Oz Realty FAQ
What services do you offer clients?
Oz Realty offers rent collection and distribution, maintenance coordination, an online software portal, property showings and leasing, landlord and tenant relations, evictions, and several ancillary services tailored specifically to investment properties in Toledo.
What’s your level of experience?
We currently manage 400+ rental units in the Toledo, Ohio market and have a combined 50+ years of experience among our ownership and staff. We have also been involved in over 1,000 real estate investment transactions across more than 10 years.
How many rental properties do you manage?
Oz Realty currently manages over 400 properties, ranging from single-family homes to multifamily properties throughout Toledo and surrounding markets. We continue to grow each month.
How many staff members do you have?
We have 5 full-time team members in our Toledo office, 4 virtual assistants, and 2 individuals working remotely. We also work with a wide network of maintenance personnel, contractors, and third-party construction crews.
Are you an active real estate investor?
Oz Realty works closely with Ohio Cashflow. Ohio Cashflow is recognized as one of the most reputable turnkey real estate investment companies in the country.
What criteria do you use to determine rent amounts?
We consistently track market trends and local statistics, combined with years of hands-on experience, to accurately determine fair market rent for properties in the Toledo market.
How do you market properties?
We market properties through AppFolio’s listing services, which syndicate listings across multiple rental platforms. Our staff also actively markets properties in local Toledo Facebook groups.
How long are your properties typically vacant?
Renovated or rent-ready properties are typically leased within six (6) weeks of being listed.
What percentage of your rentals are usually vacant?
Historically, Oz Realty has maintained overall vacancy rates under 5% across our Toledo portfolio.
How many tenants pay rent online?
Approximately 74% of our tenants pay rent online.
How do you collect rent from tenants?
Tenants may pay rent through our online AppFolio portal or via certified check deposits.
When do owners receive rent distributions?
Owner distributions are made monthly after rent is collected and funds have cleared, accounting for any approved property expenses.
Do I still pay when the property is vacant?
No. We do not charge a management fee while your property is vacant.
What are your pricing options?
Oz Realty offers a Toledo-first Diamond Package with a fixed collection fee. Additional pricing options are available depending on owner needs.
Are there any miscellaneous fees?
We pass through minor bank and online software portal charges at cost.
Do you mark up repairs and maintenance?
We apply a 10–30% administrative markup to maintenance work to cover scheduling, coordination, and follow-up.
What is the average cost of a maintenance call?
The average maintenance call is under $500.
What is the median speed of repairs?
Our median repair completion time is 2.1 days.
Is there a maintenance reserve requirement?
Yes. All landlords are required to maintain a maintenance reserve for each property under management.
How long does it take to complete a property turn?
From the time funds are received, property turns are typically completed within approximately two (2) weeks.
Do you conduct property inspections?
Yes. One annual inspection is included at no cost at lease renewal. Additional inspections are available upon request.
What are the inspection fees?
Percentage Package: Up to two inspections per year at $250 each. Diamond Package: Up to two inspections per year at $125 each.
What are the qualifications for tenant placement?
Applicants must earn at least three (3) times the rent, have a minimum credit score of 550, provide landlord references, and have no evictions or bankruptcies in the past five (5) years. Criminal background checks are conducted (no felonies, drug-related offenses, or violent crimes).
What steps do you take to ensure quality tenants?
We rigorously screen all applicants. Placing a non-paying tenant is costly to both owners and our company, so we do not compromise on screening standards.
What are your income and screening requirements for applicants?
Applicants must show verified income of at least three (3) times the rent, have no eviction history, pass criminal background checks, and provide employment and landlord verification.
Do you require renters insurance?
Yes. All tenants are required to carry renters insurance and are automatically enrolled through our Residents Benefit Package.
How often do you increase rent?
Rent increases are evaluated annually at lease renewal or when a property becomes vacant.
Tenant satisfaction on repairs?
Our tenant repair satisfaction rating averages 4.2 out of 5.
How many evictions do you have per month?
Less than 1% of tenants per month.
What is your eviction timeline?
From filing to vacant possession, evictions are typically completed within four (4) to six (6) weeks.
What’s your average response time to owners and tenants?
All communication is managed through AppFolio, and responses are typically provided within 24 hours.
Will I receive updates on my property?
Yes. Owners have real-time access to property information through AppFolio and may also contact us by phone or email.
What is the average length an owner stays with Oz Realty?
The average owner relationship exceeds five (5) years.
Can I cancel my management contract?
Yes. Contracts may be terminated with one (1) month’s written notice. A $1,000 early termination fee applies if canceled within the first year.
Am I allowed to use my own contractors?
No. Per our management agreement, we use only vetted contractors that we have worked with for years.
Do you recommend adding appliances?
Owners may add appliances but are responsible for their repair or replacement.
Is your company franchised or privately owned?
Oz Realty is a privately owned company based in Toledo, Ohio.
What type of insurance do you carry?
We are fully licensed with the Ohio Division of Real Estate and properly insured in the state of Ohio.
Can you provide references?
Reviews are available on Google, Facebook, Yelp, and Trustpilot. Additional references may be requested via email.
Can you suggest where to buy in Toledo?
Preferred areas include ZIP codes 43612, 43613, 43607, and 43609, along with surrounding suburbs. We generally advise against 43605 and 43608.
How much does the Toledo market appreciate annually?
On average, Toledo home values have appreciated around 3% annually, though this varies by year and neighborhood.
What is the average income in Toledo?
The median household income in Toledo, Ohio is approximately $47,532 based on 2019–2023 ACS data.
What are your hours of operation?
Monday through Friday, 8:00 AM to 4:00 PM.
Are you located locally?
Yes. Our office is located at 5429 N Detroit Ave, Toledo, Ohio 43612.