1897 Colonial Revival – Toledo, OH

Lost or Demolished
Added to OHD on 3/12/13   -   Last OHD Update: 10/30/18   -   50 Comments
2301 Glenwood Ave, Toledo, OH 43620
  • 6 Bed
  • 3 Bath
  • 3632 Sq Ft
  • 0.17 Ac.
Not for the timid of heart! All exterior repairs must conform to historic district guidlines, structural damage, no mechanis are working. This home is a complete renovation - top to bottom. Buyers are encourage to obtain a rehab loan preapproval prior to viewing or...win the lottery!!!
Status, price and other details may not be current and must be independently verified.
OHD does not represent this home.

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49 Comments on 1897 Colonial Revival – Toledo, OH

OHD does not represent homes on this site. Contact the agent listed for details including current price and status.
  1. Avatarnorma says: 50 comments

    It needs a ton of work, but it is just beautiful. A shame it was allowed to get like this. Does anyone know the history of this house or the area.

  2. AvatarJill T. says: 8 comments

    Lovely old home, but not for the faint of heart of shallow wallets. I hope it gets rescued.

  3. AvatarMargaret says: 9 comments

    It’s makes much more sense to rip this down and build a copy of it, if only city bylaws allowed.

  4. AvatarScott says: 12 comments

    Looks like its time to call the salvage company keep anything worth saving them demo ..

  5. Avatarspringsheep says: 77 comments

    May cost a lot to fix but little money to purchase it.
    If the location is a good one. 6 bedrooms and
    you cans till see some of the old charm from it’s day.

  6. AvatarKara says: 27 comments

    Where would you start? With a broom? Rebuilding floors? Electrical? Plumbing? Pest control? I’m just wondering how a professional would approach a house like this, assuming money were no object.

    • AvatarMark says: 9 comments

      First make sure your disability insurance is paid up!! With so much interior damage you have to figure the roof would be priority one.
      Unfortunately, the likely fate is a salvage operation.

  7. AvatarRyan says: 569 comments

    Just slap a coat of paint on it, throw a rug over that damaged floor, and you’re good to go!

  8. Avatarkenny says: 99 comments

    This house appears to be located in a very nice neighborhood among other very large homes. The taxes however are a problem for me. Toledo is not exactly going through an economic surge. To pay those kind of taxes in such a depressed area is too much for me no matter what. Otherwise, the house is not too far gone to tackle and has many redeeming features, including the windows and moldings.

  9. AvatarTodd Miller says: 10 comments

    Tom Hanks and Shelly Long couldn’t do this place justice…

  10. AvatarLinda J. says: 31 comments

    Such a shame…if I had the capital, that would be my mission in life….restoring history….

  11. Avatarecho says: 152 comments

    This one has been so abused but there is beauty to be seen again with alot of tlc and loads of hard work,time, deep deep pockets. But worth every bit when it is complete. 🙂

  12. Avatarecho says: 152 comments

    One other thing…I wonder about the neighborhood? 🙁

  13. Avatarkenny says: 99 comments

    I found and old historical photo and description of the house on a site about the Old West End.

    “The 1910 Polk City Directory listed Louis Ottenheimer was the resident of 2301 Glenwood. He was the vice-president and secretary of the Cohen, Friedlander & Martin Company. By the time of the 1921 directory, he was listed as the 1st vice-president of the Morris Plan Bank and treasurer of the Richardson Company. Mr. Ottenheimer’s biography may be read in Toledo & Lucas County Vol.. 2 on page 682. His wife was Harriet (Cohen) Ottenheimer. The family’s live-in domestic was Elverda Wendling.”

    Although there are many grand homes in the neighborhood, I am not yet convinced it is necessarily a safe place to be.

  14. Avatarkenny says: 99 comments

    It is extremely unlikely that this home will be torn down. It lies within the Old West End Historic district. It is in a neighborhood with other grand homes and mansions. The downfall to the Old West End came with the construction of I-75 which lies just a few blocks away from this house.

    It is quite possible that the reason for the high taxes is due to the lack of a homestead exemption.(nobody living in the house). I am not sure about that but it seems plausible. The historic district has control over exterior repairs and appearance, and hopefully they wouldnt mind changing the pink color scheme (awful). The home has likely been vacant for many years, but I do not know that. If that is the case, the lack of heat durring the winter would take a toll. It appears there is some mold in at least one of the pictures. No mention of roof leaks, etc. The structural damage cited would appear to be the failed wood floor in one of the pics. There appears to be plenty to work with for the money.

  15. RosewaterRosewater says: 4410 comments
    OHD Supporter

    1875 Italianate cottage
    Noblesville, IN

    Looks like a “Hoarder” house to me. The roof may have holes; the floor rotten away, the chimney stack may collapse into the basement, but by gawd nobody is coming in here to take my trash away!!! Nothing worth saving here. Scarry!

  16. AvatarMargaret says: 9 comments

    There’s lots of obvious repair work there and let’s say that’s doable for someone with very deep pockets. But… what about the foundation? What about the drainage? What about the insulation? What about the electrical? What about the HVAC? And what about the plumbing? There’s a lot there that can’t be seen on pictures. Very very likely everything likely needs redone. As I said before, it makes more sense to build the same house new. The time and cost would be at least a third -that’s my guess.

  17. Avatarkenny says: 99 comments

    I have learned quite a bit about this house. It is being sold by the Lucas Co. Land bank. The taxes are all paid up and will not be an issue since you can get a deep discount for ten years as a condition of sale. Learning about the land bank was most interesting. Many counties all over the country have them and they are intended to rehab old derelict properties and return them to a neighborhood.

    In the case of this house, a collapsing chimney seems to be one of the worst problems. It would have to essentially be entirely rebuilt (not an easy task). There are some cracked joists which resulted from the falling brick.

    The neighborhood seems quite nice. The “Old West End” is one of the largest collections of victorian homes east of the Mississippi.

    I recommend this home as a rehab to anyone living close by. Since I live in the south, I decided it wasn’t quite right for me, but it was a close one.

  18. Avatarmaximus says: 1 comments

    this is one of many houses falling to the wayside in the old west end. i live outside of the toledo area, the old west end while beautiful to see the collection of homes is surrounded on 3 sides by really bad areas, so condition and location hence the price. its a shame too so many beautiful houses but nodoby wants to move to the areas because your house WILL be broken into. check out the old west end website if you are interested or look up the Reynolds-Secor house or the Tillinghast house which was on this website at one time…really there are just too many cool houses to list. thanks for reading.

    • AvatarMichael says: 1 comments

      I own a very similar home one street over from this home here in the Old West End. This home has been a problem and eyesore for many years here unfortunately. It has taken a lot of time and effort to get this home to the land bank, but it is great that it has, it is its only hope if very little indeed. Houses such in this condition are very rare in the historic district in the Old West End. The neighborhood started a decline in the 60’s and 70’s and began to gain a poor reputation which a lot of folks in other areas will not let go to this day unfortunately, however in the 80’s things here began to change as more and more of these homes were bought and restored. Today it is not correct to say the these homes are falling to the wayside, the neighborhood is seeing its greatest years in many decades, and is thriving(this home of course an exception). We are the most diverse neighborhood in the city, with artists, musicians, doctors, professors, local business owners, and blue collar who reside here. Never have I seen or heard of such people so passionate and knowledgeable about their old homes. Located inner city as you noted the values are lower than they could be if they were located further away from the city, but as a resident of eight years I have not had a break in nor has any of my surrounding neighbors. The crime rate here is actually very low compared to most of the city. Our neighborhood is often referred as an “oasis” in the inner city. WE all know each other here, we all look out for each other here and don’t pretend we live in a crime free world like most in the burbs seem to nearby. So yes in Toledo, there are plenty of folks who would like to live in the Old West End, as some of these home sell before they even hit the market. You are right though, too many amazing old houses of all types to list in about 25 blocks. If your time permits I would very much recommend our Old West End Festival coming up very soon on June 1-2. It is a chance to enjoy the neighborhood at its best, and several glorious homes of different types will be open for tours those days also.


  19. AvatarAudrey says: 109 comments

    Looks like there was a fire that caused most of these issues that are apparent.
    Not sure why so many nay-sayers have chosen to visit and comment on a blog dedicated to the love of old houses…
    Looks like a ton of work, but most of us true ‘old house dreamers’ would say it could be well worth it!

  20. AvatarJudy Stone says: 7 comments

    for more information on this neighborhood, be sure to visit toledooldwestend.com

    having restored several homes in this area, we love the the finished product..and I always believe that someone else will love this home and make it their project. There are tax incentives thru the community reinvestment act which we have used often..it is about having a clear vision in any restoration project and planning for the worst and expecting the best..

  21. AvatarJudy Stone says: 7 comments

    and the taxes are incorrect–the new tax rates has not been established..

    • Kelly, Old House DreamsKelly, Old House Dreams says: 10079 comments

      1901 Folk Victorian
      Chestatee, GA

      Thanks for the link to the neighborhood. The new tax rate, does that mean they’ll be higher or lower?

  22. AvatarJudy Stone says: 7 comments

    unable to answer until the property is sold–if I were buying it, i would apply to the county for a tax reduction and then immediatley apply under the community reinvestment act to negate renovation costs for ten years to avoid huge increase in taxes when complete

  23. AvatarJudy Stone says: 7 comments

    recently reduced to $2,777–note the taxes are current and will be determined in the future

  24. Robt. W.Robt. W. says: 449 comments

    It’s not easy to be optimistic about the future of this one, not even if the already jaw-droppingly low price to reduced to “we’ll give you $2777 –or $4777– to take it of our hands.” Looking up the listings of other houses in the same zip code: there are some livable choices in attractive historic houses for under $50,000, and a superior place in need of some renovation but with many fine features for $64,000 http://www.realtor.com/realestateandhomes-detail/2268-Scottwood-Ave_Toledo_OH_43620_M38888-00408?row=6. For $112,000 you could have a quite nice house in fine shape: http://www.realtor.com/realestateandhomes-detail/639-Stratford-Pl_Toledo_OH_43620_M34811-59635?row=4 The priciest outlier is $165,000 with amenities a giant carriage house and all nicely renovated: http://www.realtor.com/realestateandhomes-detail/2223-Robinwood-Ave_Toledo_OH_43620_M40647-32923?row=1

    The $64,000 house, for instance, comes out the way better deal by most any measure. At $4777 or $2777, the listing price of this house seems completely inconsequential. It’s a shame, but it’s difficult to picture a circumstance where it’s fate will take a turn upward.

  25. AvatarJudy Stone says: 7 comments

    our county is easy to work with–some of the homes we have rehabbed, we apply for an adjustment on the taxes based on the purchase price. we have saved major on real estate taxes by appealing the current rate which is yet to be determined and used the community reinvestment act whihc means repairs or improvemnets will be waived for ten years.
    just fill out the pepaer work.

  26. AvatarJudy Stone says: 7 comments

    live in the Old West End and have since 1978, it is like living in a small town..we know our neighbors and watch out for our neighbors..only have had two issues with crime and if we would have locked the garage door, the criminals would not have taken our leaf blower..it is hard to pass thru our neighborhood..we have an active block watch and our own private secutiy patrol ..we care and take care of neighbors.

  27. AvatarJudy Stone says: 7 comments

    another comment on the OWE, I have sold homes in all price ranges..up to $450,000 –it is all about condition, sguare footage and loving care..once purchased a home for under ten thousand and rehabbed in six months to a lovely home. it needed everything and once done, it was a show piece..I had a plan and worked my rehab plan like atttacking a home cooked turkey dinner on Thanksgiving day..we have all been there in rehab!!

  28. AvatarPaul - South Bend, IN says: 3 comments

    For those who might have missed it, this house was featured in the back of This Old House magazine’s October 2013 edition of “Save this Old House”. While it does need a ton of work, it is by NOT the worse house I have seen or worked on. I hope the national exposure will generate some much needed attention for this decrepit but grand old home.

    One final comment…….This exact same house could not be demolished and reconstructed for less money than renovation. In my profession opinion, new construction to closely resemble this house would easily cost twice as much as rehab. BTW, a tiny little infill house built on a poured slab is not comparable. Best of luck to the Old West End neighborhood!!

  29. Avatardmclennan26 says: 1 comments

    This poor house is NOT in a decent part of the OWE. There are five other boarded up homes on that street, and several curbside memorials for murder victims nearby.

    • AvatarJess Hancock says: 2 comments

      Wrong. I’ve lived on this block for 5 years. I have had no problems with break-ins or attempted murders. It is a fantastic block with fantastic people. While this particular house is now scheduled for demo, we just held our second block party with no problems whatsoever. All other houses around are beautiful and kept up by dedicated people. And if someone was recently murdered nearby, please send me a link to the particular case because I never heard of such a thing. Stop spreading lies about our wonderful neighborhood. I have lived all around the city and some of the burbs and there is no other place I’d rather live in Toledo. The OWE is a real gem. Come on over and join the fun.

  30. Kelly, Old House DreamsKelly, Old House Dreams says: 10079 comments

    1901 Folk Victorian
    Chestatee, GA

    Looking at this particular street, the other houses are all nicely kept, the lawns look to be mowed, the cars parked in driveways seem to be nice, I don’t really see any beaters that would suggest a street of poor, impoverished people. Even a house across the street was being worked on. The street view is from 2011, surely it didn’t go to crap in only 3 years time.

  31. AvatarSarah says: 1 comments

    Monica, you need to watch Nicole Curtis on “Rehab Addict”. She shows that you CAN save an old house on a budget. Sometimes things look worse than they are. She reuses materials and puts in salvaged cabinets etc…and produces beautiful results that are in character with the time period the house was built in. As someone who grew up in a 200+ year old colonial I can tell you these old homes are ALWAYS worth saving. They’re part of our history.

    • AvatarLeo says: 3 comments

      I love Nicole Curtis and “Rehab Addict” I watch it whenever I know its going to be on TV. She really shows you to to restore an old house. I love the fact that she uses the old materials if they are in good condition and if they are unusable, she tries to match them as close as possible to stay true to the period of the house. Im sure she would do wonders with a house like this one. She restored a house that she bought for $1 that was going to be demolished and it turned out beautiful. Would definitely recommend watching her show if you love old houses and restoring them.

  32. Avatarstarland says: 2 comments

    Fit neither for mice or man.
    Tear this down…There are other “lost souls” more worthy!

  33. Avatarqabbott says: 31 comments

    I love this house! I have been watching it since it was first posted here. I don’t think it is your typical Colonial Revival four square as there are very delicate exotic design elements at work in all the details. It has great presence on the corner it occupies and it even appears to have been built with a garage rather than a carriage house- very modern for it’s day. I would love to see more pictures of the upstairs bedroom with the rear balcony and maybe a few shots of what’s left of the kitchen. It must have been an understated gem when it was built!

  34. AvatarElaine says: 140 comments

    Does anyone know what happened to this one?

  35. Kelly, OHD adminKelly, OHD admin says: 10079 comments

    1901 Folk Victorian
    Chestatee, GA

    Official demolished.

  36. Avatarqabbott says: 31 comments

    Thanks Kelly.

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