2906 Powhattan Pkwy · Toledo, OH 43606

$194,900

2 bd · 1.5 ba · 1,545 sqft · SingleFamily public records · 38 Days on market

Built 1948 5,400 sqft lot Est $182k · 7% over

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Why this score? — see what drove the F 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 +5.1/30.0
• ARV discount +4.4/15.0
• Livability +3.3/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• 1% rule +0.5/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

MANY UPDATES, CHARMING ARCHITECTURAL FEATURES, UPDATED KITCHEN & BATHS, LARGE GARAGE W/WALK-UP ATTIC STORAGE. MOVE IN CONDITION.

Key facts

• 5,400 sq ft lot
• 2 garage spots
• Built 1948

Property features AI

Finance

• HOA & community: Neighborhood features include street lights and sidewalks

Exterior

• Parking: Detached 2-car garage; Concrete driveway; On-street parking available
• Utilities: Public water; Public sewer; Natural gas connected; Cable connected; Internet available; 220-volt electric
• Home design: Single-family residence, detached house; One-and-one-half level design with 2 stories total; No shared/common walls
• Construction: Brick construction; Block foundation; Shingle roof; Public records list year built (see remarks for details)
• Exterior features: Rear patio; Garden; Wood fencing; Street lights and sidewalks in the neighborhood

Interior

• Kitchen: Kitchen on main level; Includes Gas Range, Microwave, Refrigerator, Dishwasher; Lower-level kitchenette
• Bedrooms: Main-level bedrooms including Bedroom 2 (12 x 12); Upper-level bedrooms including Bedroom 3 (13 x 11) and Bedroom 4 (11 x 11); Lower-level Bedroom 5 (13 x 12); Upper-level loft (11 x 11)
• Flooring: Carpet; Laminate; Tile
• Bathrooms: 2 full bathrooms and 1 half bathroom (2.5 total)
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Cove ceilings; Storm door(s); 13 total rooms; Finished basement with bath stubbed and sump pump; Fireplace in the living room
• Laundry & utility: Laundry located in the basement (washer and dryer included); Basement utility/laundry room (11 x 12)

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $-446 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $116k (40.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $108k (44.7% below list).
• Recommended offer: $108k (44.7% below list) — sets the bar for 1% rule.
• Cap rate 3.5% vs local median 7.7% in Toledo — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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-, crime F, commute 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.
• Zoned schools: Mckinley Stemm Academy (math 2% / reading 12%, grade F, #1,527 of 1,584 statewide, top 98%, 279 students, 0% FRL); Start High School (math 11% / reading 33%, grade F, #672 of 781 statewide, top 86%, 1,242 students, 50% FRL) — zoned schools average 25% FRL vs 72% district-wide (47 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising (+2.3%/yr); 95 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $1k of loan paydown is wiped out by about $6k 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.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($189k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 23y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $140k; 39% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $107,779 (44.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 45% concession, seller financing, or rate buy-down credit?
3. Built in 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.55% ✗
• Cap rate: 3.55%
• Cash-on-cash: -9.81%
• DSCR: 0.56
• GRM: 15.1

CMA / ARV

• ARV (on-the-fly): $182,310
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2719 Letchworth Pkwy	0.21mi	3/1.0 (+1)	1,536 (-1%)	5mo	$156,560	$102	78
3008 Sherbrooke Rd	0.10mi	3/1.5 (+1)	1,449 (-6%)	3mo	$172,000	$119	78
2711 Gunckel Blvd	0.18mi	3/1.0 (+1)	1,385 (-10%)	2mo	$210,000	$152	65
2668 Powhattan Pkwy	0.21mi	3/1.0 (+1)	1,386 (-10%)	1mo	$185,000	$133	65
2636 Powhattan Pkwy	0.27mi	3/2.0 (+1)	1,734 (+12%)	4mo	$186,500	$108	57
2180 Marlow Rd	0.67mi	3/1.5 (+1)	1,500 (-3%)	3mo	$160,500	$107	56
2731 Latonia Blvd	0.29mi	3/1.0 (+1)	1,324 (-14%)	2mo	$153,000	$116	54
1942 Wellesley Dr	0.55mi	3/1.5 (+1)	1,436 (-7%)	4mo	$111,000	$77	54
2664 Sherbrooke Rd	0.23mi	3/1.0 (+1)	1,313 (-15%)	4mo	$203,000	$155	54
3429 Harley Rd	0.56mi	3/1.0 (+1)	1,444 (-6%)	4mo	$169,900	$118	52
1827 Jermain Dr	0.71mi	3/1.0 (+1)	1,375 (-11%)	1mo	$95,000	$69	41
3619 Harley Rd	0.75mi	3/1.0 (+1)	1,349 (-13%)	3mo	$166,000	$123	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 · 2.29% rent growth · sell at horizon

5-year hold

• IRR: -34.6%
• Equity multiple: -0.11×
• Total profit: $-60,772
• Equity at exit: $29,060

10-year hold

• IRR: -49.5%
• Equity multiple: -0.70×
• Total profit: $-92,652
• Equity at exit: $16,851

Cash invested: $54,572 (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 43606

• Home prices YoY: -15.5%
• Rents YoY: 2.3%
• Active inventory: 95
• Price-to-rent: 15.1×

Monthly cashflow live

• Estimated rent: $1,078 high
• Mortgage (P&I): −$1,022
• Tax from tax record: −$194 /mo · $2,331/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$226
• Net cashflow: $-446

Break-even live

Break-even rent $1,642

Max offer price $116,099

Occupancy floor —

Sensitivity live

Price	-10% $-336	-5% $-391	+0% $-446	+5% $-501	+10% $-556
Rent	-10% $-531	-5% $-489	+0% $-446	+5% $-404	+10% $-361
Rate	-1.0pp $-348	-0.5pp $-397	base $-446	+0.5pp $-497	+1.0pp $-548

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: $48,725
• Closing costs: $5,847
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2734 Powhattan Pkwy Toledo, OH	2.0	1.0	1144	$900	$0.79	45d	1	0.14mi
2632 Algonquin Pkwy Toledo, OH	3.0	1.5	1568	$800	$0.51	25d	1	0.32mi
3430 Anderson Pkwy Toledo, OH	3.0	2.0	1372	$1,650	$1.20	25d	1	0.49mi
2356 Torrey Hill Dr Unit 11 Toledo, OH	2.0	1.0	1050	$800	$0.76	45d	1	0.75mi
1718 Giant St Toledo, OH	3.0	1.0	1080	$1,395	$1.29	16d	1	0.86mi
3716 Rushland Ave Unit NA Toledo, OH	3.0	1.5	1559	$1,650	$1.06	16d	1	0.86mi
3683 Upton Ave Toledo, OH	3.0	1.0	1119	$1,100	$0.98	45d	1	0.96mi
1573 Jermain Dr Toledo, OH	3.0	1.0	1254	$1,195	$0.95	16d	1	0.97mi
1731 Mansfield Rd Toledo, OH	3.0	1.0	1138	$1,195	$1.05	25d	1	1.01mi
2637 Greenway St Toledo, OH	2.0	1.0	1082	$900	$0.83	45d	1	1.06mi
2037 Alvin St Toledo, OH	3.0	1.0	1260	$1,175	$0.93	45d	1	1.07mi
1436 Palmetto Ave Toledo, OH	3.0	1.0	1678	$1,400	$0.83	25d	1	1.20mi
2117 Clinton St Toledo, OH	3.0	1.0	1256	$1,115	$0.89	45d	1	1.29mi
1489 Berdan Ave Toledo, OH	3.0	1.0	1068	$1,250	$1.17	45d	1	1.42mi

Listing history 30 events

1. 2026-06-03
   status $194,900 Pending 38 DOM
2. 2026-06-02
   days on market $194,900 Contingent 38 DOM
3. 2026-06-01
   days on market $194,900 Contingent 37 DOM
4. 2026-05-31
   days on market $194,900 Contingent 36 DOM
5. 2026-05-30
   days on market $194,900 Contingent 35 DOM
6. 2026-04-30
   historical Contingent
7. 2026-04-25
   listed $194,900 Active
8. 2026-04-22
   historical $194,900
9. 2025-10-14
   price $121,000 132-char remark

   Show marketing remark (132 chars)

   MANY UPDATES, CHARMING ARCHITECTURAL FEATURES, UPDATED KITCHEN & BATHS, LARGE GARAGE W/WALK-UP ATTIC STORAGE. MOVE IN CONDITION.

10. 2025-10-13
    price $104,000 404-char remark

    Show marketing remark (404 chars)

    THIS HOUSE HAS IT ALL! COMPLETLY REMODELED WITH ALL NEW EVERYTHING! FURNACE 2005, NEW WINDOWS, STUNNING CUSTOM KITCHEN WITH CERAMIC TILE FLOOR & BACKSPLASH. UPDATED BATHROOM WITH GRANITE & CERAMIC TILE FLOOR AND SHOWER. FULLY FINISHED BASEMENT WITH TILE FLOOR & 2 ROOMS THAT COULD BE ADDITIONAL BEDROOMS PLUS UPDATED TILE BATH. 2-CAR GARAGE WITH FULL WALK-UP ATTIC. YOU WON'T BE DISAPPOINTED!

11. 2025-10-13
    price $53,750

    Show marketing remark (404 chars)

    THIS HOUSE HAS IT ALL! COMPLETLY REMODELED WITH ALL NEW EVERYTHING! FURNACE 2005, NEW WINDOWS, STUNNING CUSTOM KITCHEN WITH CERAMIC TILE FLOOR & BACKSPLASH. UPDATED BATHROOM WITH GRANITE & CERAMIC TILE FLOOR AND SHOWER. FULLY FINISHED BASEMENT WITH TILE FLOOR & 2 ROOMS THAT COULD BE ADDITIONAL BEDROOMS PLUS UPDATED TILE BATH. 2-CAR GARAGE WITH FULL WALK-UP ATTIC. YOU WON'T BE DISAPPOINTED!

12. 2022-02-02
    soldstatus $139,900
13. 2022-01-28
    soldstatus $139,900 Closed
14. 2021-12-13
    status Pending
15. 2021-12-07
    price $139,900
16. 2021-12-03
    price $142,900
17. 2021-11-17
    status Active
18. 2021-11-10
    status Pending
19. 2021-11-09
    listed $144,500 Active
20. 2021-11-08
    historical $144,500
21. 2010-05-14
    soldstatus $104,000 404-char remark

    Show marketing remark (404 chars)

    THIS HOUSE HAS IT ALL! COMPLETLY REMODELED WITH ALL NEW EVERYTHING! FURNACE 2005, NEW WINDOWS, STUNNING CUSTOM KITCHEN WITH CERAMIC TILE FLOOR & BACKSPLASH. UPDATED BATHROOM WITH GRANITE & CERAMIC TILE FLOOR AND SHOWER. FULLY FINISHED BASEMENT WITH TILE FLOOR & 2 ROOMS THAT COULD BE ADDITIONAL BEDROOMS PLUS UPDATED TILE BATH. 2-CAR GARAGE WITH FULL WALK-UP ATTIC. YOU WON'T BE DISAPPOINTED!

22. 2010-03-30
    listed $109,900 404-char remark

    Show marketing remark (404 chars)

    THIS HOUSE HAS IT ALL! COMPLETLY REMODELED WITH ALL NEW EVERYTHING! FURNACE 2005, NEW WINDOWS, STUNNING CUSTOM KITCHEN WITH CERAMIC TILE FLOOR & BACKSPLASH. UPDATED BATHROOM WITH GRANITE & CERAMIC TILE FLOOR AND SHOWER. FULLY FINISHED BASEMENT WITH TILE FLOOR & 2 ROOMS THAT COULD BE ADDITIONAL BEDROOMS PLUS UPDATED TILE BATH. 2-CAR GARAGE WITH FULL WALK-UP ATTIC. YOU WON'T BE DISAPPOINTED!

23. 2010-02-02
    soldstatus $53,800
24. 2010-01-26
    soldstatus $53,750
25. 2010-01-06
    listed $59,900
26. 2003-09-03
    soldstatus $121,000
27. 2003-08-29
    soldstatus $121,000 132-char remark

    Show marketing remark (132 chars)

    MANY UPDATES, CHARMING ARCHITECTURAL FEATURES, UPDATED KITCHEN & BATHS, LARGE GARAGE W/WALK-UP ATTIC STORAGE. MOVE IN CONDITION.

28. 2003-04-08
    listed $122,900 132-char remark

    Show marketing remark (132 chars)

    MANY UPDATES, CHARMING ARCHITECTURAL FEATURES, UPDATED KITCHEN & BATHS, LARGE GARAGE W/WALK-UP ATTIC STORAGE. MOVE IN CONDITION.

29. 1988-09-21
    soldstatus $65,500
30. 1986-04-29
    soldstatus $55,000

ⓘ 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: $2,331 · $194/mo
• Projected year-2 tax: $2,686 · $224/mo
• Expected delta: +$355/yr (+$30/mo · 15.2%)

ⓘ 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 ≥100°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: $12,933
• − Mortgage interest: −$10,917
• − Property taxes: −$2,331
• − Insurance: −$974
• − Repairs & maintenance: −$1,035
• − Management: −$1,035
• − Depreciation: −$5,670
• Taxable loss: −$9,029
• Est. tax savings @ 24.0%: +$2,167
• After-tax cash flow: $-3,186/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): 24,898
• Household income: $66,917
• Rent vs Own: 44.1% rent · 55.9% own
• Severe rent burden: 843.0

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: White 59% Black 29% Two or more races 7% Hispanic / Latino 4% Asian 3%
• Common ancestry: Romanian 6% Italian 2% Lithuanian 1%
• Foreign-born: 7% · Canada, China, South Korea
• Languages at home: 92% English-only · Arabic 2% Other Indo-European 2% Spanish 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: ▼ -41.19%
• Current HPI: 224.695
• Rent YoY: ▲ 2.29%
• 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

+254.4% since first listed

25 events — show timeline

• 2026-04-30 Contingent — NORIS
• 2026-04-25 Listed $194,900 NORIS
• 2026-04-22 Coming Soon $194,900 NORIS
• 2025-10-14 Price Changed $121,000 NORIS
• 2025-10-13 Price Changed $104,000 NORIS
• 2025-10-13 Price Changed $53,750 NORIS
• 2022-02-02 Sold (Public Records) $139,900 Public Records
• 2022-01-28 Sold (MLS) $139,900 NORIS
• 2021-12-13 Pending — NORIS
• 2021-12-07 Price Changed $139,900 NORIS
• 2021-12-03 Price Changed $142,900 NORIS
• 2021-11-17 Relisted — NORIS
• 2021-11-10 Pending — NORIS
• 2021-11-09 Listed $144,500 NORIS
• 2021-11-08 Coming Soon $144,500 NORIS
• 2010-05-14 Sold (MLS) $104,000 NORIS
• 2010-03-30 Listed $109,900 NORIS
• 2010-02-02 Sold (Public Records) $53,800 Public Records
• 2010-01-26 Sold (MLS) $53,750 NORIS
• 2010-01-06 Listed $59,900 NORIS
• 2003-09-03 Sold (Public Records) $121,000 Public Records
• 2003-08-29 Sold (MLS) $121,000 NORIS
• 2003-04-08 Listed $122,900 NORIS
• 1988-09-21 Sold (Public Records) $65,500 Public Records
• 1986-04-29 Sold (Public Records) $55,000 Public Records

Property tax history

+1.1%/yr

Latest (2025): $2,331 · +5.1% YoY. Source: county tax records.