516 Geneva Ave · Toledo, OH 43609

$34,000

1 bd · 1.0 ba · 956 sqft · SingleFamily public records · 17 Days on market

Built 1922 3,200 sqft lot $36/sqft · 58% below area ↓ 18% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Listing remarks

More than meets the eye - transform this home and make it complete. The home needs work but you get a great start with a NEW Boiler , New Metal Roof , Newer Hot Water Tank and most of the windows are replacements. Kitchen and Bathroom need COMPLETE rebuild - main floor laundry setup in place and a large bedroom - the home has enough space to be transformed to a two bedroom. Attached garage of the back could be repaired or removed -The possibilities are great! Great bones and a great potential in the highland park neighborhood! NO SELLER OR CREATIVE FINANCING !! NO ASSIGNMENTS !! SOLD AS-IS , WHERE-IS everything in the home goes with the sale.

Key facts

• New boiler
• New metal roof
• Large bedroom

Tags

• NEW BOILER
• NEW METAL ROOF
• NEWER HOT WATER TANK
• MAIN FLOOR LAUNDRY SETUP
• LARGE BEDROOM
• HIGHLAND PARK NEIGHBORHOOD

Property features AI

Finance

• Other: Residential zoning: 10-RD6
• HOA & community: Park nearby / community park

Exterior

• Parking: Attached garage with alley access; 1-car garage
• Utilities: Public water; Public sewer; Electricity connected (100 Amp service); Natural gas connected; Cable, internet and WiFi available
• Home design: Single-family residence (house); One level / single-story; Not attached to other structures; No common walls
• Construction: Aluminum siding and brick exterior; Block foundation; Public records listed year built
• Exterior features: Metal roof; Corner lot; City street frontage; Asphalt road

Interior

• Kitchen: Kitchen on main level (20 x 10)
• Bedrooms: Primary bedroom on main level (14 x 12)
• Flooring: Hardwood floors
• Bathrooms: 1 full bathroom
• Heating & cooling: Boiler heating
• Interior features: No interior steps; Double-pane windows; Living room fireplace
• Laundry & utility: Main level laundry with gas dryer hookup

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $34k.

Deal economics

• At list price, monthly cash flow is $335 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($821 rent vs $34k).
• Recommended offer: $33k (1.5% below list) — sets the bar for market timing.
• Cap rate 18.1% 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: Arlington Elementary School (math 12% / reading 14%, grade F, #1,429 of 1,584 statewide, top 90%, 327 students, 0% FRL); Bowsher High School (math 23% / reading 45%, grade F, #596 of 781 statewide, top 76%, 1,240 students, 49% 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 (+7.8%/yr); 99 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals lingering (median 44d 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).

Forward outlook

• In year one you build about $490 of equity ($235 loan paydown + $255 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 $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($33k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 4.3% of price; built in 1922 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $33,490 (1.5% below list)

Questions for the listing agent

1. Built in 1922 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 2.42% ✓
• Cap rate: 18.11%
• Cash-on-cash: 42.22%
• DSCR: 2.88
• GRM: 3.5

CMA / ARV

• ARV (median comp): $81,632
• List price: $34,000
• Delta: -58.35%
• 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
1922 Heatherdale Dr	0.34mi	2/1.0 (+1)	946 (-1%)	2mo	$111,000	$117	76
502 Brighton Ave	0.18mi	2/1.0 (+1)	884 (-8%)	1mo	$123,900	$140	74
530 Toronto Ave	0.06mi	2/1.0 (+1)	1,030 (+8%)	10mo	$84,500	$82	71
648 Carlton St	0.39mi	2/1.0 (+1)	880 (-8%)	2mo	$86,000	$98	62
713 Geneva Ave	0.22mi	2/1.0 (+1)	843 (-12%)	5mo	$52,500	$62	61
516 Lodge Ave	0.24mi	2/1.0 (+1)	873 (-9%)	11mo	$82,000	$94	61
424 Mayberry St	0.58mi	2/1.0 (+1)	920 (-4%)	5mo	$58,740	$64	57
864 Hampton Ave	0.44mi	2/1.0 (+1)	878 (-8%)	9mo	$90,000	$103	53
933 Wright Ave	0.56mi	2/1.0 (+1)	864 (-10%)	3mo	$60,500	$70	50
230 Somerset St	0.54mi	2/1.0 (+1)	864 (-10%)	12mo	$75,000	$87	44
1011 National Ave	0.68mi	2/1.0 (+1)	833 (-13%)	8mo	$81,000	$97	36
1043 Atlantic Ave	0.71mi	2/1.0 (+1)	812 (-15%)	8mo	$103,500	$127	30

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: 49.7%
• Equity multiple: 3.71×
• Total profit: $25,771
• Equity at exit: $11,166

10-year hold

• IRR: 54.0%
• Equity multiple: 8.87×
• Total profit: $74,880
• Equity at exit: $14,503

Cash invested: $9,520 (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: 3.5×

Monthly cashflow live

• Estimated rent: $821 high
• Mortgage (P&I): −$178
• Tax from tax record: −$121 /mo · $1,457/yr
• Insurance: −$14
• HOA: −$0
• Vacancy / Maint / Mgmt: −$172
• Net cashflow: $335

Break-even live

Break-even rent $397

Max offer price $34,000

Occupancy floor 54%

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: $8,500
• Closing costs: $1,020
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
707 Toronto Ave Toledo, OH	1.0	1.0	750	$775	$1.03	23d	1	0.20mi
538 Nicholas St Unit B Toledo, OH	1.0	1.0	600	$600	$1.00	43d	1	0.29mi
705 Nicholas St Toledo, OH	2.0	1.0	1037	$900	$0.87	43d	1	0.36mi
1521 Emma St Unit LABS 1521 Emma St, B 43051619729 Toledo, OH	1.0	1.0	975	$900	$0.92	43d	1	0.44mi
1734 Arlington Ave Toledo, OH	2.0	1.0	700	$800	$1.14	14d	1	0.45mi
2044 Arlington Ave Toledo, OH	2.0	1.0	800	$825	$1.03	21d	1	0.62mi
307 Danberry St Toledo, OH	2.0	1.0	988	$950	$0.96	43d	1	0.66mi
2594 Broadway St Toledo, OH	2.0	1.0	1076	$825	$0.77	43d	1	0.82mi
1037 Orchard St Toledo, OH	2.0	1.0	696	$820	$1.18	21d	1	0.97mi
581 Colima Dr Toledo, OH	2.0	1.0	900	$1,100	$1.22	14d	1	1.00mi
1785 Tecumseh St Toledo, OH	2.0	1.0	930	$900	$0.97	43d	1	1.00mi
2820 Airport Hwy Toledo, OH	1.0	1.0	580	$679	$1.17	43d	1	1.29mi
2820 Airport Hwy Toledo, OH	1.0	1.0	580	$704	$1.21	23d	1	1.29mi
2820 Airport Hwy Toledo, OH	1.0	1.0	580	$679	$1.17	14d	1	1.29mi
827 Colburn St Toledo, OH	2.0	1.0	1092	$750	$0.69	43d	1	1.32mi
223 Charles St Toledo, OH	2.0	1.0	612	$875	$1.43	43d	1	1.37mi
771 Orchard St Unit 7715 Toledo, OH	2.0	1.0	1086	$645	$0.59	23d	1	1.37mi

Listing history 6 events

1. 2026-05-12
   status Pending 651-char remark
2. 2026-05-04
   price $34,000 651-char remark
3. 2026-04-24
   listed $49,000 Active 651-char remark
4. 2003-07-01
   soldstatus $65,000
5. 1990-04-04
   soldstatus $25,000
6. 1982-09-27
   soldstatus $41,500

ⓘ 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: $1,457 · $121/mo
• Projected year-2 tax: $1,457 · $121/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: $9,855
• − Mortgage interest: −$1,905
• − Property taxes: −$1,457
• − Insurance: −$170
• − Repairs & maintenance: −$788
• − Management: −$788
• − Depreciation: −$989
• Taxable income: $3,758
• Est. tax owed @ 24.0%: −$902
• After-tax cash flow: $3,117/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

-18.1% since first listed

6 events — show timeline

• 2026-05-12 Pending — NORIS
• 2026-05-04 Price Changed $34,000 NORIS
• 2026-04-24 Listed $49,000 NORIS
• 2003-07-01 Sold (Public Records) $65,000 Public Records
• 1990-04-04 Sold (Public Records) $25,000 Public Records
• 1982-09-27 Sold (Public Records) $41,500 Public Records

Property tax history

+7.7%/yr

Latest (2025): $1,457 · +0.7% YoY. Source: county tax records.