18 City Park, Toledo, OH 43609

Riverside Mobile Home Estates is at 18 City Park Avenue, about one mile southwest of downtown Toledo, Ohio. The site totals 7.64 acres and sits within a 15-mile radius population of 540,000+. The owner refers to 85 pads, while the State of Ohio license reflects 90 pads. Pad sizes are estimated at roughly 60 × 20 feet. The park is served by city water and city sewer and lies immediately adjacent to the downtown core, giving strong proximity to jobs, services, and transit.

The property is zoned limited industrial and operates under a variance that has historically allowed mobile home park use. The current owner has held the park for three years. The location near downtown enhances suitability for affordable housing uses, subject to all required approvals and remediation.

The City of Toledo condemned the park on May 23, 2025, deeming it unfit for human habitation due to conditions on site. Three tenants have not yet moved out. On September 23, the City shut off water service to accelerate final move-outs. Buyers should assume the park will be 100% vacant at possession.

Once the final tenants depart, City Council has allocated $200,000 for cleanup. Work is expected to include removing vacant trailers, debris, and refuse. Cleanup costs will be placed as a lien against the property. Timing and scope are controlled by the City and will occur after the last residents vacate.

In addition to any cleanup lien, existing encumbrances include more than $200,000 in water-utility liens for unpaid bills spanning over five years and approximately $50,000 in unpaid property taxes.

Because the site has been designated a public nuisance, Toledo’s municipal code prohibits transfer of title unless the nuisance is abated or the Director grants consent. To obtain approval, a buyer must submit a Vetting Application; if approved, the City may issue a Consent to Transfer.

For continued operation as a mobile home park, the City has indicated a full replacement of the water, sewer, and electrical systems will be required. All future plans are subject to City review, approvals, and compliance with code and utility standards.

Despite significant regulatory, legal, and financial hurdles, the site’s downtown-adjacent location and existing utility connections create potential for future affordable housing or residential-oriented use once issues are resolved. The seller may consider creative financing, though flexibility is limited by existing liens.

Jonathan Fisher is a Licensed Principal Broker in the State of Ohio for MR. LANDMAN, LLC under license #BRKP.2025001469.

Location:

Toledo is a city in Lucas County, Ohio, of which it is also the county seat. It is located at the western end of Lake Erie along the Maumee River. Toledo is the fourth-most populous city in Ohio and 86th-most populous city in the U.S., with a population of 270,871 at the 2020 census. The Toledo metropolitan area has an estimated 601,000 residents. Toledo also serves as a major trade center for the Midwest; its port is the fifth-busiest on the Great Lakes.

The median home cost in Toledo is $101,400. Home appreciation the last 10 years has been 75.0%. Home Appreciation in Toledo is up 14.2%.

Renters make up 38.7% of the Toledo population.

The average one-bedroom unit rents for $680/Month.
The average two-bedroom unit rents for $880/month.
The average three-bedroom unit rents for $1,180/month.
The average four-bedroom unit rents for $1,280/month.

Toledo has an unemployment rate of 6.7%. The US average is 6.0%.

Future job growth over the next ten years is predicted to be 22.1%, which is lower than the US average of 33.5%.

The Median household income of a Toledo resident is $41,671 a year. The US average is $69,021 a year.

Toledo violent crime is 55.0. (The US average is 22.7)
Toledo property crime is 58.6. (The US average is 35.4)

The Toledo Metropolitan Area, or Greater Toledo, is a metropolitan area centered on the American city of Toledo, Ohio. As of the 2020 census, the three-county Metropolitan Statistical Area (MSA) had a population of 646,604. It is the sixth-largest metropolitan area in the state of Ohio, behind Cincinnati–Northern Kentucky, Cleveland, Columbus, Dayton, and Akron.

Here are the top ten employers in the Toledo Metropolitan Area:
•ProMedica Health System — 15,000 (NW Ohio)
•Mercy Health (Toledo hospitals) — 8,800
•Stellantis – Toledo Assembly Complex (Jeep) — ~6,093
•University of Toledo (incl. UT Medical Center) — 5,700
•Toledo Public Schools — 5,081
•City of Toledo (government) — 3,000
•The Andersons, Inc. — 1,636
•Owens Corning — 1,545
•GM — Toledo Propulsion Systems — ~1,520
•Libbey Glass — 1,200