1413 Colburn St · Toledo, OH 43609

$91,000

3 bd · 1.0 ba · 1,200 sqft · SingleFamily public records · 263 Days on market

Built 1912 4,099 sqft lot $76/sqft · 70% above area

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Why this score? — see what drove the B- 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 +27.1/30.0
• DSCR +9.4/10.0
• ARV discount +7.5/15.0
• 1% rule +7.1/10.0
• Appreciation +5.4/10.0
• Rent growth +4.5/5.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0

Listing remarks MLS

NOTICE: We are not considering seller financing or creative financing offers that do not consist of us in recorded first lien position with a minimum of 30% down. Thank you for understanding! This property is being sold as part of an 46-unit portfolio or a 5-unit sub-portfolio. In place cap is ~8.5%, pro forma cap is ~11.0%, and occupancy is 100%. Asking price for the 46-unit portfolio is $3.57M and asking price for the 11-unit sub-portfolio is $1,045,000. The sub-portfolio includes 549 Spencer, 560 Williamsville, 26 Magyar, 3256 Jeannette, 1413 Colburn, 1912 Greenwood, 2074 Price, 4321 Burnham, 4345 Burnham, 615 Cuthbert Rd, and 4228 N Lockwood. The entire 46-unit list can be found in the attachments. Property is occupied and photos are from the last time it was vacant.

Key facts

• 4,099 sq ft lot
• Built 1912
• Listed 263 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $91k.

Deal economics

• At list price, monthly cash flow is $259 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $91k).
• Recommended offer: $80k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.7% vs local median 7.5% in Toledo — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Grove Patterson Academy Elementary School (math 47% / reading 66%, grade C+, #761 of 1,584 statewide, top 48%, 403 students, 38% FRL); Toledo Early College High School (math 72% / reading 87%, grade A-, #35 of 781 statewide, top 6%, 334 students, 45% FRL) — zoned schools average 41% FRL vs 72% district-wide (30 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 68% at this address vs 20% district-wide (+48 pts) — the actual schools serving this property are materially stronger than the Toledo City average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising fast (+7.8%/yr); 100 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 53% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 415 units permitted in Lucas County in 2024 (122 in 5+ unit buildings).
• This rent runs 31% of the median local income ($42k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $1k of equity ($629 loan paydown + $682 appreciation (0.8% local appreciation)).
• Lucas County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (0.8% appreciation + 7.8% rent growth), your $25k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 263 days — a 12% lower offer ($80k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 24y ago; this cycle's ask is 5% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: built in 1912 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $80,080 (12.0% below list)

Questions for the listing agent

1. It's been on market 263 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1912 — 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: 1.21% ✓
• Cap rate: 9.70%
• Cash-on-cash: 12.18%
• DSCR: 1.54
• GRM: 6.9

CMA / ARV

• ARV (median comp): $53,624
• List price: $91,000
• Delta: 69.70%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
819 Lodge Ave	0.39mi	3/2.0	1,190 (-1%)	1mo	$65,000	$55	76
1402 Prouty Ave	0.05mi	3/1.0	1,030 (-14%)	1mo	$50,000	$49	73
819 Geneva Ave	0.57mi	3/1.0	1,212 (+1%)	2mo	$105,000	$87	70
829 Ogden Ave	0.53mi	3/1.0	1,220 (+2%)	2mo	$100,000	$82	70
1023 Shadowlawn Dr	0.63mi	3/1.0	1,193 (-1%)	2mo	$72,000	$60	68
752 Hampton Ave	0.47mi	2/1.5 (-1)	1,182 (-2%)	2mo	$85,900	$73	67
317 Eldred Ave	0.43mi	3/1.5	1,108 (-8%)	1mo	$45,000	$41	64
1152 Colton St	0.34mi	3/1.0	1,046 (-13%)	1mo	$65,000	$62	62
119 Whiting Ave	0.73mi	3/1.0	1,224 (+2%)	2mo	$45,000	$37	60
855 Brighton Ave	0.48mi	3/1.0	1,070 (-11%)	2mo	$97,500	$91	58
219 Storrs	0.68mi	3/1.0	1,056 (-12%)	2mo	$81,800	$77	47
537 Lynnhaven Dr	0.74mi	3/2.0	1,088 (-9%)	1mo	$150,000	$138	45

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

0.75% appreciation · 7.8% rent growth · sell at horizon

5-year hold

• IRR: 17.0%
• Equity multiple: 1.89×
• Total profit: $22,651
• Equity at exit: $29,885

10-year hold

• IRR: 23.5%
• Equity multiple: 4.22×
• Total profit: $81,983
• Equity at exit: $38,817

Cash invested: $25,480 (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 43609

• Home prices YoY: 0.3%
• Rents YoY: 7.8%
• Active inventory: 100
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,102 high
• Mortgage (P&I): −$477
• Tax from tax record: −$97 /mo · $1,159/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $259

Break-even live

Break-even rent $774

Max offer price $91,000

Occupancy floor 72%

Sensitivity live

Price	-10% $310	-5% $284	+0% $259	+5% $233	+10% $207
Rent	-10% $172	-5% $215	+0% $259	+5% $302	+10% $346
Rate	-1.0pp $304	-0.5pp $282	base $259	+0.5pp $235	+1.0pp $211

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: $22,750
• Closing costs: $2,730
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1418 Colburn St Toledo, OH	3.0	1.0	992	$1,200	$1.21	15d	1	0.01mi
532 Carlton St Toledo, OH	3.0	1.0	1130	$1,050	$0.93	45d	1	0.17mi
523 Nicholas St Toledo, OH	3.0	1.0	1290	$1,350	$1.05	15d	1	0.21mi
724 Spencer St Toledo, OH	3.0	1.5	1127	$1,100	$0.98	45d	1	0.25mi
1321 Gordon St Toledo, OH	3.0	1.0	1121	$1,050	$0.94	45d	1	0.26mi
705 Nicholas St Toledo, OH	2.0	1.0	1037	$900	$0.87	45d	1	0.28mi
2424 Broadway St Toledo, OH	3.0	1.0	1416	$1,049	$0.74	15d	1	0.51mi
1734 Arlington Ave Toledo, OH	2.0	1.0	700	$800	$1.14	15d	1	0.69mi
2594 Broadway St Toledo, OH	2.0	1.0	1076	$825	$0.77	45d	1	0.71mi
837 Colburn St Unit 2 Toledo, OH	2.0	1.0	1158	$695	$0.60	25d	1	0.79mi
837 Colburn St Unit 1 Toledo, OH	2.0	1.0	1178	$700	$0.59	45d	1	0.79mi
827 Colburn St Toledo, OH	2.0	1.0	1092	$750	$0.69	45d	1	0.81mi
771 Orchard St Unit 7715 Toledo, OH	2.0	1.0	1086	$645	$0.59	25d	1	0.86mi
2044 Arlington Ave Toledo, OH	2.0	1.0	800	$825	$1.03	22d	1	1.05mi
319 N Detroit Ave Toledo, OH	3.0	1.0	1341	$845	$0.63	45d	1	1.05mi
307 Danberry St Toledo, OH	2.0	1.0	988	$950	$0.96	45d	1	1.15mi
1785 Tecumseh St Toledo, OH	2.0	1.0	930	$900	$0.97	45d	1	1.16mi
2314 Airline Ave Toledo, OH	3.0	1.0	1123	$1,478	$1.32	25d	1	1.31mi
244 Knower St Toledo, OH	3.0	1.0	1120	$995	$0.89	15d	1	1.50mi

Listing history 40 events

1. 2026-06-21
   days on market $91,000 Active 263 DOM
2. 2026-06-18
   days on market $91,000 Active 260 DOM
3. 2026-06-17
   days on market $91,000 Active 259 DOM
4. 2026-06-16
   days on market $91,000 Active 258 DOM
5. 2026-06-15
   days on market $91,000 Active 257 DOM
6. 2026-06-14
   days on market $91,000 Active 255 DOM
7. 2026-06-10
   days on market $91,000 Active 252 DOM
8. 2026-06-09
   days on market $91,000 Active 251 DOM
9. 2026-06-08
   days on market $91,000 Active 250 DOM
10. 2026-06-07
    days on market $91,000 Active 249 DOM
11. 2026-06-05
    days on market $91,000 Active 246 DOM
12. 2026-06-03
    days on market $91,000 Active 245 DOM
13. 2026-06-02
    days on market $91,000 Active 244 DOM
14. 2026-06-01
    days on market $91,000 Active 243 DOM
15. 2026-05-31
    days on market $91,000 Active 242 DOM
16. 2026-05-30
    days on market $91,000 Active 241 DOM
17. 2026-01-14
    price $101,000 783-char remark

    Show marketing remark (783 chars)

    NOTICE: We are not considering seller financing or creative financing offers that do not consist of us in recorded first lien position with a minimum of 30% down. Thank you for understanding! This property is being sold as part of an 46-unit portfolio or a 5-unit sub-portfolio. In place cap is ~8.5%, pro forma cap is ~11.0%, and occupancy is 100%. Asking price for the 46-unit portfolio is $3.57M and asking price for the 11-unit sub-portfolio is $1,045,000. The sub-portfolio includes 549 Spencer, 560 Williamsville, 26 Magyar, 3256 Jeannette, 1413 Colburn, 1912 Greenwood, 2074 Price, 4321 Burnham, 4345 Burnham, 615 Cuthbert Rd, and 4228 N Lockwood. The entire 46-unit list can be found in the attachments. Property is occupied and photos are from the last time it was vacant.

18. 2025-11-10
    price $106,120 783-char remark

    Show marketing remark (783 chars)

    NOTICE: We are not considering seller financing or creative financing offers that do not consist of us in recorded first lien position with a minimum of 30% down. Thank you for understanding! This property is being sold as part of an 46-unit portfolio or a 5-unit sub-portfolio. In place cap is ~8.5%, pro forma cap is ~11.0%, and occupancy is 100%. Asking price for the 46-unit portfolio is $3.57M and asking price for the 11-unit sub-portfolio is $1,045,000. The sub-portfolio includes 549 Spencer, 560 Williamsville, 26 Magyar, 3256 Jeannette, 1413 Colburn, 1912 Greenwood, 2074 Price, 4321 Burnham, 4345 Burnham, 615 Cuthbert Rd, and 4228 N Lockwood. The entire 46-unit list can be found in the attachments. Property is occupied and photos are from the last time it was vacant.

19. 2025-10-09
    price $4,000 106-char remark

    Show marketing remark (106 chars)

    LENDER OWNED, PLEASE SUBMIT PROOF OF FUNDS W/OFFER. NEEDS REHAB. KITCHEN & BATH MISSING, NEEDS DRYWALL

20. 2025-10-03
    price $116,000 783-char remark

    Show marketing remark (783 chars)

    NOTICE: We are not considering seller financing or creative financing offers that do not consist of us in recorded first lien position with a minimum of 30% down. Thank you for understanding! This property is being sold as part of an 46-unit portfolio or a 5-unit sub-portfolio. In place cap is ~8.5%, pro forma cap is ~11.0%, and occupancy is 100%. Asking price for the 46-unit portfolio is $3.57M and asking price for the 11-unit sub-portfolio is $1,045,000. The sub-portfolio includes 549 Spencer, 560 Williamsville, 26 Magyar, 3256 Jeannette, 1413 Colburn, 1912 Greenwood, 2074 Price, 4321 Burnham, 4345 Burnham, 615 Cuthbert Rd, and 4228 N Lockwood. The entire 46-unit list can be found in the attachments. Property is occupied and photos are from the last time it was vacant.

21. 2025-09-24
    listed $86,500 Active 783-char remark

    Show marketing remark (783 chars)

    NOTICE: We are not considering seller financing or creative financing offers that do not consist of us in recorded first lien position with a minimum of 30% down. Thank you for understanding! This property is being sold as part of an 46-unit portfolio or a 5-unit sub-portfolio. In place cap is ~8.5%, pro forma cap is ~11.0%, and occupancy is 100%. Asking price for the 46-unit portfolio is $3.57M and asking price for the 11-unit sub-portfolio is $1,045,000. The sub-portfolio includes 549 Spencer, 560 Williamsville, 26 Magyar, 3256 Jeannette, 1413 Colburn, 1912 Greenwood, 2074 Price, 4321 Burnham, 4345 Burnham, 615 Cuthbert Rd, and 4228 N Lockwood. The entire 46-unit list can be found in the attachments. Property is occupied and photos are from the last time it was vacant.

22. 2025-07-28
    historical $995
23. 2025-07-25
    price $995
24. 2025-06-28
    price $1,045
25. 2025-06-06
    price $1,095
26. 2025-05-06
    listed $1,195
27. 2023-05-17
    soldstatus $135,000
28. 2023-05-12
    soldstatus $45,000 Closed
29. 2023-03-17
    status Pending
30. 2023-03-17
    price $45,000
31. 2023-02-20
    listed $20,000 Active
32. 2008-04-04
    soldstatus $4,000 106-char remark

    Show marketing remark (106 chars)

    LENDER OWNED, PLEASE SUBMIT PROOF OF FUNDS W/OFFER. NEEDS REHAB. KITCHEN & BATH MISSING, NEEDS DRYWALL

33. 2008-02-18
    listed $4,900 106-char remark

    Show marketing remark (106 chars)

    LENDER OWNED, PLEASE SUBMIT PROOF OF FUNDS W/OFFER. NEEDS REHAB. KITCHEN & BATH MISSING, NEEDS DRYWALL

34. 2005-08-05
    soldstatus $46,000
35. 2002-06-30
    listed $23,100
36. 2002-06-28
    soldstatus $23,100
37. 2002-06-14
    historical
38. 2002-05-17
    listed
39. 2002-05-17
    historical
40. 2002-03-28
    listed $36,000

ⓘ 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: $1,159 · $97/mo
• Projected year-2 tax: $1,289 · $107/mo
• Expected delta: +$130/yr (+$11/mo · 11.2%)

ⓘ 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 ≥101°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: $13,221
• − Mortgage interest: −$5,097
• − Property taxes: −$1,159
• − Insurance: −$455
• − Repairs & maintenance: −$1,058
• − Management: −$1,058
• − Depreciation: −$2,647
• Taxable income: $1,747
• Est. tax owed @ 24.0%: −$419
• After-tax cash flow: $2,685/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): 21,404
• Household income: $42,313
• Rent vs Own: 55.7% rent · 44.3% own
• Severe rent burden: 1603.0

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 0.66)
• Race & ethnicity: White 47% Black 29% Hispanic / Latino 17% Two or more races 9%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Romanian 5% Lithuanian 2% Italian 1%
• Foreign-born: 4% · Canada, China
• Languages at home: 92% English-only · Spanish 5% Arabic 1% French/Haitian/Cajun 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: ▲ 0.75%
• Current HPI: 235.2515
• Rent YoY: ▲ 7.80%
• 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

+180.6% since first listed

24 events — show timeline

• 2026-01-14 Price Changed $101,000 NORIS
• 2025-11-10 Price Changed $106,120 NORIS
• 2025-10-09 Price Changed $4,000 NORIS
• 2025-10-03 Price Changed $116,000 NORIS
• 2025-09-24 Listed $86,500 NORIS
• 2025-07-28 Rental Removed $995 TENANTTURNER2
• 2025-07-25 Price Changed $995 TENANTTURNER2
• 2025-06-28 Price Changed $1,045 TENANTTURNER2
• 2025-06-06 Price Changed $1,095 TENANTTURNER2
• 2025-05-06 Listed for Rent $1,195 TENANTTURNER2
• 2023-05-17 Sold (Public Records) $135,000 Public Records
• 2023-05-12 Sold (MLS) $45,000 NORIS
• 2023-03-17 Pending — NORIS
• 2023-03-17 Price Changed $45,000 NORIS
• 2023-02-20 Listed $20,000 NORIS
• 2008-04-04 Sold (MLS) $4,000 NORIS
• 2008-02-18 Listed $4,900 NORIS
• 2005-08-05 Sold (Public Records) $46,000 Public Records
• 2002-06-30 Listed $23,100 NORIS
• 2002-06-28 Sold (MLS) $23,100 NORIS
• 2002-06-14 Listing Removed — NORIS
• 2002-05-17 Listing Removed — NORIS
• 2002-05-17 Listed — NORIS
• 2002-03-28 Listed $36,000 NORIS

Property tax history

+7.3%/yr

Latest (2025): $1,159 · +29.6% YoY. Source: county tax records.