322 Beecher Ave · Toledo, OH 43615

$139,900

3 bd · 1.0 ba · 1,091 sqft · SingleFamily public records · 70 Days on market

Built 1936 9,801 sqft lot $128/sqft · 18% below area Est $171k · 18% under

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Why this score? — see what drove the C- 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 +18.2/30.0
• ARV discount +15.0/15.0
• DSCR +5.7/10.0
• 1% rule +5.0/10.0
• Livability +3.3/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Step inside to this bright and charming 3-bedroom, 2-bathroom home situated on spacious lot with expansive garage and shed! The living room offers vaulted ceilings with ceiling fans and large windows, providing tons of natural light. The living room flows to the kitchen and dining area, perfect for entertaining! Updates include closet remodel and retaining wall done in 2025, new gravel driveway 2024, concrete pad 2024, gutters and gutter guards 2021, firepit 2021, roof 2015 and appliances (minus stove) within 5 years.

Key facts

• Large windows
• Natural light
• Spacious lot

Tags

• SPACIOUS LOT
• EXPANSIVE GARAGE
• VAULTED CEILINGS
• LARGE WINDOWS
• NATURAL LIGHT
• KITCHEN AND DINING AREA

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $125 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $140k).
• Recommended offer: $132k (6.0% below list) — sets the bar for market timing.

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-, schools D-, crime 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.
• Market conditions: Rents rising (+2.6%/yr); 114 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $967 of loan paydown is wiped out by about $4k 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 70 days — a 6% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 19y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $62k; list at $140k implies a 126% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1936 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $131,506 (6.0% below list)

Questions for the listing agent

1. It's been on market 70 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1936 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
8. 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.
9. 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: 1.00% ✓
• Cap rate: 7.36%
• Cash-on-cash: 3.83%
• DSCR: 1.17
• GRM: 8.3

CMA / ARV

• ARV (median comp): $170,554
• List price: $139,900
• Delta: -17.97%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6339 Hill Ave	0.37mi	2/1.0 (-1)	1,100 (+1%)	4mo	$125,000	$114	73
216 Bonaparte Dr	0.53mi	2/1.0 (-1)	1,104 (+1%)	1mo	$146,000	$132	68
6317 Verna Dr	0.28mi	2/1.0 (-1)	1,126 (+3%)	18mo	$163,000	$145	62
6155 White Oak Dr	0.12mi	3/2.0	1,224 (+12%)	12mo	$250,000	$204	60
250 Bonaparte Dr	0.60mi	3/1.5	1,152 (+6%)	4mo	$172,900	$150	57
6043 Reo St	0.23mi	2/1.5 (-1)	1,246 (+14%)	8mo	$180,000	$144	52
247 Deigle Dr	0.59mi	2/1.0 (-1)	1,000 (-8%)	2mo	$112,500	$113	52
5817 Cook Dr	0.75mi	3/1.0	1,122 (+3%)	12mo	$152,500	$136	50
34 Hilton Dr	0.47mi	3/1.5	1,176 (+8%)	23mo	$175,000	$149	44
251 Rochelle Rd	0.60mi	2/1.0 (-1)	1,158 (+6%)	18mo	$135,000	$117	41

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 · 2.59% rent growth · sell at horizon

5-year hold

• IRR: -10.7%
• Equity multiple: 0.61×
• Total profit: $-15,259
• Equity at exit: $20,860

10-year hold

• IRR: -2.0%
• Equity multiple: 0.87×
• Total profit: $-5,262
• Equity at exit: $12,096

Cash invested: $39,172 (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 43615

• Home prices YoY: -31.9%
• Rents YoY: 2.6%
• Active inventory: 114
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,400 high
• Mortgage (P&I): −$734
• Tax from tax record: −$189 /mo · $2,269/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $125

Break-even live

Break-even rent $1,242

Max offer price $139,900

Occupancy floor 86%

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5702 Angola Rd Toledo, OH	3.0	2.0	1056	$1,249	$1.18	23d	1	0.75mi
5943 Walnut Cir Dr Toledo, OH	1.0–2.0	1.0–1.5	1000	$1,395	$1.40	21d	3	1.03mi
5926 Walnut Cir Unit C12 Toledo, OH	2.0	1.5	1330	$1,395	$1.05	23d	1	1.13mi
1163 Bernath Unit 1163 Toledo, OH	2.0	1.5	1200	$1,185	$0.99	23d	1	1.20mi
1009 N Holland Sylvania Rd Toledo, OH	2.0–3.0	1.0–2.0	1130	$1,759	$1.56	14d	21	1.26mi
5727 Tibaron Ln Toledo, OH	1.0–2.0	1.0–2.0	738	$1,195	$1.62	23d	1	1.31mi
5713 Tibaron Ln #112 Toledo, OH	2.0	1.5	946	$1,175	$1.24	23d	1	1.33mi
6535 Dorr St Toledo, OH	1.0–2.0	1.0–2.0	895	$1,000	$1.12	21d	1	1.36mi
1230 Bedford Woods Dr Unit DR-8 Toledo, OH	2.0	1.0	756	$850	$1.12	43d	1	1.43mi

Listing history 24 events

1. 2026-06-10
   days on market $139,900 Active 70 DOM
2. 2026-06-09
   days on market $139,900 Active 69 DOM
3. 2026-06-08
   days on market $139,900 Active 68 DOM
4. 2026-06-07
   days on market $139,900 Active 67 DOM
5. 2026-06-05
   days on market $139,900 Active 64 DOM
6. 2026-06-03
   days on market $139,900 Active 63 DOM
7. 2026-06-02
   days on market $139,900 Active 62 DOM
8. 2026-06-01
   days on market $139,900 Active 61 DOM
9. 2026-05-31
   days on market $139,900 Active 60 DOM
10. 2026-05-30
    days on market $139,900 Active 59 DOM
11. 2026-05-11
    price $139,900 525-char remark

    Show marketing remark (525 chars)

    Step inside to this bright and charming 3-bedroom, 2-bathroom home situated on spacious lot with expansive garage and shed! The living room offers vaulted ceilings with ceiling fans and large windows, providing tons of natural light. The living room flows to the kitchen and dining area, perfect for entertaining! Updates include closet remodel and retaining wall done in 2025, new gravel driveway 2024, concrete pad 2024, gutters and gutter guards 2021, firepit 2021, roof 2015 and appliances (minus stove) within 5 years.

12. 2026-04-01
    listed $149,900 Active 525-char remark

    Show marketing remark (525 chars)

    Step inside to this bright and charming 3-bedroom, 2-bathroom home situated on spacious lot with expansive garage and shed! The living room offers vaulted ceilings with ceiling fans and large windows, providing tons of natural light. The living room flows to the kitchen and dining area, perfect for entertaining! Updates include closet remodel and retaining wall done in 2025, new gravel driveway 2024, concrete pad 2024, gutters and gutter guards 2021, firepit 2021, roof 2015 and appliances (minus stove) within 5 years.

13. 2025-10-14
    price $48,000 378-char remark

    Show marketing remark (378 chars)

    ASSESSED AT $120,000! COUNTRY LIVING IN THE CITY - BIG LOT OVER LOOKING FARMER'S FIELD! REMODELED BATHROOMS WITH CERAMIC TILE! REMODELED KITCHEN W/TILE FLOOR AND APLLIANCES! VINYL SIDED EXTERIOR AND UPDATED VINYL REPLACEMENT WINDOWS! ABSOLUTELY AWESOME GARAGE BUILT IN 2003 WITH 720 SQ FT! NEWER CARPETING & PAINT THROUGHOUT! THIS ONE IS PRICED TO DISAPPEAR-SO BETTER HURRY!

14. 2025-10-14
    price $62,000

    Show marketing remark (378 chars)

    ASSESSED AT $120,000! COUNTRY LIVING IN THE CITY - BIG LOT OVER LOOKING FARMER'S FIELD! REMODELED BATHROOMS WITH CERAMIC TILE! REMODELED KITCHEN W/TILE FLOOR AND APLLIANCES! VINYL SIDED EXTERIOR AND UPDATED VINYL REPLACEMENT WINDOWS! ABSOLUTELY AWESOME GARAGE BUILT IN 2003 WITH 720 SQ FT! NEWER CARPETING & PAINT THROUGHOUT! THIS ONE IS PRICED TO DISAPPEAR-SO BETTER HURRY!

15. 2025-10-09
    price $14,000
16. 2020-09-17
    soldstatus $62,000
17. 2020-06-27
    listed $64,900
18. 2009-06-24
    soldstatus $48,000
19. 2009-06-22
    soldstatus $48,000 378-char remark

    Show marketing remark (378 chars)

    ASSESSED AT $120,000! COUNTRY LIVING IN THE CITY - BIG LOT OVER LOOKING FARMER'S FIELD! REMODELED BATHROOMS WITH CERAMIC TILE! REMODELED KITCHEN W/TILE FLOOR AND APLLIANCES! VINYL SIDED EXTERIOR AND UPDATED VINYL REPLACEMENT WINDOWS! ABSOLUTELY AWESOME GARAGE BUILT IN 2003 WITH 720 SQ FT! NEWER CARPETING & PAINT THROUGHOUT! THIS ONE IS PRICED TO DISAPPEAR-SO BETTER HURRY!

20. 2009-02-11
    listed $49,900 378-char remark

    Show marketing remark (378 chars)

    ASSESSED AT $120,000! COUNTRY LIVING IN THE CITY - BIG LOT OVER LOOKING FARMER'S FIELD! REMODELED BATHROOMS WITH CERAMIC TILE! REMODELED KITCHEN W/TILE FLOOR AND APLLIANCES! VINYL SIDED EXTERIOR AND UPDATED VINYL REPLACEMENT WINDOWS! ABSOLUTELY AWESOME GARAGE BUILT IN 2003 WITH 720 SQ FT! NEWER CARPETING & PAINT THROUGHOUT! THIS ONE IS PRICED TO DISAPPEAR-SO BETTER HURRY!

21. 2008-08-25
    soldstatus $14,000
22. 2008-04-11
    listed $19,900
23. 2007-09-09
    historical
24. 2007-03-09
    listed $64,900

ⓘ 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: $2,269 · $189/mo
• Projected year-2 tax: $2,269 · $189/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥99°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,799
• − Mortgage interest: −$7,837
• − Property taxes: −$2,269
• − Insurance: −$700
• − Repairs & maintenance: −$1,344
• − Management: −$1,344
• − Depreciation: −$4,070
• Taxable loss: −$764
• Est. tax savings @ 24.0%: +$183
• After-tax cash flow: $1,682/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): 40,146
• Household income: $57,713
• Rent vs Own: 46.0% rent · 54.0% own
• Severe rent burden: 1683.0

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: Majority White (62%)
• Race & ethnicity: White 62% Black 26% Two or more races 6% Hispanic / Latino 4% Asian 3%
• Common ancestry: Romanian 7% Lithuanian 3% Slovak 2%
• Foreign-born: 5% · China, Canada
• Languages at home: 93% English-only · Arabic 2% Spanish 1% Chinese 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: ▼ -96.44%
• Current HPI: 205.95
• Rent YoY: ▲ 2.59%
• 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

+115.6% since first listed

14 events — show timeline

• 2026-05-11 Price Changed $139,900 NORIS
• 2026-04-01 Listed $149,900 NORIS
• 2025-10-14 Price Changed $48,000 NORIS
• 2025-10-14 Price Changed $62,000 NORIS
• 2025-10-09 Price Changed $14,000 NORIS
• 2020-09-17 Sold (MLS) $62,000 NORIS
• 2020-06-27 Listed $64,900 NORIS
• 2009-06-24 Sold (Public Records) $48,000 Public Records
• 2009-06-22 Sold (MLS) $48,000 NORIS
• 2009-02-11 Listed $49,900 NORIS
• 2008-08-25 Sold (MLS) $14,000 NORIS
• 2008-04-11 Listed $19,900 NORIS
• 2007-09-09 Listing Removed — NORIS
• 2007-03-09 Listed $64,900 NORIS

Property tax history

+1.8%/yr

Latest (2025): $2,269 · -0.4% YoY. Source: county tax records.