1946 Oakwood Ave · Toledo, OH 43607

$85,000

3 bd · 1.0 ba · 1,216 sqft · SingleFamily public records · 39 Days on market

Built 1952 5,000 sqft lot $70/sqft · at area comps Est $88k · at est. ↓ 11% 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 +30.0/30.0
• DSCR +10.0/10.0
• ARV discount +8.9/15.0
• 1% rule +8.7/10.0
• 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

Welcome home to this well-maintained gem, lovingly cared for by the same owner for over 20 years! This solid property offers 3 comfortable bedrooms and 2 full bathrooms, providing plenty of space for everyday living. Step inside to find a spacious living room, a dedicated dining room perfect for gatherings, and a functional kitchen ready for your personal touch. The partially finished basement adds extra living or recreational space, giving you flexibility to make it your own. Major updates have already been taken care of, including a roof that's only 5 years old and an HVAC system that's approximately 10 years old—adding peace of mind for years to come. Priced under $100,000, this home is a fantastic opportunity for buyers looking for a well-kept property with great bones. With some cosmetic updating, you can truly make this house your home. If you're looking for value, space, and potential—this is the one!

Key facts

• Functional kitchen
• Major updates
• Roof five years old

Tags

• DEDICATED DINING ROOM
• FUNCTIONAL KITCHEN
• PARTIALLY FINISHED BASEMENT
• MAJOR UPDATES
• ROOF FIVE YEARS OLD
• HVAC SYSTEM TEN YEARS OLD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $389 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $82k (3.0% below list) — sets the bar for market timing.
• 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-, 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 (+8.2%/yr); 83 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 79% 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 34% of the median local income ($41k/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 $588 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 + 8.0% rent growth), your $24k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $82,450 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.37% ✓
• Cap rate: 11.79%
• Cash-on-cash: 19.63%
• DSCR: 1.87
• GRM: 6.1

CMA / ARV

• ARV (median comp): $87,679
• List price: $85,000
• Delta: -3.06%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1211 Woodstock Ave	0.34mi	3/1.0	1,188 (-2%)	2mo	$101,500	$85	79
1004 Waverly Ave	0.43mi	3/1.0	1,241 (+2%)	2mo	$58,500	$47	75
1211 Manila St	0.34mi	3/1.0	1,159 (-5%)	3mo	$45,000	$39	74
2033 Crosswell Pl	0.23mi	3/1.0	1,328 (+9%)	1mo	$101,500	$76	72
1019 Woodstock Ave	0.44mi	3/1.0	1,272 (+5%)	2mo	$21,100	$17	70
1723 Evansdale Ave	0.53mi	3/1.0	1,160 (-5%)	2mo	$144,000	$124	66
1501 Fernwood Ave	0.58mi	3/1.0	1,259 (+4%)	1mo	$60,000	$48	66
2026 Hawthorne St	0.59mi	3/1.0	1,142 (-6%)	0mo	$65,000	$57	62
1748 Freeman St	0.61mi	3/1.5	1,263 (+4%)	2mo	$83,000	$66	62
1408 Roosevelt Ave	0.74mi	3/1.0	1,196 (-2%)	3mo	$50,000	$42	60
1814 Alvin St	0.61mi	3/1.0	1,126 (-7%)	3mo	$109,900	$98	57
1901 Alvin St	0.64mi	3/1.0	1,344 (+10%)	3mo	$105,000	$78	50

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: 16.9%
• Equity multiple: 1.72×
• Total profit: $17,140
• Equity at exit: $12,674

10-year hold

• IRR: 28.6%
• Equity multiple: 4.14×
• Total profit: $74,706
• Equity at exit: $7,349

Cash invested: $23,800 (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: 6.1×

Monthly cashflow live

• Estimated rent: $1,161 high
• Mortgage (P&I): −$446
• Tax from tax record: −$47 /mo · $562/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$244
• Net cashflow: $389

Break-even live

Break-even rent $668

Max offer price $85,000

Occupancy floor 61%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1133 Parkside Blvd Toledo, OH	2.0	1.0	960	$850	$0.89	43d	1	0.46mi
2117 Clinton St Toledo, OH	3.0	1.0	1256	$1,115	$0.89	43d	1	0.46mi
915 Woodstock Ave Toledo, OH	3.0	1.5	1500	$1,100	$0.73	23d	1	0.52mi
2037 Alvin St Toledo, OH	3.0	1.0	1260	$1,175	$0.93	43d	1	0.70mi
2322 Upton Ave Toledo, OH	3.0	1.0	1000	$1,300	$1.30	43d	1	0.71mi
2030 Wyndhurst Rd Toledo, OH	2.0	1.0	1042	$950	$0.91	43d	1	0.72mi
1738 Milburn Ave Toledo, OH	2.0	1.0	1016	$650	$0.64	23d	1	0.73mi
2356 Torrey Hill Dr Unit 11 Toledo, OH	2.0	1.0	1050	$800	$0.76	43d	1	0.77mi
1919 Ottawa Dr Unit 7 Toledo, OH	2.0	1.0	900	$800	$0.89	43d	1	0.78mi
2347 Rosedale Ave Toledo, OH	2.0	1.0	767	$875	$1.14	43d	1	0.78mi
2535 W Bancroft St Unit 8 Toledo, OH	2.0	1.0	900	$895	$0.99	43d	1	0.84mi
2637 Greenway St Toledo, OH	2.0	1.0	1082	$900	$0.83	43d	1	0.87mi
1785 Tecumseh St Toledo, OH	2.0	1.0	930	$900	$0.97	43d	1	0.89mi
319 N Detroit Ave Toledo, OH	3.0	1.0	1341	$845	$0.63	43d	1	0.98mi
1140 Palmwood Ave Toledo, OH	3.0	1.0	1292	$1,500	$1.16	43d	1	1.00mi
1026 Oakwood Ave Toledo, OH	2.0	1.0	1100	$850	$0.77	43d	1	1.17mi
3803 Monroe St Toledo, OH	2.0	1.0	942	$850	$0.90	43d	1	1.18mi
932 Turner Ave Toledo, OH	2.0	1.0	960	$1,295	$1.35	13d	1	1.22mi
3835 Monroe St Toledo, OH	2.0	1.0	1002	$950	$0.95	43d	1	1.23mi
2802 Gunckel Blvd Toledo, OH	2.0	1.0	860	$1,100	$1.28	43d	1	1.27mi
2734 Powhattan Pkwy Toledo, OH	2.0	1.0	1144	$900	$0.79	43d	1	1.31mi
1573 Jermain Dr Toledo, OH	3.0	1.0	1254	$1,195	$0.95	13d	1	1.43mi
2650 Christie St Toledo, OH	1.0–2.0	1.0	800	$849	$1.06	43d	1	1.43mi
2704 Kenwood Blvd Toledo, OH	1.0–3.0	1.0	825	$1,488	$1.80	13d	71	1.44mi

Listing history 5 events

1. 2026-05-19
   status Pending 933-char remark

   Show marketing remark (933 chars)

   Welcome home to this well-maintained gem, lovingly cared for by the same owner for over 20 years! This solid property offers 3 comfortable bedrooms and 2 full bathrooms, providing plenty of space for everyday living. Step inside to find a spacious living room, a dedicated dining room perfect for gatherings, and a functional kitchen ready for your personal touch. The partially finished basement adds extra living or recreational space, giving you flexibility to make it your own. Major updates have already been taken care of, including a roof that's only 5 years old and an HVAC system that's approximately 10 years old—adding peace of mind for years to come. Priced under $100,000, this home is a fantastic opportunity for buyers looking for a well-kept property with great bones. With some cosmetic updating, you can truly make this house your home. If you're looking for value, space, and potential—this is the one!

2. 2026-05-17
   price $85,000 933-char remark

   Show marketing remark (933 chars)

   Welcome home to this well-maintained gem, lovingly cared for by the same owner for over 20 years! This solid property offers 3 comfortable bedrooms and 2 full bathrooms, providing plenty of space for everyday living. Step inside to find a spacious living room, a dedicated dining room perfect for gatherings, and a functional kitchen ready for your personal touch. The partially finished basement adds extra living or recreational space, giving you flexibility to make it your own. Major updates have already been taken care of, including a roof that's only 5 years old and an HVAC system that's approximately 10 years old—adding peace of mind for years to come. Priced under $100,000, this home is a fantastic opportunity for buyers looking for a well-kept property with great bones. With some cosmetic updating, you can truly make this house your home. If you're looking for value, space, and potential—this is the one!

3. 2026-04-29
   status Active 933-char remark

   Show marketing remark (933 chars)

   Welcome home to this well-maintained gem, lovingly cared for by the same owner for over 20 years! This solid property offers 3 comfortable bedrooms and 2 full bathrooms, providing plenty of space for everyday living. Step inside to find a spacious living room, a dedicated dining room perfect for gatherings, and a functional kitchen ready for your personal touch. The partially finished basement adds extra living or recreational space, giving you flexibility to make it your own. Major updates have already been taken care of, including a roof that's only 5 years old and an HVAC system that's approximately 10 years old—adding peace of mind for years to come. Priced under $100,000, this home is a fantastic opportunity for buyers looking for a well-kept property with great bones. With some cosmetic updating, you can truly make this house your home. If you're looking for value, space, and potential—this is the one!

4. 2026-04-15
   historical Contingent 933-char remark

   Show marketing remark (933 chars)

   Welcome home to this well-maintained gem, lovingly cared for by the same owner for over 20 years! This solid property offers 3 comfortable bedrooms and 2 full bathrooms, providing plenty of space for everyday living. Step inside to find a spacious living room, a dedicated dining room perfect for gatherings, and a functional kitchen ready for your personal touch. The partially finished basement adds extra living or recreational space, giving you flexibility to make it your own. Major updates have already been taken care of, including a roof that's only 5 years old and an HVAC system that's approximately 10 years old—adding peace of mind for years to come. Priced under $100,000, this home is a fantastic opportunity for buyers looking for a well-kept property with great bones. With some cosmetic updating, you can truly make this house your home. If you're looking for value, space, and potential—this is the one!

5. 2026-04-09
   listed $95,500 Active 933-char remark

   Show marketing remark (933 chars)

   Welcome home to this well-maintained gem, lovingly cared for by the same owner for over 20 years! This solid property offers 3 comfortable bedrooms and 2 full bathrooms, providing plenty of space for everyday living. Step inside to find a spacious living room, a dedicated dining room perfect for gatherings, and a functional kitchen ready for your personal touch. The partially finished basement adds extra living or recreational space, giving you flexibility to make it your own. Major updates have already been taken care of, including a roof that's only 5 years old and an HVAC system that's approximately 10 years old—adding peace of mind for years to come. Priced under $100,000, this home is a fantastic opportunity for buyers looking for a well-kept property with great bones. With some cosmetic updating, you can truly make this house your home. If you're looking for value, space, and potential—this is the one!

ⓘ 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: $562 · $47/mo
• Projected year-2 tax: $944 · $79/mo
• Expected delta: +$382/yr (+$32/mo · 68.1%)

ⓘ 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,934
• − Mortgage interest: −$4,761
• − Property taxes: −$562
• − Insurance: −$425
• − Repairs & maintenance: −$1,115
• − Management: −$1,115
• − Depreciation: −$2,473
• Taxable income: $3,484
• Est. tax owed @ 24.0%: −$836
• After-tax cash flow: $3,836/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

-11.0% since first listed

5 events — show timeline

• 2026-05-19 Pending — NORIS
• 2026-05-17 Price Changed $85,000 NORIS
• 2026-04-29 Relisted — NORIS
• 2026-04-15 Contingent — NORIS
• 2026-04-09 Listed $95,500 NORIS

Property tax history

+1.3%/yr

Latest (2025): $562 · -0.5% YoY. Source: county tax records.