142 S Detroit Ave · Toledo, OH 43609

$72,000

3 bd · 1.0 ba · 1,040 sqft · SingleFamily public records · 262 Days on market

Built 1915 3,816 sqft lot $69/sqft · 28% above area Est $56k · 28% over

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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
• Appreciation +5.4/10.0
• Rent growth +4.5/5.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

NOTICE: We are not considering seller financing or creative financing offers that do not consist of us in recorded first lien position with a minimum of 30% down. Thank you for understanding! This property is being sold as part of an 46-unit portfolio or a 7-unit sub-portfolio. In place cap is ~8.5%, pro forma cap is ~11.0%, and occupancy is 100%. Asking price for the 46-unit portfolio is $3.57M and asking price for the 5-unit sub-portfolio is $597.5K. The sub-portfolio includes 205 Eastern, 323 Langdon, 2388 York, 1512 Vinal, 142 S Detroit, 56 E Pearl, and 920 Rogers. The entire 46-unit list can be found in the attachments. Property is occupied and photos are from the last time it was vacant.

Key facts

• 3,816 sq ft lot
• 2 garage spots
• Built 1915

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $72k.

Deal economics

• At list price, monthly cash flow is $374 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $72k).
• Recommended offer: $63k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.5% 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 (+7.8%/yr); 99 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 53% 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 32% of the median local income ($42k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $1k of equity ($498 loan paydown + $540 appreciation (0.8% 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 (0.8% appreciation + 7.8% rent growth), your $20k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 262 days — a 12% lower offer ($63k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 21y ago; this cycle's ask has dropped $14k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1915 — expect roof / HVAC / electrical / plumbing capex.

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

Questions for the listing agent

1. It's been on market 262 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 1915 — 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: 1.54% ✓
• Cap rate: 12.53%
• Cash-on-cash: 22.28%
• DSCR: 1.99
• GRM: 5.4

CMA / ARV

• ARV (median comp): $56,402
• List price: $72,000
• Delta: 27.65%
• 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
219 Storrs	0.15mi	3/1.0	1,056 (+2%)	2mo	$81,800	$77	89
517 Shasta Dr	0.40mi	3/1.0	1,047 (+1%)	5mo	$80,300	$77	76
537 Lynnhaven Dr	0.43mi	3/2.0	1,088 (+5%)	1mo	$150,000	$138	68
317 Eldred Ave	0.45mi	3/1.5	1,108 (+6%)	1mo	$45,000	$41	65
1836 Finch St	0.16mi	3/2.0	1,188 (+14%)	3mo	$85,950	$72	62
226 Somerset St	0.23mi	3/1.0	1,186 (+14%)	5mo	$53,000	$45	62
531 Shasta Dr	0.43mi	3/1.0	1,143 (+10%)	5mo	$53,000	$46	60
816 Geneva Ave	0.75mi	3/1.0	1,056 (+2%)	5mo	$51,900	$49	58
1922 Heatherdale Dr	0.59mi	2/1.0 (-1)	946 (-9%)	2mo	$111,000	$117	51
424 Mayberry St	0.45mi	2/1.0 (-1)	920 (-12%)	5mo	$58,740	$64	51
502 Brighton Ave	0.52mi	2/1.0 (-1)	884 (-15%)	1mo	$123,900	$140	45
752 Hampton Ave	0.75mi	2/1.5 (-1)	1,182 (+14%)	2mo	$85,900	$73	34

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

Projected returns pro-forma

0.75% appreciation · 7.8% rent growth · sell at horizon

5-year hold

• IRR: 28.0%
• Equity multiple: 2.49×
• Total profit: $29,952
• Equity at exit: $23,645

10-year hold

• IRR: 33.7%
• Equity multiple: 5.70×
• Total profit: $94,819
• Equity at exit: $30,712

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 43609

• Home prices YoY: 0.3%
• Rents YoY: 7.8%
• Active inventory: 99
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,112 high
• Mortgage (P&I): −$378
• Tax from tax record: −$96 /mo · $1,157/yr
• Insurance: −$30
• HOA: −$0
• Vacancy / Maint / Mgmt: −$233
• Net cashflow: $374

Break-even live

Break-even rent $638

Max offer price $72,000

Occupancy floor 61%

Sensitivity live

Price	-10% $415	-5% $395	+0% $374	+5% $354	+10% $333
Rent	-10% $286	-5% $330	+0% $374	+5% $418	+10% $462
Rate	-1.0pp $410	-0.5pp $393	base $374	+0.5pp $356	+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: $18,000
• Closing costs: $2,160
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
307 Danberry St Toledo, OH	2.0	1.0	988	$950	$0.96	44d	1	0.41mi
2314 Airline Ave Toledo, OH	3.0	1.0	1123	$1,478	$1.32	24d	1	0.55mi
319 N Detroit Ave Toledo, OH	3.0	1.0	1341	$845	$0.63	44d	1	0.59mi
1785 Tecumseh St Toledo, OH	2.0	1.0	930	$900	$0.97	44d	1	0.60mi
523 Nicholas St Toledo, OH	3.0	1.0	1290	$1,350	$1.05	14d	1	0.66mi
532 Carlton St Toledo, OH	3.0	1.0	1130	$1,050	$0.93	44d	1	0.70mi
705 Nicholas St Toledo, OH	2.0	1.0	1037	$900	$0.87	44d	1	0.79mi
1418 Colburn St Toledo, OH	3.0	1.0	992	$1,200	$1.21	14d	1	0.82mi
1321 Gordon St Toledo, OH	3.0	1.0	1121	$1,050	$0.94	44d	1	0.84mi
724 Spencer St Toledo, OH	3.0	1.5	1127	$1,100	$0.98	44d	1	0.86mi
1734 Arlington Ave Toledo, OH	2.0	1.0	700	$800	$1.14	14d	1	0.89mi
2044 Arlington Ave Toledo, OH	2.0	1.0	800	$825	$1.03	21d	1	0.89mi
569 Colima Dr Toledo, OH	3.0	1.0	1253	$1,300	$1.04	24d	1	0.93mi
581 Colima Dr Toledo, OH	2.0	1.0	900	$1,100	$1.22	14d	1	0.94mi
915 Woodstock Ave Toledo, OH	3.0	1.5	1500	$1,100	$0.73	24d	1	0.97mi
619 Durango Dr Toledo, OH	3.0	1.0	1276	$1,350	$1.06	44d	1	1.02mi
1133 Parkside Blvd Toledo, OH	2.0	1.0	960	$850	$0.89	44d	1	1.15mi
2424 Broadway St Toledo, OH	3.0	1.0	1416	$1,049	$0.74	14d	1	1.27mi
2594 Broadway St Toledo, OH	2.0	1.0	1076	$825	$0.77	44d	1	1.28mi

Listing history 30 events

1. 2026-06-18
   days on market $72,000 Active 262 DOM
2. 2026-06-17
   days on market $72,000 Active 261 DOM
3. 2026-06-16
   days on market $72,000 Active 260 DOM
4. 2026-06-15
   days on market $72,000 Active 259 DOM
5. 2026-06-14
   days on market $72,000 Active 257 DOM
6. 2026-06-10
   days on market $72,000 Active 254 DOM
7. 2026-06-09
   days on market $72,000 Active 253 DOM
8. 2026-06-08
   days on market $72,000 Active 252 DOM
9. 2026-06-07
   days on market $72,000 Active 251 DOM
10. 2026-06-05
    days on market $72,000 Active 248 DOM
11. 2026-06-03
    days on market $72,000 Active 247 DOM
12. 2026-06-02
    days on market $72,000 Active 246 DOM
13. 2026-06-01
    days on market $72,000 Active 245 DOM
14. 2026-05-31
    days on market $72,000 Active 244 DOM
15. 2026-05-30
    days on market $72,000 Active 243 DOM
16. 2026-01-14
    price $80,000 703-char remark

    Show marketing remark (703 chars)

    NOTICE: We are not considering seller financing or creative financing offers that do not consist of us in recorded first lien position with a minimum of 30% down. Thank you for understanding! This property is being sold as part of an 46-unit portfolio or a 7-unit sub-portfolio. In place cap is ~8.5%, pro forma cap is ~11.0%, and occupancy is 100%. Asking price for the 46-unit portfolio is $3.57M and asking price for the 5-unit sub-portfolio is $597.5K. The sub-portfolio includes 205 Eastern, 323 Langdon, 2388 York, 1512 Vinal, 142 S Detroit, 56 E Pearl, and 920 Rogers. The entire 46-unit list can be found in the attachments. Property is occupied and photos are from the last time it was vacant.

17. 2025-11-10
    price $83,910 703-char remark

    Show marketing remark (703 chars)

    NOTICE: We are not considering seller financing or creative financing offers that do not consist of us in recorded first lien position with a minimum of 30% down. Thank you for understanding! This property is being sold as part of an 46-unit portfolio or a 7-unit sub-portfolio. In place cap is ~8.5%, pro forma cap is ~11.0%, and occupancy is 100%. Asking price for the 46-unit portfolio is $3.57M and asking price for the 5-unit sub-portfolio is $597.5K. The sub-portfolio includes 205 Eastern, 323 Langdon, 2388 York, 1512 Vinal, 142 S Detroit, 56 E Pearl, and 920 Rogers. The entire 46-unit list can be found in the attachments. Property is occupied and photos are from the last time it was vacant.

18. 2025-09-24
    listed $86,500 Active 703-char remark

    Show marketing remark (703 chars)

    NOTICE: We are not considering seller financing or creative financing offers that do not consist of us in recorded first lien position with a minimum of 30% down. Thank you for understanding! This property is being sold as part of an 46-unit portfolio or a 7-unit sub-portfolio. In place cap is ~8.5%, pro forma cap is ~11.0%, and occupancy is 100%. Asking price for the 46-unit portfolio is $3.57M and asking price for the 5-unit sub-portfolio is $597.5K. The sub-portfolio includes 205 Eastern, 323 Langdon, 2388 York, 1512 Vinal, 142 S Detroit, 56 E Pearl, and 920 Rogers. The entire 46-unit list can be found in the attachments. Property is occupied and photos are from the last time it was vacant.

19. 2025-08-07
    historical $1,125
20. 2025-07-17
    listed $1,125
21. 2023-07-31
    soldstatus $1,315,000
22. 2023-07-21
    soldstatus $46,964 Closed 223-char remark

    Show marketing remark (223 chars)

    Minimum bid auction $25,000 on Wednesday March 22, 2023 3:30 PM. 1 of 4 properties being auction this day. Apart of an 8-day caravan auction. You don't want to miss these great investment opportunities! Come bid your price!

23. 2023-03-17
    status Pending 223-char remark

    Show marketing remark (223 chars)

    Minimum bid auction $25,000 on Wednesday March 22, 2023 3:30 PM. 1 of 4 properties being auction this day. Apart of an 8-day caravan auction. You don't want to miss these great investment opportunities! Come bid your price!

24. 2023-03-17
    price $46,964 223-char remark

    Show marketing remark (223 chars)

    Minimum bid auction $25,000 on Wednesday March 22, 2023 3:30 PM. 1 of 4 properties being auction this day. Apart of an 8-day caravan auction. You don't want to miss these great investment opportunities! Come bid your price!

25. 2023-02-19
    listed $25,000 Active 223-char remark

    Show marketing remark (223 chars)

    Minimum bid auction $25,000 on Wednesday March 22, 2023 3:30 PM. 1 of 4 properties being auction this day. Apart of an 8-day caravan auction. You don't want to miss these great investment opportunities! Come bid your price!

26. 2018-05-24
    soldstatus $8,500
27. 2018-05-02
    price $8,500
28. 2018-03-26
    listed $7,900
29. 2005-11-09
    historical
30. 2005-07-08
    listed $76,900

ⓘ 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: $1,157 · $96/mo
• Projected year-2 tax: $1,157 · $96/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 ≥101°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: $13,340
• − Mortgage interest: −$4,033
• − Property taxes: −$1,157
• − Insurance: −$360
• − Repairs & maintenance: −$1,067
• − Management: −$1,067
• − Depreciation: −$2,095
• Taxable income: $3,561
• Est. tax owed @ 24.0%: −$855
• After-tax cash flow: $3,636/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): 21,404
• Household income: $42,313
• Rent vs Own: 55.7% rent · 44.3% own
• Severe rent burden: 1603.0

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 0.66)
• Race & ethnicity: White 47% Black 29% Hispanic / Latino 17% Two or more races 9%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Romanian 5% Lithuanian 2% Italian 1%
• Foreign-born: 4% · Canada, China
• Languages at home: 92% English-only · Spanish 5% Arabic 1% 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: ▲ 0.75%
• Current HPI: 235.2515
• Rent YoY: ▲ 7.80%
• 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

+4.0% since first listed

15 events — show timeline

• 2026-01-14 Price Changed $80,000 NORIS
• 2025-11-10 Price Changed $83,910 NORIS
• 2025-09-24 Listed $86,500 NORIS
• 2025-08-07 Rental Removed $1,125 TENANTTURNER2
• 2025-07-17 Listed for Rent $1,125 TENANTTURNER2
• 2023-07-31 Sold (Public Records) $1,315,000 Public Records
• 2023-07-21 Sold (MLS) $46,964 NORIS
• 2023-03-17 Pending — NORIS
• 2023-03-17 Price Changed $46,964 NORIS
• 2023-02-19 Listed $25,000 NORIS
• 2018-05-24 Sold (MLS) $8,500 NORIS
• 2018-05-02 Price Changed $8,500 NORIS
• 2018-03-26 Listed $7,900 NORIS
• 2005-11-09 Listing Removed — NORIS
• 2005-07-08 Listed $76,900 NORIS

Property tax history

+4.3%/yr

Latest (2025): $1,157 · +16.5% YoY. Source: county tax records.