0
• ARV discount +7.5/15.0
• 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

Turn-key property currently rented for $850 plus $75 for water, can be purchased individually or offered as bundle opportunity with 1224 N Michigan ST, 1752 Marne Ave, 34 E Oakland St, 847 Clark St. All properties tenant occupied and managed by one property manager.

Key facts

• 2,300 sq ft lot
• Built 1902
• Listed 120 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $72k.

Deal economics

• At list price, monthly cash flow is $283 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($946 rent vs $72k).
• Recommended offer: $63k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.0% 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-, 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: Rents rising fast (+5.4%/yr); 119 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $498 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 $20k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 121 days — a 12% lower offer ($63k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 23y 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 $50k; 45% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1902 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $63,360 (12.0% below list)

Questions for the listing agent

1. It's been on market 121 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 1902 — 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: 1.31% ✓
• Cap rate: 11.01%
• Cash-on-cash: 16.83%
• DSCR: 1.75
• GRM: 6.3

CMA / ARV

• ARV (median comp): $42,131
• List price: $72,000
• Delta: 70.89%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
531 Plymouth St	0.08mi	2/1.0	720 (-8%)	11mo	$6,000	$8	73
319 White St	0.22mi	2/1.0	848 (+8%)	4mo	$40,000	$47	73
567 Dearborn Ave	0.43mi	2/1.0	779 (-1%)	10mo	$67,100	$86	71
318 Heffner St	0.54mi	2/1.0	798 (+2%)	10mo	$72,500	$91	64
651 Dearborn Ave	0.48mi	2/1.0	858 (+9%)	1mo	$41,000	$48	61
2023 Navarre Ave	0.60mi	2/1.0	760 (-3%)	12mo	$78,000	$103	56
2121 Nevada St	0.65mi	2/1.0	731 (-7%)	4mo	$69,000	$94	56
331 Heffner St	0.55mi	2/1.0	708 (-10%)	4mo	$51,800	$73	55
255 Maryland Ave	0.60mi	2/1.0	844 (+8%)	9mo	$49,500	$59	52
218 Midvale Ave	0.46mi	2/1.0	864 (+10%)	12mo	$89,900	$104	51
1915 Navarre Ave	0.49mi	2/1.0	872 (+11%)	10mo	$65,000	$75	50
267 Licking St	0.63mi	2/1.0	720 (-8%)	11mo	$50,000	$69	48

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: 10.6%
• Equity multiple: 1.43×
• Total profit: $8,646
• Equity at exit: $10,735

10-year hold

• IRR: 21.4%
• Equity multiple: 3.02×
• Total profit: $40,645
• Equity at exit: $6,225

Cash invested: $20,160 (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: 119
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $946 high
• Mortgage (P&I): −$378
• Tax from tax record: −$57 /mo · $688/yr
• Insurance: −$30
• HOA: −$0
• Vacancy / Maint / Mgmt: −$199
• Net cashflow: $283

Break-even live

Break-even rent $588

Max offer price $72,000

Occupancy floor 65%

Sensitivity live

Price	-10% $324	-5% $303	+0% $283	+5% $262	+10% $242
Rent	-10% $208	-5% $245	+0% $283	+5% $320	+10% $358
Rate	-1.0pp $319	-0.5pp $301	base $283	+0.5pp $264	+1.0pp $245

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: $18,000
• Closing costs: $2,160
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1311 Mason St Unit 2 Toledo, OH	1.0	1.0	950	$703	$0.74	15d	1	0.07mi
557 Valleywood Dr Toledo, OH	3.0	1.0	848	$1,100	$1.30	44d	1	0.17mi
1123 Nevada St Toledo, OH	2.0	1.0	792	$900	$1.14	15d	1	0.19mi
315 Parker Ave Unit 3 Toledo, OH	1.0	1.0	1029	$799	$0.78	24d	1	0.29mi
508 Howland Ave Toledo, OH	3.0	1.0	840	$1,000	$1.19	44d	1	0.30mi
653 Oswald St Toledo, OH	2.0	1.0	920	$800	$0.87	44d	1	0.33mi
724 Plymouth St Toledo, OH	1.0	1.0	850	$750	$0.88	15d	1	0.33mi
724 Plymouth St Toledo, OH	2.0	1.0	819	$750	$0.92	44d	1	0.33mi
571 Howland Ave Toledo, OH	2.0	1.0	874	$875	$1.00	44d	1	0.34mi
223 Valleywood Dr Toledo, OH	2.0	1.0	1098	$1,099	$1.00	24d	1	0.40mi
578 Dearborn Ave Unit 2 Toledo, OH	1.0	1.0	660	$750	$1.14	24d	1	0.40mi
948 White St Toledo, OH	3.0	1.0	1024	$1,135	$1.11	15d	1	0.48mi
414 Platt St Unit ST-1 Toledo, OH	1.0	1.0	800	$800	$1.00	44d	1	0.53mi
2074 Starr Ave Toledo, OH	3.0	1.0	1115	$1,025	$0.92	24d	1	0.57mi
451 5th St Apt 1 Toledo, OH	1.0	1.0	850	$650	$0.76	44d	1	0.59mi
221 Licking St Unit 2 Toledo, OH	3.0	1.0	1048	$1,099	$1.05	24d	1	0.68mi
1305 Mott Ave Toledo, OH	3.0	1.0	1080	$1,000	$0.93	44d	1	0.68mi
537 Potter St Toledo, OH	1.0	1.0	1000	$600	$0.60	44d	1	0.69mi
470 2nd St Unit 1 Toledo, OH	2.0	1.0	950	$799	$0.84	44d	1	0.70mi
251 Graham St Apt A Toledo, OH	2.0	1.0	625	$850	$1.36	44d	1	0.74mi
912 Willow Ave Toledo, OH	1.0	1.0	900	$850	$0.94	44d	1	0.75mi
722 Coyne Ave Toledo, OH	2.0	1.0	900	$1,000	$1.11	15d	1	0.75mi
732 Coyne Ave Toledo, OH	3.0	1.0	968	$1,145	$1.18	15d	1	0.76mi
128 Carbon St Toledo, OH	3.0	1.0	1113	$1,200	$1.08	24d	1	0.83mi
946 Butler St Toledo, OH	2.0	1.0	944	$650	$0.69	44d	1	0.85mi
834 Oak St Toledo, OH	3.0	1.0	1064	$900	$0.85	44d	1	0.89mi
1205 Liberty St Unit NA Toledo, OH	3.0	1.0	864	$1,195	$1.38	44d	1	0.94mi
625 Riverside Dr Toledo, OH	1.0–2.0	1.0–2.0	860	$1,767	$2.05	15d	37	0.97mi
950 Oak St Unit 1 Toledo, OH	2.0	1.0	725	$700	$0.97	44d	1	0.99mi
21 Magyar St Toledo, OH	2.0	1.0	680	$1,050	$1.54	44d	1	1.15mi
1848 Genesee St Toledo, OH	3.0	1.0	1069	$1,200	$1.12	44d	1	1.21mi
1848 Genesee St Toledo, OH	3.0	1.0	1069	$1,300	$1.22	24d	1	1.21mi
1411 Oakmont St Toledo, OH	1.0	1.0	750	$800	$1.07	15d	1	1.27mi
1119 N Summit St Toledo, OH	1.0–2.0	1.0–2.0	1023	$1,750	$1.71	15d	2	1.31mi
123 Water St Unit 307 Toledo, OH	1.0	1.0	914	$1,445	$1.58	44d	1	1.33mi
123 Water St Unit 411 Toledo, OH	1.0	1.0	747	$1,380	$1.85	24d	1	1.33mi
1537 Carlyle St Toledo, OH	2.0	1.0	800	$800	$1.00	24d	1	1.34mi
200 N St Clair St Toledo, OH	2.0	1.0–2.0	835	$2,550	$3.05	15d	15	1.38mi
23 N Summit St Toledo, OH	1.0	1.0	838	$1,475	$1.76	15d	2	1.39mi
1537 Remington St Toledo, OH	3.0	1.0	1064	$1,095	$1.03	44d	1	1.46mi

Listing history 30 events

1. 2026-06-21
   days on market $72,000 Active 121 DOM
2. 2026-06-18
   days on market $72,000 Active 118 DOM
3. 2026-06-17
   days on market $72,000 Active 117 DOM
4. 2026-06-16
   days on market $72,000 Active 116 DOM
5. 2026-06-15
   days on market $72,000 Active 115 DOM
6. 2026-06-14
   days on market $72,000 Active 113 DOM
7. 2026-06-10
   days on market $72,000 Active 110 DOM
8. 2026-06-09
   days on market $72,000 Active 109 DOM
9. 2026-06-08
   days on market $72,000 Active 108 DOM
10. 2026-06-07
    days on market $72,000 Active 107 DOM
11. 2026-06-05
    days on market $72,000 Active 104 DOM
12. 2026-06-03
    days on market $72,000 Active 103 DOM
13. 2026-06-02
    days on market $72,000 Active 102 DOM
14. 2026-06-01
    days on market $72,000 Active 101 DOM
15. 2026-05-31
    days on market $72,000 Active 100 DOM
16. 2026-05-30
    days on market $72,000 Active 99 DOM
17. 2026-02-20
    listed $72,000 Active 267-char remark

    Show marketing remark (267 chars)

    Turn-key property currently rented for $850 plus $75 for water, can be purchased individually or offered as bundle opportunity with 1224 N Michigan ST, 1752 Marne Ave, 34 E Oakland St, 847 Clark St. All properties tenant occupied and managed by one property manager.

18. 2025-10-14
    price $17,500 94-char remark

    Show marketing remark (94 chars)

    SAME RENTER FOR 13 YEARS. SECTION 8. $325 A MONTH - ALL REMODELED BATH. BATH ALSO IN BASEMENT.

19. 2025-10-14
    price $49,550

    Show marketing remark (94 chars)

    SAME RENTER FOR 13 YEARS. SECTION 8. $325 A MONTH - ALL REMODELED BATH. BATH ALSO IN BASEMENT.

20. 2025-02-07
    soldstatus $49,600
21. 2025-01-31
    soldstatus $49,550 Closed
22. 2025-01-21
    status Pending
23. 2025-01-07
    listed $54,000 Active
24. 2018-06-08
    soldstatus $16,500
25. 2018-06-07
    listed $16,500
26. 2005-08-03
    soldstatus $24,750
27. 2005-05-21
    listed $24,750
28. 2003-07-21
    soldstatus $17,500 94-char remark

    Show marketing remark (94 chars)

    SAME RENTER FOR 13 YEARS. SECTION 8. $325 A MONTH - ALL REMODELED BATH. BATH ALSO IN BASEMENT.

29. 2003-05-05
    listed $24,900 94-char remark

    Show marketing remark (94 chars)

    SAME RENTER FOR 13 YEARS. SECTION 8. $325 A MONTH - ALL REMODELED BATH. BATH ALSO IN BASEMENT.

30. 1985-05-28
    soldstatus $17,000

ⓘ 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: $688 · $57/mo
• Projected year-2 tax: $906 · $75/mo
• Expected delta: +$218/yr (+$18/mo · 31.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 47% 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: $11,357
• − Mortgage interest: −$4,033
• − Property taxes: −$688
• − Insurance: −$360
• − Repairs & maintenance: −$909
• − Management: −$909
• − Depreciation: −$2,095
• Taxable income: $2,364
• Est. tax owed @ 24.0%: −$567
• After-tax cash flow: $2,826/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

+323.5% since first listed

14 events — show timeline

• 2026-02-20 Listed $72,000 NORIS
• 2025-10-14 Price Changed $17,500 NORIS
• 2025-10-14 Price Changed $49,550 NORIS
• 2025-02-07 Sold (Public Records) $49,600 Public Records
• 2025-01-31 Sold (MLS) $49,550 NORIS
• 2025-01-21 Pending — NORIS
• 2025-01-07 Listed $54,000 NORIS
• 2018-06-08 Sold (MLS) $16,500 NORIS
• 2018-06-07 Listed $16,500 NORIS
• 2005-08-03 Sold (MLS) $24,750 NORIS
• 2005-05-21 Listed $24,750 NORIS
• 2003-07-21 Sold (MLS) $17,500 NORIS
• 2003-05-05 Listed $24,900 NORIS
• 1985-05-28 Sold (Public Records) $17,000 Public Records

Property tax history

+1.3%/yr

Latest (2025): $688 · -16.9% YoY. Source: county tax records.