4314 Commonwealth Ave · Toledo, OH 43612

$110,000

3 bd · 1.0 ba · 1,256 sqft · SingleFamily public records · 51 Days on market

Built 1928 4,700 sqft lot $88/sqft · 13% below area Est $127k · 13% under

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Why this score? — see what drove the C+ 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 +24.8/30.0
• ARV discount +13.4/15.0
• DSCR +8.0/10.0
• 1% rule +6.5/10.0
• Rent growth +4.0/5.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 4314 Commonwealth — a classic 3-bedroom, 1-bath home in desirable West Toledo! This charming property offers a spacious layout featuring a large dining room and an inviting family room, perfect for gatherings and everyday living. Upstairs, you'll find two generously sized bedrooms, providing comfortable living space. Original wood floors lie beneath the carpet, ready to be uncovered and restored to their full beauty. The home also features vinyl replacement windows and a partially finished basement, adding extra flexibility for storage, recreation, or workspace. Outside, enjoy a large back deck ideal for relaxing or entertaining, along with a detached garage equipped with h

Key facts

• Large back deck
• Large dining room
• Inviting family room

Tags

• LARGE DINING ROOM
• INVITING FAMILY ROOM
• ORIGINAL WOOD FLOORS
• VINYL REPLACEMENT WINDOWS
• PARTIALLY FINISHED BASEMENT
• LARGE BACK DECK

Property features AI

Exterior

• Parking: Detached garage; Garage door opener; Approximately 6 total parking spaces; Driveway; Off-street parking; Concrete surfaces; On-site storage
• Utilities: Public water; Public sewer (sanitary and storm); 200+ amp electric service; Natural gas connected; Electricity connected; Cable connected; Fiber and Wi-Fi available; Internet available
• Home design: Single-family house; Two levels (2 stories); Not attached to other structures; Residential zoning
• Construction: Wood siding construction; Block foundation; Asphalt shingle roof; Built information sourced from assessor
• Exterior features: Private yard; Landscaped lot; Deck; Front porch; Covered porch; Screened porch; Wood fencing; Garage(s) on property

Interior

• Kitchen: Electric range; Electric oven; Refrigerator; Exhaust fan; Vinyl flooring in kitchen
• Bedrooms: Upper-level bedroom with hardwood flooring and ceiling fan; Upper-level bedroom (Bedroom 2) with carpet and ceiling fan; Upper-level bedroom (Bedroom 3) with carpet and ceiling fan
• Flooring: Carpet; Hardwood; Vinyl
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: 6 total rooms; Storage; Double-pane windows with screens and window treatments; Door screens; Fireplace in family room; Basement: block foundation, unfinished and partially finished
• Laundry & utility: Washer hookup; Electric dryer hookup; Laundry located in basement; Water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $232 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $107k (3.0% below list) — sets the bar for market timing.

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: Longfellow Elementary School (math 12% / reading 19%, grade F, #1,375 of 1,584 statewide, top 87%, 533 students, 0% FRL); Start High School (math 11% / reading 33%, grade F, #672 of 781 statewide, top 86%, 1,242 students, 50% FRL) — zoned schools average 25% FRL vs 72% district-wide (47 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+6.0%/yr); 99 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 415 units permitted in Lucas County in 2024 (122 in 5+ unit buildings).
• This rent runs 30% of the median local income ($51k/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 $761 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 + 6.0% rent growth), your $31k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $16k; list at $110k implies a 571% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1928 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $106,700 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 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 1928 — 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: 1.15% ✓
• Cap rate: 8.82%
• Cash-on-cash: 9.04%
• DSCR: 1.40
• GRM: 7.2

CMA / ARV

• ARV (median comp): $126,513
• List price: $110,000
• Delta: -13.05%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4444 Belmar Ave	0.18mi	3/1.0	1,226 (-2%)	2mo	$171,900	$140	86
4218 Parrakeet Ave	0.16mi	3/1.0	1,163 (-7%)	2mo	$107,500	$92	79
4352 Berwick Ave	0.15mi	3/1.0	1,417 (+13%)	2mo	$92,404	$65	70
3726 Leybourn Ave	0.58mi	3/1.0	1,245 (-1%)	2mo	$100,000	$80	70
1344 Corbin Rd	0.49mi	3/1.0	1,200 (-4%)	1mo	$157,500	$131	69
1531 Bradmore Dr	0.55mi	3/1.0	1,222 (-3%)	2mo	$160,000	$131	68
1546 Gould Rd	0.38mi	3/1.0	1,159 (-8%)	2mo	$75,000	$65	68
1805 Tremainsville Rd	0.41mi	3/1.5	1,152 (-8%)	1mo	$92,000	$80	64
4612 Willys Pkwy	0.57mi	3/1.0	1,163 (-7%)	1mo	$85,000	$73	60
1221 Eleanor Ave	0.54mi	3/1.0	1,098 (-13%)	1mo	$120,000	$109	53
1204 Higley St	0.70mi	2/2.0 (-1)	1,184 (-6%)	1mo	$119,000	$101	48
1425 Hagley Rd	0.47mi	4/1.5 (+1)	1,436 (+14%)	1mo	$147,000	$102	46

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 · 6.01% rent growth · sell at horizon

5-year hold

• IRR: 0.8%
• Equity multiple: 1.03×
• Total profit: $945
• Equity at exit: $16,401

10-year hold

• IRR: 13.3%
• Equity multiple: 2.21×
• Total profit: $37,256
• Equity at exit: $9,511

Cash invested: $30,800 (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 43612

• Home prices YoY: -17.5%
• Rents YoY: 6.0%
• Active inventory: 99
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,270 high
• Mortgage (P&I): −$577
• Tax from tax record: −$148 /mo · $1,781/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$267
• Net cashflow: $232

Break-even live

Break-even rent $976

Max offer price $110,000

Occupancy floor 77%

Sensitivity live

Price	-10% $294	-5% $263	+0% $232	+5% $201	+10% $170
Rent	-10% $132	-5% $182	+0% $232	+5% $282	+10% $332
Rate	-1.0pp $287	-0.5pp $260	base $232	+0.5pp $204	+1.0pp $175

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4223 Birchall Rd Toledo, OH	3.0	1.0	1338	$1,395	$1.04	24d	1	0.25mi
4120 Parrakeet Ave Toledo, OH	3.0	2.0	1410	$1,450	$1.03	45d	1	0.25mi
4038 Lyman Ave Toledo, OH	3.0	1.0	1175	$1,395	$1.19	45d	1	0.26mi
4315 Garden Park Dr Toledo, OH	3.0	1.0	1268	$1,423	$1.12	24d	1	0.27mi
4614 Commonwealth Ave Toledo, OH	3.0	1.5	1459	$1,295	$0.89	15d	1	0.33mi
1477 W Sylvania Ave Toledo, OH	3.0	1.0	1570	$1,250	$0.80	45d	1	0.36mi
1338 Crestwood Rd Toledo, OH	3.0	1.0	1000	$1,250	$1.25	15d	1	0.55mi
1489 Berdan Ave Toledo, OH	3.0	1.0	1068	$1,250	$1.17	45d	1	0.59mi
4138 N Lockwood Ave Toledo, OH	2.0	1.0	1300	$1,050	$0.81	24d	1	0.61mi
3915 Willys Pkwy Unit 3915 Toledo, OH	3.0	1.0	1080	$800	$0.74	22d	1	0.62mi
4459 N Haven Ave Toledo, OH	3.0	1.0	1416	$1,200	$0.85	15d	1	0.64mi
3805 Hoiles Ave Toledo, OH	3.0	1.0	1370	$1,025	$0.75	24d	1	0.64mi
3713 Hazelhurst Ave Toledo, OH	3.0	1.5	1352	$1,700	$1.26	45d	1	0.66mi
3725 Hoiles Ave Toledo, OH	3.0	1.0	1180	$1,245	$1.06	24d	1	0.67mi
4158 Mayfield Dr Toledo, OH	2.0	1.0	960	$850	$0.89	15d	1	0.71mi
3606 Revere Dr Toledo, OH	4.0	1.0	1320	$1,500	$1.14	45d	1	0.77mi
1016 Mallett St Unit 1 Toledo, OH	2.0	1.0	1300	$900	$0.69	45d	1	0.80mi
3683 Upton Ave Toledo, OH	3.0	1.0	1119	$1,100	$0.98	45d	1	0.82mi
1846 Loxley Rd Toledo, OH	2.0	1.0	876	$900	$1.03	45d	1	0.83mi
1731 Mansfield Rd Toledo, OH	3.0	1.0	1138	$1,195	$1.05	24d	1	0.85mi
3541 Willys Pkwy Toledo, OH	3.0	1.0	1113	$1,400	$1.26	45d	1	0.88mi
1014 Berdan Ave Toledo, OH	3.0	1.0	1215	$1,200	$0.99	45d	1	0.94mi
1801 Christian Ave Toledo, OH	1.0–2.0	1.0	750	$939	$1.25	15d	1	0.96mi
3615 Berkeley Dr Toledo, OH	3.0	1.0	1096	$1,400	$1.28	15d	1	0.98mi
4406 Asbury Dr Toledo, OH	4.0	2.0	1089	$1,550	$1.42	15d	1	1.02mi
2301 Portsmouth Ave Toledo, OH	4.0	1.0	1335	$1,395	$1.04	24d	1	1.04mi
4129 Vermaas Ave Toledo, OH	3.0	1.5	1385	$1,250	$0.90	45d	1	1.07mi
4039 Vermaas Ave Toledo, OH	2.0	1.0	900	$900	$1.00	24d	1	1.08mi
4124 Vermaas Ave Toledo, OH	2.0	1.0	1245	$997	$0.80	45d	1	1.10mi
1732 Newport Ave Toledo, OH	3.0	1.0	896	$1,350	$1.51	24d	1	1.18mi
4220 Caroline Ave Toledo, OH	3.0	1.0	944	$1,095	$1.16	45d	1	1.21mi
1718 Giant St Toledo, OH	3.0	1.0	1080	$1,395	$1.29	15d	1	1.21mi
4140 Caroline Ave Toledo, OH	3.0	1.5	1378	$1,650	$1.20	24d	1	1.21mi
3950 Woodhaven Dr Toledo, OH	2.0	1.0	1072	$745	$0.69	24d	1	1.22mi
3905 Peru St Toledo, OH	4.0	3.0	1548	$1,300	$0.84	22d	1	1.24mi
1838 Giant St Toledo, OH	3.0	1.0	962	$1,200	$1.25	15d	1	1.25mi
1804 Bigelow St Toledo, OH	3.0	1.0	995	$937	$0.94	45d	1	1.28mi
1573 Jermain Dr Toledo, OH	3.0	1.0	1254	$1,195	$0.95	15d	1	1.39mi
3644 Harley Rd Toledo, OH	2.0	1.0	1025	$975	$0.95	24d	1	1.41mi
927 W Northgate Pkwy Toledo, OH	2.0	1.0	896	$1,100	$1.23	15d	1	1.44mi

Listing history 19 events

1. 2026-06-21
   days on market $110,000 Active 51 DOM
2. 2026-06-18
   days on market $110,000 Active 48 DOM
3. 2026-06-17
   days on market $110,000 Active 47 DOM
4. 2026-06-16
   days on market $110,000 Active 46 DOM
5. 2026-06-15
   days on market $110,000 Active 45 DOM
6. 2026-06-14
   days on market $110,000 Active 43 DOM
7. 2026-06-10
   days on market $110,000 Active 40 DOM
8. 2026-06-09
   days on market $110,000 Active 39 DOM
9. 2026-06-08
   days on market $110,000 Active 38 DOM
10. 2026-06-07
    days on market $110,000 Active 37 DOM
11. 2026-06-05
    days on market $110,000 Active 34 DOM
12. 2026-06-03
    days on market $110,000 Active 33 DOM
13. 2026-06-02
    days on market $110,000 Active 32 DOM
14. 2026-06-01
    days on market $110,000 Active 31 DOM
15. 2026-05-31
    days on market $110,000 Active 30 DOM
16. 2026-05-30
    days on market $110,000 Active 29 DOM
17. 2026-05-07
    historical Contingent 1105-char remark
18. 2026-05-01
    listed $110,000 Active 1105-char remark
19. 1987-07-13
    soldstatus $16,400

ⓘ 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: $1,781 · $148/mo
• Projected year-2 tax: $1,781 · $148/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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,239
• − Mortgage interest: −$6,162
• − Property taxes: −$1,781
• − Insurance: −$550
• − Repairs & maintenance: −$1,219
• − Management: −$1,219
• − Depreciation: −$3,200
• Taxable income: $1,108
• Est. tax owed @ 24.0%: −$266
• After-tax cash flow: $2,519/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): 28,480
• Household income: $50,728
• Rent vs Own: 45.4% rent · 54.6% own
• Severe rent burden: 1203.0

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: Majority White (63%)
• Race & ethnicity: White 63% Black 23% Two or more races 10% Hispanic / Latino 9%
• Hispanic origin (detail): Mexican 6% Puerto Rican 2%
• Common ancestry: Romanian 9% Lithuanian 3% Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2% 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: ▼ -50.05%
• Current HPI: 235.5389
• Rent YoY: ▲ 6.01%
• 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

+570.7% since first listed

4 events — show timeline

• 2026-05-19 Relisted — NORIS
• 2026-05-07 Contingent — NORIS
• 2026-05-01 Listed $110,000 NORIS
• 1987-07-13 Sold (Public Records) $16,400 Public Records

Property tax history

+2.2%/yr

Latest (2025): $1,781 · -2.2% YoY. Source: county tax records.