1215 Woodstock Ave · Toledo, OH 43607

$72,000

2 bd · 1.0 ba · 810 sqft · SingleFamily public records · 260 Days on market

Built 1912 3,598 sqft lot $89/sqft · 13% above area Est $63k · 13% over

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.0/10.0
• Rent growth +4.5/5.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• ARV discount +1.5/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

2 bedroom with full basement. With your work this could be home. Nice pad in back yard.

Key facts

• 3,598 sq ft lot
• Built 1912
• Listed 260 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 $313 ($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 11.5% 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 (+8.2%/yr); 83 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); 74% 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 + 8.0% rent growth), your $20k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 260 days — a 12% lower offer ($63k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 14y ago; this cycle's ask has dropped $14k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $17k; list at $72k implies a 324% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1912 — 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 260 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 1912 — 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: 1.40% ✓
• Cap rate: 11.51%
• Cash-on-cash: 18.62%
• DSCR: 1.83
• GRM: 6.0

CMA / ARV

• ARV (median comp): $63,485
• List price: $72,000
• Delta: 13.41%
• 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
824 N University Ave	0.30mi	3/1.0 (+1)	797 (-2%)	1mo	$60,000	$75	78
908 Coventry Ave	0.28mi	2/1.0	860 (+6%)	6mo	$55,000	$64	72
628 Waverly Ave	0.41mi	2/1.0	792 (-2%)	9mo	$48,500	$61	70
616 Waverly Ave	0.44mi	2/1.0	770 (-5%)	2mo	$53,900	$70	70
806 Evesham Ave	0.27mi	2/1.5	770 (-5%)	10mo	$85,000	$110	69
1720 Perth St	0.53mi	2/1.0	808 (-0%)	12mo	$96,000	$119	65
1024 Coventry Ave	0.24mi	2/1.0	748 (-8%)	17mo	$31,000	$41	62
1614 Pinewood Ave	0.53mi	2/1.0	820 (+1%)	19mo	$48,500	$59	57
726 Marmion Ave	0.33mi	2/1.0	924 (+14%)	6mo	$32,000	$35	56
2105 Evansdale Ave	0.75mi	2/1.0	799 (-1%)	9mo	$49,500	$62	55
1730 Wyndhurst Rd	0.62mi	2/2.0	806 (-0%)	20mo	$100,000	$124	50
1320 Fairlawn Ave	0.64mi	3/1.0 (+1)	886 (+9%)	18mo	$55,000	$62	34

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: 15.8%
• Equity multiple: 1.67×
• Total profit: $13,583
• Equity at exit: $10,735

10-year hold

• IRR: 27.8%
• Equity multiple: 4.06×
• Total profit: $61,723
• 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 43607

• Home prices YoY: -27.5%
• Rents YoY: 8.2%
• Active inventory: 83
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,007 high
• Mortgage (P&I): −$378
• Tax from tax record: −$75 /mo · $899/yr
• Insurance: −$30
• HOA: −$0
• Vacancy / Maint / Mgmt: −$211
• Net cashflow: $313

Break-even live

Break-even rent $611

Max offer price $72,000

Occupancy floor 64%

Sensitivity live

Price	-10% $354	-5% $333	+0% $313	+5% $292	+10% $272
Rent	-10% $233	-5% $273	+0% $313	+5% $353	+10% $392
Rate	-1.0pp $349	-0.5pp $331	base $313	+0.5pp $294	+1.0pp $275

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
1133 Parkside Blvd Toledo, OH	2.0	1.0	960	$850	$0.89	44d	1	0.14mi
1785 Tecumseh St Toledo, OH	2.0	1.0	930	$900	$0.97	44d	1	0.62mi
2030 Wyndhurst Rd Toledo, OH	2.0	1.0	1042	$950	$0.91	44d	1	0.78mi
1919 Kensington Rd Toledo, OH	1.0	1.0	680	$775	$1.14	22d	1	0.81mi
2445 W Bancroft St Unit 2445-15 Toledo, OH	1.0	1.0	557	$625	$1.12	44d	1	0.90mi
2250 Torrey Hill Dr Unit 2254-5 Toledo, OH	1.0	1.0	563	$770	$1.37	44d	1	0.90mi
2637 Greenway St Toledo, OH	2.0	1.0	1082	$900	$0.83	44d	1	0.91mi
2535 W Bancroft St Unit 8 Toledo, OH	2.0	1.0	900	$895	$0.99	44d	1	0.95mi
932 Turner Ave Toledo, OH	2.0	1.0	960	$1,295	$1.35	15d	1	0.98mi
2322 Upton Ave Toledo, OH	3.0	1.0	1000	$1,300	$1.30	44d	1	1.07mi
1738 Milburn Ave Toledo, OH	2.0	1.0	1016	$650	$0.64	24d	1	1.10mi
2356 Torrey Hill Dr Unit 11 Toledo, OH	2.0	1.0	1050	$800	$0.76	44d	1	1.12mi
1919 Ottawa Dr Unit 7 Toledo, OH	2.0	1.0	900	$800	$0.89	44d	1	1.14mi
2347 Rosedale Ave Toledo, OH	2.0	1.0	767	$875	$1.14	44d	1	1.16mi
2314 Airline Ave Toledo, OH	3.0	1.0	1123	$1,478	$1.32	24d	1	1.24mi
307 Danberry St Toledo, OH	2.0	1.0	988	$950	$0.96	44d	1	1.25mi
1026 Oakwood Ave Toledo, OH	2.0	1.0	1100	$850	$0.77	44d	1	1.37mi
1521 Emma St Unit LABS 1521 Emma St, B 43051619729 Toledo, OH	1.0	1.0	975	$900	$0.92	44d	1	1.45mi
1700 Secor Rd Toledo, OH	1.0–2.0	1.0	790	$1,199	$1.52	15d	1	1.47mi

Listing history 28 events

1. 2026-06-18
   days on market $72,000 Active 260 DOM
2. 2026-06-17
   days on market $72,000 Active 259 DOM
3. 2026-06-16
   days on market $72,000 Active 258 DOM
4. 2026-06-15
   days on market $72,000 Active 257 DOM
5. 2026-06-14
   days on market $72,000 Active 255 DOM
6. 2026-06-10
   days on market $72,000 Active 252 DOM
7. 2026-06-09
   days on market $72,000 Active 251 DOM
8. 2026-06-08
   days on market $72,000 Active 250 DOM
9. 2026-06-07
   days on market $72,000 Active 249 DOM
10. 2026-06-05
    days on market $72,000 Active 246 DOM
11. 2026-06-03
    days on market $72,000 Active 245 DOM
12. 2026-06-02
    days on market $72,000 Active 244 DOM
13. 2026-06-01
    days on market $72,000 Active 243 DOM
14. 2026-05-31
    days on market $72,000 Active 242 DOM
15. 2026-05-30
    days on market $72,000 Active 241 DOM
16. 2026-05-20
    price $2,000 89-char remark

    Show marketing remark (89 chars)

    2 bedroom with full basement. With your work this could be home. Nice pad in back yard.

17. 2026-01-14
    price $79,500 739-char remark

    Show marketing remark (739 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 10-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 $768.5K. The sub-portfolio includes 1820 Marne, 2002 Brame, 343 Heffner, 1215 Woodstock, 323 Champion, 3350 Maple, 811 Collins, 17 E Oakland, and 522 Saint Louis. 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. 2025-11-10
    price $83,770 739-char remark

    Show marketing remark (739 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 10-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 $768.5K. The sub-portfolio includes 1820 Marne, 2002 Brame, 343 Heffner, 1215 Woodstock, 323 Champion, 3350 Maple, 811 Collins, 17 E Oakland, and 522 Saint Louis. 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. 2025-10-14
    price $17,000
20. 2025-09-24
    listed $86,500 Active 739-char remark

    Show marketing remark (739 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 10-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 $768.5K. The sub-portfolio includes 1820 Marne, 2002 Brame, 343 Heffner, 1215 Woodstock, 323 Champion, 3350 Maple, 811 Collins, 17 E Oakland, and 522 Saint Louis. The entire 46-unit list can be found in the attachments. Property is occupied and photos are from the last time it was vacant.

21. 2018-10-11
    soldstatus $17,000
22. 2018-09-16
    listed $20,000
23. 2012-08-09
    soldstatus $3,150 89-char remark

    Show marketing remark (89 chars)

    2 bedroom with full basement. With your work this could be home. Nice pad in back yard.

24. 2012-07-10
    price $3,150 89-char remark

    Show marketing remark (89 chars)

    2 bedroom with full basement. With your work this could be home. Nice pad in back yard.

25. 2012-06-20
    listed $2,000 89-char remark

    Show marketing remark (89 chars)

    2 bedroom with full basement. With your work this could be home. Nice pad in back yard.

26. 2008-04-17
    soldstatus $40,000
27. 1991-02-01
    soldstatus $15,000
28. 1985-06-10
    soldstatus $10,000

ⓘ 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: $899 · $75/mo
• Projected year-2 tax: $1,011 · $84/mo
• Expected delta: +$112/yr (+$9/mo · 12.5%)

ⓘ 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: $12,081
• − Mortgage interest: −$4,033
• − Property taxes: −$899
• − Insurance: −$360
• − Repairs & maintenance: −$966
• − Management: −$966
• − Depreciation: −$2,095
• Taxable income: $2,761
• Est. tax owed @ 24.0%: −$663
• After-tax cash flow: $3,091/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

-80.0% since first listed

13 events — show timeline

• 2026-05-20 Price Changed $2,000 NORIS
• 2026-01-14 Price Changed $79,500 NORIS
• 2025-11-10 Price Changed $83,770 NORIS
• 2025-10-14 Price Changed $17,000 NORIS
• 2025-09-24 Listed $86,500 NORIS
• 2018-10-11 Sold (MLS) $17,000 NORIS
• 2018-09-16 Listed $20,000 NORIS
• 2012-08-09 Sold (MLS) $3,150 NORIS
• 2012-07-10 Price Changed $3,150 NORIS
• 2012-06-20 Listed $2,000 NORIS
• 2008-04-17 Sold (Public Records) $40,000 Public Records
• 1991-02-01 Sold (Public Records) $15,000 Public Records
• 1985-06-10 Sold (Public Records) $10,000 Public Records

Property tax history

+2.1%/yr

Latest (2025): $899 · +1.6% YoY. Source: county tax records.