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It's NOT all bad, but the proportion I would call bad is greater than 1/4. The local economy has hit a lot of once-prosperous parts of Toledo hard. Sylvania & Jackman area has slipped pretty badly in the past few years, to name one. Two new areas of decay have popped up by the old Southwyck and Northtowne malls. This in addition to the parts of Toledo that have been bad for a long time, the north end, downtown, the central Toledo ghetto between UT and downtown, the old south end out to Byrne Rd., and quite a bit of the east side. That's a pretty big chunk of the city when you add it all together.
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