3212 Keemont Dr · Toledo, OH 43613

$164,900

2 bd · 1.0 ba · 1,256 sqft · SingleFamily public records · 8 Days on market

Built 1965 7,600 sqft lot Est $178k · 8% under

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Why this score? — see what drove the D 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 +13.4/30.0
• ARV discount +10.9/15.0
• DSCR +4.0/10.0
• 1% rule +3.6/10.0
• Schools +3.5/10.0
• Rent growth +3.3/5.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

All brick bungalow in Washington Local School District. Convenient West Toledo location. 2.5-car detached garage. Eat-in kitchen has access to the enclosed porch. Replacement windows. Finished dormer is a big bedroom. Bsmt has a rec room w/bar & wine storage. Possession at closing. Home warranty. Seller will remove wheelchair ramp if buyer insists.

Key facts

• Brick bungalow
• West toledo location
• Finished dormer

Tags

• BRICK BUNGALOW
• WEST TOLEDO LOCATION
• DETACHED GARAGE
• ENCLOSED PORCH
• REPLACEMENT WINDOWS
• FINISHED DORMER

Property features AI

Exterior

• Parking: Detached concrete garage (2-car)
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-family residence; Two levels; No shared/common walls; Not attached
• Construction: Vinyl siding; Block foundation; Built (year source: public records)
• Exterior features: Shingle roof

Interior

• Kitchen: Kitchen on main level (approx. 10 x 11); Dining room on main level (approx. 11 x 12)
• Bedrooms: Bedroom on upper level (approx. 14 x 15); Bedroom on main level (approx. 11 x 11); Bedroom on main level (approx. 11 x 11)
• Flooring: Carpet; Plank
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (forced air, natural gas); Central air conditioning
• Interior features: Storage; 6 total rooms; Basement (block)
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $2 ($25/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $142k (13.7% below list).
• Recommended offer: $142k (13.7% below list) — sets the bar for 1% rule.

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.
• Washington Local (urban): math 37% / reading 47% proficiency, ranked #528 of 656 in OH (top 80%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Meadowvale Elementary School (math 37% / reading 42%, grade F, #1,055 of 1,584 statewide, top 68%, 528 students, 51% FRL); Whitmer High School (math 38% / reading 48%, grade F, #494 of 781 statewide, top 63%, 2,247 students, 42% FRL) — zoned schools at 46% FRL track the district average.
• Market conditions: Rents rising (+3.3%/yr); 118 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $5k 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

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 12y 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 $94k; list at $165k implies a 75% gain — meaningful room to come down on a strong offer.

Recommended offer $142,270 (13.7% below list)

Questions for the listing agent

1. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.86% ✗
• Cap rate: 6.31%
• Cash-on-cash: 0.05%
• DSCR: 1.00
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $178,352
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6139 Secor Rd	0.15mi	3/1.0 (+1)	1,231 (-2%)	5mo	$161,000	$131	81
6115 Burdette St	0.06mi	3/1.5 (+1)	1,144 (-9%)	2mo	$169,900	$149	74
5845 Georgedale Rd	0.39mi	3/1.0 (+1)	1,232 (-2%)	1mo	$145,000	$118	73
3125 Brock Dr	0.11mi	3/1.0 (+1)	1,407 (+12%)	1mo	$186,000	$132	69
5925 Murnen Rd	0.38mi	3/1.5 (+1)	1,310 (+4%)	2mo	$200,000	$153	66
5902 Deane Dr	0.42mi	3/1.0 (+1)	1,210 (-4%)	6mo	$172,000	$142	64
5646 Planet Ave	0.63mi	3/2.0 (+1)	1,298 (+3%)	1mo	$218,900	$169	55
6111 Buchanan Dr	0.51mi	3/1.0 (+1)	1,176 (-6%)	7mo	$94,500	$80	55
5718 Rambo Ln	0.63mi	2/2.0	1,152 (-8%)	1mo	$170,000	$148	52
5934 Midwest Ave	0.61mi	3/1.0 (+1)	1,360 (+8%)	2mo	$180,000	$132	51
5658 Adelaide Dr	0.69mi	3/2.0 (+1)	1,225 (-2%)	7mo	$85,000	$69	49
6704 Summerlyn Lakes Dr	0.65mi	2/2.0	1,438 (+14%)	7mo	$340,000	$236	36

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 · 3.3% rent growth · sell at horizon

5-year hold

• IRR: -15.9%
• Equity multiple: 0.43×
• Total profit: $-26,147
• Equity at exit: $24,587

10-year hold

• IRR: -7.0%
• Equity multiple: 0.55×
• Total profit: $-20,777
• Equity at exit: $14,258

Cash invested: $46,172 (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 43613

• Home prices YoY: -20.7%
• Rents YoY: 3.3%
• Active inventory: 118
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,423 high
• Mortgage (P&I): −$865
• Tax from tax record: −$188 /mo · $2,261/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $2

Break-even live

Break-even rent $1,420

Max offer price $164,900

Occupancy floor 95%

Sensitivity live

Price	-10% $95	-5% $49	+0% $2	+5% $-45	+10% $-91
Rent	-10% $-110	-5% $-54	+0% $2	+5% $58	+10% $114
Rate	-1.0pp $85	-0.5pp $44	base $2	+0.5pp $-41	+1.0pp $-84

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: $41,225
• Closing costs: $4,947
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3145 Brock Dr Toledo, OH	3.0	2.0	1100	$1,600	$1.45	15d	1	0.05mi
5831 Gany Mede Dr Toledo, OH	3.0	1.0	1004	$1,600	$1.59	15d	1	0.41mi
3065 Tremainsville Rd Toledo, OH	1.0–2.0	1.0	800	$929	$1.16	15d	1	0.66mi
6022 Clover Ln Toledo, OH	3.0	2.0	1296	$1,750	$1.35	23d	1	0.92mi
5360 Secor Rd Unit 316 Toledo, OH	2.0	1.0	900	$699	$0.78	25d	1	0.95mi
2338 Bodette Ave Toledo, OH	3.0	2.0	1150	$1,800	$1.57	23d	1	1.20mi
2527 Arletta St Toledo, OH	2.0	1.0	1100	$1,100	$1.00	45d	1	1.21mi
5834 Yermo Dr Toledo, OH	1.0–2.0	1.0–2.0	870	$909	$1.04	15d	12	1.26mi
7076 Middlebury Dr Lambertville, MI	3.0	2.0	1248	$2,495	$2.00	15d	1	1.27mi
2347 Bucklew Dr Toledo, OH	3.0	2.0	1200	$1,600	$1.33	15d	1	1.30mi
2132 Stirrup Ln Toledo, OH	2.0	1.0	900	$1,035	$1.15	45d	3	1.34mi
5941 Tetherwood Dr Toledo, OH	3.0	1.5	1364	$1,695	$1.24	25d	1	1.40mi
7367 Eaglestone Blvd Lambertville, MI	1.0–2.0	1.0	829	$1,170	$1.41	15d	1	1.42mi

Listing history 6 events

1. 2026-06-13
   statusdays on market $164,900 Pending 8 DOM
2. 2026-06-10
   days on market $164,900 Active 7 DOM
3. 2026-06-09
   days on market $164,900 Active 6 DOM
4. 2026-06-08
   days on market $164,900 Active 5 DOM
5. 2026-06-07
   remarks 249-char remark
6. 2026-06-07
   listed $164,900 Active 4 DOM

ⓘ 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: $2,261 · $188/mo
• Projected year-2 tax: $2,417 · $201/mo
• Expected delta: +$156/yr (+$13/mo · 6.9%)

ⓘ 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 ≥101°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: $17,072
• − Mortgage interest: −$9,237
• − Property taxes: −$2,261
• − Insurance: −$824
• − Repairs & maintenance: −$1,366
• − Management: −$1,366
• − Depreciation: −$4,797
• Taxable loss: −$2,778
• Est. tax savings @ 24.0%: +$667
• After-tax cash flow: $692/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: Washington Local
• NCES district ID: 3904823
• Math proficiency: 37% ▼ -20.00%
• Reading proficiency: 47% ▼ -11.00%
• Median HH income: $42,105
• Composite: 35.36/100
• National rank: #4957
• State rank: #528 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): 30,780
• Household income: $64,384
• Rent vs Own: 32.5% rent · 67.5% own
• Severe rent burden: 917.0

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: Predominantly White (71%)
• Race & ethnicity: White 71% Black 15% Two or more races 10% Hispanic / Latino 7%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Romanian 9% Lithuanian 3% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 3% Arabic 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: ▼ -62.37%
• Current HPI: 239.1345
• Rent YoY: ▲ 3.30%
• 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

+581.4% since first listed

6 events — show timeline

• 2026-06-03 Listed $164,900 NORIS
• 2014-06-19 Sold (Public Records) $94,000 Public Records
• 2014-06-06 Sold (MLS) $94,000 NORIS
• 2014-04-25 Listed $94,000 NORIS
• 1989-05-24 Sold (Public Records) $80,000 Public Records
• 1965-12-16 Sold (Public Records) $24,200 Public Records

Property tax history

+1.1%/yr

Latest (2025): $2,261 · +1.2% YoY. Source: county tax records.